Agenda Document for Planning Committee, 04/02/2019

Item 4

REPORT TO: Planning Committee

REPORT NO. HEP/12/19

th DATE: 4 February 2019

REPORTING OFFICER: Head of Environment and Planning

CONTACT OFFICER: Matthew Phillips (Ext 8780)

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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Community Code No Applicant Recommendation Pages

WRR P/2018 /0684 THE MANDALE GROUP GRANT 15 – 26

MAE P/2018 /0788 MR ANDREW REEVES GRANT 27 – 30

GRE P/2018 /0796 MR & MRS D GREEN GRANT 31 – 34

BRO P/2018 /0814 MR RALPH PUGH GRANT 35 – 41

GRE P/2018 /0887 S G ESTATES LTD GRANT 42 – 54

ROS P/2018 /0907 MISS SARAH JANE GRANT 55 – 59 BANWELL WRO P/2018 /0910 FREEDOM LEISURE GRANT 60 – 64

SES P/2018 /0955 MAELOR FOODS GRANT 65 – 83

SES P/2018 /0956 MAELOR FOODS GRANT 84 – 94

SES P/2018 /0957 MAELOR FOODS GRANT 95 – 104

PEN P/2018 /0982 JESS HART GRANT 105 – 107

WRC P/2018 /0983 MR DARRYL JONES GRANT 108 – 113

GRE P/2018 /0989 NEW RIVER REIT GRANT 114 – 119

CEF P/2018 /1032 MR ANDREW GRANT 120 – 123 HAMBLETT RHO P/2018 /1055 HMC PET CARE GRANT 124 – 129 MRS HELEN CZERNIAC

GRE P/2018 /1068 MR CHRISTOPHER GRANT 130 - 134 MACKENZIE - GRIEVE

Total Number of Planning Applications Included in Report - 16

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/2018 /0684 HENBLAS SQUARE HENBLAS 14/08/2018 STREET WREXHAM LL13 8AE COMMUNITY: CASE OFFICER: Rhosddu DESCRIPTION: SEH CONVERSION OF EXISTING FIRST FLOOR AND CONSTRUCTION OF WARD: MEZZANINE FLOORS TO CREATE AGENT NAME: Grosvenor 53 NO. APARTMENTS (51 NO. ONE ELG PLANNING BEDROOM AND 2 NO. TWO MR DAVID MARJORAM BEDROOM), ASSOCIATED WORKS AND EXTERNAL ALTERATIONS

APPLICANT(S) NAME: THE MANDALE GROUP

______

Background: Members will recall that this application was presented to the November 2018 Planning Committee meeting. A resolution to grant planning permission was passed subject to the preparation and signing of a planning obligation under Section 106 of the Town and Country Planning Act 1990. The obligation was required to secure either the provision of on-site affordable housing at a rate of 25% (13 units), or an equivalent financial contribution towards off-site provision of affordable housing. The Head of Environment and Planning was given delegated authority to secure the final form and content of that agreement. It was subsequently agreed with the applicant that a financial contribution would be made towards off-site provision of affordable housing. In the intervening period the applicant has approached the Council concerned that the requirement for such a contribution that equates to 25% provision will render the scheme financially unviable. A financial viability assessment has been provided which has demonstrated that the profit with no affordable housing provision is 16%, which is towards the lower end of a reasonable profit (15 - 20%). Setting the profit for this scheme at the bottom of this range (15%), the applicant proposes to pay the projected additional profit (£28,816) as the sum for off-site contribution. This sum is approximately equivalent to providing around 1.2 on-site affordable housing units (2%) compared to a requirement for 13.25 units. The contents of the viability assessment are discussed below.

Viability: The applicant has identified specific costs associated with the proposal. These are all the normal development costs such as labour and materials, professional and financing costs and contingency. The applicant has adopted a build cost figure per square metre based on the Royal Institute of Chartered Surveyors Build Cost Information Service data. These

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 anticipated costs have been compared against the Gross Development Value (GDV) of the proposed scheme. GDV is the assessment of the potential value generated by development in the area. On housing schemes, this may be total sales and/or capitalised rental income from developments. The applicant has established the anticipated yield of the development based on the scale of each individual unit, and this figure is gleaned based upon the market value of other similar developments in the locality. The viability appraisal has been considered by the Council’s own development surveyor and there are no concerns with the figures used. A summary of the build costs, GDV and anticipated return (profit) is shown below and in figure 1. Members should note that a developer would normally expect a 20% return. This has been supported in RICS guidance and appeal decisions.

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Description

GDV £4,137,500 Build Costs £2,432,530 Contingency (5%) £121,627

Professional Fees (7.0%) (architect, engineer, planning) £209,777

Sales and Marketing Costs (3 %) £124,125 EUV £500,000 Landowners Premium £100,000 Total Cost: £3,488,059

Profit (before taxation) £620,625 Affordable Housing Off Site Contribution £28,816.00

Profit Margin (%) 15%

Figure 1 – Viability Assessment Summary

The viability assessment has been carried out to a satisfactory standard and has employed sound data in relation development costs and potential value generated by the sale/rental of the development.

Agent’s Statement / Submission: ‘Our client is committed to delivering the proposed development, which we consider will have a strong positive impact in terms of contributing towards the regeneration of, and getting more people

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 living in, Wrexham town centre. The Committee recognised this when approving the application subject to S.106 last November.

However, it is clear from the viability appraisal undertaken that the provision of 25% affordable housing would render the scheme financially unviable. This (viability appraisal), which benchmarked sales values against the nearby St Giles Court development, projected a profit of around 16% with no affordable, which is towards the lower end of a reasonable profit (15 - 20%) for the developer, but our client has set their desired profit for this scheme at the bottom of this range (15%) and proposes to pay the projected additional profit (£28,816) back to the Council as an off-site contribution. The findings of the viability appraisal have been accepted by the planning and housing officers and we encourage the Committee to endorse the Officers’ recommendation by continuing to support the application subject to S106.’

Conclusion

The financial viability of a development proposal is accepted as a material planning consideration and must be taken into account when determining planning applications. The assessment of viability is especially important where the planning system is used to secure contributions to offset the harmful impact of development as in the case of this proposal. A proper assessment can establish the correct level of contribution based on development costs to ensure that a scheme is deliverable taking into account accepted levels of return for a developer.

I am satisfied that the appraisal represents a fair assessment of the likely costs that will be incurred to develop the site, as well as the sales values of the dwellings. I am also satisfied that the applicant has established that current market trends and the nature of the proposed scheme would result in a financial return well below what is considered to be a reasonable profit. The Council is required to give significant weight to this financial constraint and factor this against the other benefits of the proposed development.

If the scheme were to be implemented, it would provide 53 units of residential accommodation in a sustainable location within the town centre. The proposal would also constitute the redevelopment of this prominent building which is important to the successful delivery of the Town Centre Masterplan. This would accord with Council and Welsh Government planning policy relating to the site selection of new residential development. Finally, were the development to stall, given the length of time the building has lain vacant, there is a distinct possibility that the site will remain in its current condition. There is clearly little financial incentive based on the current viability assessment to convert the building for residential use or any other purpose.

For the benefit of Members, my original report follows along with an amended recommendation that planning permission should be granted subject to a

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

S106 agreement securing the payment of a contribution to off-site affordable housing in the amount of £28.816.

Original report

THE SITE

Application Site

PROPOSAL

As above

REVELANT HISTORY

None Relevant

DEVELOPMENT PLAN

Within town centre. UDP Policies PS1, PS2, PS3, PS4, GDP1, GDP2, H2, H7, S1, CLF5 and T8 apply. Local Planning Guidance Notes Nos. 16 – Parking Standards’ and 21 ‘Space around Dwellings’ are also relevant.

CONSULTATIONS

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Community Council: Although the Council welcomed the proposal to provide additional housing in the Town Centre, there are concerns at the lack of onsite parking. The adjacent multi storey car park at ‘Ty Pawb’ (the former Peoples market) is closed at night, unless the developers can come to an arrangement with the Wrexham Council. Planning permission should not be granted until the parking issue is resolved. Local Member: Consulted 20/08/2018 Highways: No objections (see Special Considerations/Issues below). PP: No objection subject to recommended conditions relating to hours of works during conversion works etc. Housing: The proposal is consistent with the Town Centre Masterplan and our emerging Local Housing Strategy 2018‐23 in terms of promotion and supply of town centre living, and has the potential to contribute to the economy of the town centre complementing the TBC retail opportunities below. WW: No objections subject to drainage conditions. NRW: No comments. Site Notice: Expired 14/09/2018 Press Notice: Expired 15/09/2018 Neighbours: Notified 21/08/2018

SPECIAL CONSIDERATIONS/ISSUES

Background: The property lies to the north of the Wrexham Town Centre Conservation Area and occupies a substantial plot of land within the town centre. The property contains a number of vacant units, including all of the upper floors and so proposals to bring much of this floor space back into positive use are welcomed in accordance with the aspirations of the adopted Wrexham Town Centre Masterplan. The ground floor of the building is to be retained for A1 retail use. Proposed is the conversion of the first floor to residential and creation of an additional mezzanine level in part. The main issues to consider relate to the impact upon highway safety, upon the vitality of the town centre, and the amenity afforded to the future occupiers of the development.

Design: There are no external changes proposed for the building with the exception of some minor alterations to the windows and roof. There are no objections to the modifications, and the fenestration which should reflect the existing in colour, finish and materials. A condition is required to secure the submission of all new windows and glazing for further approval.

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Residential Amenity: The internal layout proposed is considered acceptable to meet modern standards of living. Adequate daylight is available to all habitable spaces from either an opening in the external elevation or from the roof top courtyards which provide the communal recreation spaces. These courtyards are in accordance with LPGN 21 and provide plenty of open air recreational space for the occupiers.

In most cases the separation between habitable room windows (to secure privacy) accords with the Council’s guidance, except for a couple of internal bedrooms where separation is reduced. Given the nature of the scheme though, I do not consider residential amenity to be substandard to an unacceptable level in these few cases. Views between these rooms can be screened using a combination of landscaping and smoked / frosted glass panelling and this will be secured planning conditions for further approval.

Bin / refuse storage is a particular issue within the town centre and as such the proposals demonstrate that adequate provision will be made within a discreet location on the site. Final details should be provided for further approval.

Highways: The proposed development site is bounded by Lambpit Street to the north, Queen Street to the west, Henblas Street to the south, and Chester Street to the east. The area forms part of the pedestrianised zone with access to the site restricted to delivery/service and mobility vehicles only. Although there would be no parking provision for the proposed development, the development is in a highly sustainable location within the Wrexham Town Centre with easy access to public transport modes. There are also a number of car parks nearby (Market Street, Chester Street, Llwyn Isaf etc.) all with free evening parking. Subject to the submission of a Construction Traffic Management Plan to ensure that the works can be carried out without negatively impacting upon highway safety, the highway authority has not expressed any objections to the proposed development.

CONCLUSION

The proposal is consistent with the Town Centre Masterplan and the emerging Local Housing Strategy 2018‐23 in terms of promotion and supply of town centre living, and has the potential to contribute to the economy of the town centre complementing the retail opportunities below. There are no objections to the modifications to fenestration which should reflect the existing in colour, finish and materials. The internal layout proposed is considered acceptable to meet modern standards of living and the development of the site without the provision of on-site parking promotes the use of alternative modes of transport than the car.

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(Original) RECOMMENDATION A

That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 requiring:-

• The provision of affordable housing in accordance with Local Planning Guidance Note No. 28 at a rate of 25% of the dwellings or financial contribution to off-site provision of affordable housing, as deemed appropriate in consultation with the affordable housing officer.

The final form and amount shall be determined by the Head of Environment and Planning.

(Amended) RECOMMENDATION A

That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 requiring:-

• Payment of a financial contribution to off-site provision of affordable housing in the amount of £28.816.

The final form and amount shall be determined by the Head of Environment and Planning.

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 Environment and Planning is given delegated authority to REFUSE planning permission for the following reason:-

• Lack of adequate affordable housing provision.

That the Head of Environment and Planning 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, that planning permission be GRANTED subject to the following conditions:-

CONDITION(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

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 drawings numbered L018022-006 Rev C, L018022-007 Rev G, L018022-008 Rev E, L018022-009, L018022-11, L018022-12 Rev A, L018022-014 Rev A and as 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. 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. 5. The scheme of bin / refuse storage as shown on apporved plan ref: L018022-006 Rev C shall be fully implemented prior to first use of the development, and bins / refuse / recyling shall not otherwise be stored on any part of the site. 6. The rating level of any noise generated by the cumulative air handling plant associated with the commercial development shall not exceed the pre- existing background level (determined to be 45dB Lar,1hr during the daytime, and 31dB LAr,15mins during the night time) by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Methods for rating and assessing industrial and commercial sound. 7. The dust mitigation measures, as contained within the Dust Management Scheme Ref: 2018/001 submitted and approved as part of this application, shall be fully implemented for the entire duration of the construction phase. 8. The Construction Traffic Management Plan (CMTP) Ref: 2018/002 submitted and approved as part of this application, shall be fully implemented for the entire duration of the construction phase. 9. Prior to first use of the development hereby approved, all new and replacement windows shall be installed in strict accordance with plan refs: L018022-007(A) Rev G and L018022-144 Rev B. The tinted glazing shall thereafter be permanently retained as approved. 10. Within three months of the commencement of the development hereby apporved, full details of a screening and hard and soft landscaping scheme, together with a Maintenance Plan and timescale for the implementation of works shall be submitted to and approved in writing by the Local Planning Authority. 11. The screening and landscaping scheme submitted and approved in connection with condition no. 10 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme.

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12. The screening and landscaping scheme as carried out in connection with condition no. 11 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.

REASON(S)

NOTE(S) TO APPLICANT

The applicant is advised that compliance with condition no. 4 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.

Applicants are advised that compliance with condition no. 7 does not provide an exemption from the statutory nuisance provisions of the Environmental Protection Act 1990. Under the Act dust from any type of activity can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that the 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

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Department on 01978 315300 for further advice and information.

You must comply with your duties in section 71ZB (notification of initiation of development and display of notice: Wales) of the Town and Country Planning Act 1990. The duties in that section include the following:

* Notice of initiation of development Before beginning any development to which this planning permission relates, notice must be given to the Local Planning Authority in the form set out in Schedule 5A to the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 or in a form substantially to the like effect. The forms set out the details that must be given to the Local Planning Authority to comply with this duty.

* Display of notice The person carrying out development to which this planning permission relates must display at or near the place where the development is being carried out, at all times when it is being carried out, a notice of this planning permission in the form set out in Schedule 5B of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 or in a form substantially to the like effect. The form sets out the details that the person carrying out development must display to comply with this duty.

The person carrying out development must ensure that the notice is: a) Firmly affixed and displayed in a prominent place at or near the place where the development is being carried out; b) Legible and easily visible to the public without having to enter the site; and c) Printed on durable material. The person carrying out development should take reasonable steps to protect the notice (against it being removed, obscured or defaced) and, if need be, replace it.

You are advised that this grant of planning permission was made following the completion of an Agreement under Section 106 of the Town and Country Planning Act. Before undertaking any work under this permission you are advised to obtain full details of the Agreement and ensure that you are able to comply with its terms.

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:

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

- 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.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0788 BARN AT BURGESS LANE PENLEY 17/09/2018 WREXHAM LL13 0ND COMMUNITY: CASE OFFICER: Maelor South DESCRIPTION: PF ERECTION OF STEEL FRAMED BUILDING EXTENSION TO SHELTER WARD: CATTLE OVER WINTER AGENT NAME: Overton STEELFORCE APPLICANT(S) NAME: MR STUART JAMES MR ANDREW REEVES

______P/2018/0788 THE SITE

SITE

PROPOSAL

Planning permission is sought for the erection of an extension to an existing agricultural building.

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HISTORY

P/2008/0390 ERECTION OF BUILDING FOR USE AS CATTLE SHELTER AND FODDER STORE. REFUSED 02.06.2008 P/2008/0847 ERECTION OF BUILDING FOR USE AS FODDER AND CATTLE SHELTER. GRANTED 06.10.2008 P/2009/0789 AGRICULTURAL BUILDING FOR STORING CATTLE AND FODDER (RETROSPECTIVE APPLICATION FOR AMENDMENTS TO PREVIOUS GRANTED UNDER CODE NO. P/2008/0847). GRANTED 02.11.2009 P/2014/0276 ERECTION OF EXTENSION TO AGRICULTURAL BUILDING. GRANTED 01.12.2014

PLANNING POLICY

The site is located outside settlement and within a Special Landscape Area (SLA). Policies PS2, GDP1, EC3, EC4, EC5 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 17 – Trees and Development.

CONSULTATIONS

A period of reconsultation has been carried out upon receipt of updated and more accurate plans.

Community Council: Consulted 19.09.2018 Local Member: No concerns at consultation stage. Site notice: Expired 19.10.2018 Public Protection: No objection. Construction advice notes recommended in relation to the burning of waste. Highways: No objection on the assumption that there would not be a significant increase in vehicular movements at the site. Neighbouring occupiers: 1 neighbouring occupiers notified. 1 response received raising the following objections: • The applicant does not live at the site so has no regard for it – there is a constant mess along the lane which get worse in winter; and • There used to be no HGV signs along the lane which have previously been removed.

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SPECIAL CONSIDERATIONS

Policy: Policy EC3 allows for the erection of new agricultural buildings but requires them to be part of an existing complex. The policy envisages that the erection of isolated buildings will only be permitted in exceptional circumstances where there is a clear agricultural need and where no alternative locations exist.

The principle of an agricultural building on this site was accepted when approval was given for the existing building in 2008 and a further extension in 2014. There is no residential property on the site, the applicant living remote from the site.

The intended use of the building is to house cattle and fodder. The applicant currently has around 110 cattle and growing. He owns and rents around 110 acres and is hoping to add another 50 acres to this next grazing season (totalling 160 acres) so upping cattle numbers and the housing required to keep them over the winter, which is why the extension is required. The overall purpose being to increase the scale of the business in order to provide to supermarkets. I have no reason to doubt the information and intentions provided by the applicant and I consider the need for the additional floor area fully justified.

Design and landscaping: The extension is proposed to match the form and facing appearance of the existing building. Subject to a condition to ensure that the proposal is constructed from materials that match the existing building I do not consider that the additional massing will harm the character of the immediate locality or the wider Special Landscape Area.

Highways: I acknowledge that Highways do have some concerns regarding the geometry of the highway leading up to the site and the nature of the access on to the site. However, there is nothing about the character of this lane which is dissimilar to many of the other lanes in this area of the borough. The Council have previously accepted the principle of the erection of agricultural buildings on this land and the proposed extension will allow for improved facilities to cater for the welfare of stock, which, for most of the time is held on other land holdings. Any movements from the site are likely to be limited to marginal increases in food transportation and the bringing in of stock in winter. Given the perceived increase in stock levels, I do not consider that this will result in a material increase in vehicle movements to the site that could justify a reason for refusal.

Again, the condition of the lane in this predominantly agricultural area will suffer from deterioration of verges. However, the council cannot attribute the alleged damage to any particular operator. The council have the ability to control mud on roads as a result of agricultural operations through other legislation.

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I am satisfied that the proposal will not result in a detriment to highway safety.

Conclusion: I am satisfied that the proposed development will not have an adverse impact upon highway safety or the wider landscape character. I 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) dated 12 September 2018 and 10 January 2019 and as contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building. 4. . Prior to the first use of the extension, the existing vehicular access shall provide visibility splays of 2.4 metres x 33 metres in both directions 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.

REASON(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0796 HOSELEY HOUSE HOSELEY LANE 19/09/2018 MARFORD WREXHAM LL12 8YD COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: PF CONVERSION OF OUTBUILDING TO PROVIDE ANCILLARY WARD: ACCOMMODATION TO EXISTING AGENT NAME: Marford & Hoseley DWELLING AND PROVISION OF PORTMAN SEPARATE BAT ROOST SURVEYORS LTD MR ROB LEE APPLICANT(S) NAME: MR & MRS D GREEN

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THE SITE

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

PROPOSAL

Planning permission is sought to convert and extend the existing out building associated with Hoseley House to be used as an ancillary unit of accommodation and a bat roost.

HISTORY

P/2015/0507 EXTENSION TO EXISTING DWELLING, NEW DRIVEWAY, ACCESS POINT AND ASSOCIATED LANDSCAPING. GRANTED 03.11.2015

PLANNING POLICY

The site is located outside any defined settlement limit. Policies PS2, GDP1 and T8 are relevant. Guidance is contained in Local Planning Guidance Notes 16 – Parking Standards and 20 – House Extensions.

CONSULTATIONS

A reconsultation process was carried out on 17.01.2019 following receipt of amended plans.

Community Council: Consulted 20.09.2018 Local Member: Notified 20.09.2018 Site notice: Expired 19.10.2018 Public Protection: No objection. Construction advisory notes recommended. Highways: No objection. Recommends that the existing access visibility splays are improved given the increase in movements that may occur once the building is converted. NRW: No objection subject to conditions to introduce avoidance and mitigation measures in respect of protecting bats. Welsh Water: No comments as the applicant wishes to use a private treatment system. Neighbouring occupiers: No neighbouring occupiers notified. 1 response received raising the following objections: • The development seeks to again increase the number of people accommodated on this site; • The site was previously known to house bats however it is unclear whether the proposed development has resulted in the me vacating the site;

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• There are many lights around the dwelling which has turned the site from an area of real darkness to something much different – this is likely to be of significant detriment to the bats in the vicinity.

SPECIAL CONSIDERATIONS

Background: Planning permission was granted in 2015 for the extension of the existing dwelling. The proposal represented a relatively large scale, yet high quality design. A new access was also created to the site along Hoseley Lane closing an existing. An existing access along Park Lane remains adjacent to the outbuilding and this will be retained for use.

There are no objections in principle to the conversion of the existing building for use as a unit of ancillary accommodation. The alterations proposed, including a small extension to house a bat roost (discussed below) are modest and I do not consider that they will result in an overdevelopment of the site or detriment to the wider landscape character.

Highways: Highways have raised some concern that the existing established access which has been associated with Hoseley House for many years has substandard visibility. It also notes that it is unclear what level of traffic generation the building has.

The building is associated with Hoseley House. Its existing traffic generation will be whatever would be expected from a dwelling of this scale with associated outbuildings. It is important to note that the building does not form part of a separate planning unit, therefore the building’s use is wholly linked to Hoseley House. Being a proposed ancillary unit, it will continue to be so. Therefore end users will be able to use all existing access points and it should not be assumed that all traffic will use the substandard access onto Park Lane.

I am therefore satisfied that the proposed development will not result in a detriment to highway safety and there is no reason to seek improvements to the existing access.

Ecology: The existing building has been the subject of detailed survey work. Bats are known to roost within the building and the overall design has been formulated to provide adequate mitigation roosts. The scheme has been amended since original submission to have the mitigation area integral to the building rather than in an isolated position.

The council are satisfied with this approach and NRW have been reconsulted following receipt of these amended plans. Given NRW were prepared to accept a detached lesser quality methodology, it is highly anticipated that this

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 improved scheme will be acceptable – their response will be reported in the addendum.

Concern regarding inappropriate lighting is acknowledged. A condition was imposed on the previous planning permission to control external lighting types and levels. The same condition would be required in relation to this proposal to ensure that the bats within the outbuilding are not harmed. Such a condition is standard practice and any non-compliance is open to investigation by the council.

Conclusion: I am satisfied that the conversion of the outbuilding to an ancillary use is an acceptable use and can be adequately controlled through planning conditions to ensure that it remains associated with Hoseley House without having an adverse impact upon at species. I 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: A_247_01 Rev B - Location Plan A_247_12 Rev B - Proposed Elevations_E & S A_247_13 Rev A - Proposed Elevations_W & N A_247_14 - Proposed GF Plan A_247_15 Rev A - Proposed FF Plan and as contained within the application documentation. 3. The development shall be carried out in accordance with the Mitigation and Recommendations set out at section 8 of the approved PRELIMINARY BAT ROOST ASSESSMENT AND EMERGENCE SURVEYS document of Enfys Ecology Report Ref: EE.454.LB dated 15.01.2019.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. In the interests of protecting species which would otherwise be harmed by the implementation of the proposed development.

______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0814 LAND OFF QUARRY ROAD AND 24/09/2018 NEW ROAD BRYNTEG WREXHAM LL11 6AB COMMUNITY: CASE OFFICER: Broughton DESCRIPTION: KH APPLICATION FOR VARIATION OF CONDITION NO. 3 IMPOSED UNDER WARD: PLANNING PERMISSION AGENT NAME: New Broughton P/2016/0411 TO VARY DESIGN BLUEPRINT LTD MR DAFYDD EDWARDS APPLICANT(S) NAME: MR RALPH PUGH

______P/2018/0814 THE SITE

Land to the East of Quarry Road. The site is accessed off Quarry Road on to an unadopted road. The site is bounded by residential properties to all sides.

Application site

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

PROPOSAL

Application for variation of Condition No. 3 imposed under planning permission P/2016/0411 to vary the design. P/2016/0411 previously approved two single storey dwellings.

HISTORY

CB02396 Residential development for one dwelling. Granted 12.10.1998. P/2016/0411 Two single storey dwellings. Granted 04.12.2017.

DEVELOPMENT PLAN

Within settlement limit. Policies PS1, PS2 and GDP1 of the Wrexham Unitary Development Plan refer.

CONSULTATIONS

Community Council: Consulted 27.09.2018. Local Member: Notified 27.09.2018. Highways: Previous highway conditions apply. Neighbour: No objection to the applicant changing design / layout / orientation of the proposed properties but remain concerned that provision for a refuse collection point and turning / manoeuvring for bin wagon.

SPECIAL CONSIDERATIONS

The proposal purely seeks to vary Condition No. 3 imposed under planning permission P/2016/0411 to vary the design of two single-storey dwellings previously approved, including minor changes to the position of the dwellings within the site to accommodate a wider driveway with better turning provision. All other conditions will apply on the previous approval. The previously approved and the proposed front/north elevations are shown below:

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

P/2016/0411 approved plan

The design of the new properties are sympathetic to the area, 3 bedroomed and an appropriate size for the site. Care has been taken to minimise the impact of overlooking and the careful location and size of windows to ensure overlooking is not detrimental to nearby neighbours and loss of privacy.

The layout provides three parking spaces for each dwelling as per the original permission. The access to the site remains as previously approved. The changes to the design of the dwellings will not result in any impediment to refuse collection from the site.

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. 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. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered P113/003 Revision A and P113/004 Revision B and the application documentation. 4. 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. 5. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway. 6. There shall be no gates or other means of enclosure across the vehicular access point within 5 metres of the highway boundary. 7. The vehicular access hereby approved shall be a minimum width of 4.1 metres. 8. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 18 metres in both directions measured to the centreline of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height about the level of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 9. Notwithstanding the approved plans no part of the development shall commence until further details of the proposed vehicular parking and turning facilities have been submitted to and approved in writing by the Local Planning Authority. The facilities as are approved shall be fully laid out, surfaced and drained prior to first use of the development, and shall thereafter be permanently retained and kept free of any obstruction and made available solely for the parking and turning of vehicles at all times. 10. No part of the development shall commence until a scheme detailing the construction of the following has been submitted to and approved in writing by the Local Planning Authority: Improvements to the road surface of New Road from the proposed site access in a westerly direction to its junction with Quarry Road. The scheme as is approved shall be fully implemented prior to first occupation of the dwellings. 11. No land drainage/or surface water shall be allowed to connect directly or indirectly with the public sewerage network. 12. 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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 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. 13. Notwithstanding the approved plans full details of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. Works shall only be carried out strictly in accordance with the details as approved and retained hereafter unless otherwise agreed to in writing with the Local Planning Authority. 14. Works shall only be carried out in accordance with the levels approved on the site plan accompanying the application. 15. No part of the development shall commence until an appropriate Dust Management Scheme has been submitted to and approved in writing by the Local Planning Authority. The dust mitigation measures as are approved shall be fully implemented for the entire duration of the construction phase. 16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) order 1995 (or any order revoking, re- enacting that Order with or without modification), no further development shall take place under Classes A, B, C, D, E of Schedule 2 Part 1 other than the development hereby granted. 17. With the exception of those shown on the approved plans and notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order 1995 (or any order revoking, Re-enacting that Order with or without modification) no windows or other openings shall be inserted in any elevation of the approved dwellings other than those indicated on the approved plans.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To ensure that the development fully complies with the appropriate policies and standards.

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4. To protect the amenities of the occupiers of nearby properties. 5. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 6. 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. 7. To ensure the formation of a safe and satisfactory access. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. 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. 10. In the interests of highway safety. 11. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 12. To ensure satisfactory drainage of the site and to avoid flooding. 13. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area and to protect residential amenity. 14. In the interests of amenity of nearby properties. 15. To protect the amenities of the occupiers of nearby properties. 16. Due to the restricted application site and its relationship with adjoining properties it is considered important to ensure that no additional development as described in the condition is carried out without the permission of the Local Planning Authority. (090R) 17. To protect the amenities of the occupiers of nearby properties

NOTE(S) TO APPLICANT

This planning permission requires that development be carried out in accordance with the approved plans, including the construction of an estate road intended for adoption by the Council under the Highways Act 1980. It is essential therefore that the detailed proposals are submitted to the Highway Authority and confirmed as acceptable BEFORE development commences. Please contact the Highway Authority on telephone no. 01978 729690 for further guidance.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

The applicant is advised that submission of a copy of the relevant section 38 adoption agreement, between the applicant and the Highway Authority, to the Local Planning Authority will allow the above condition no(s). 9 and 10 to be formally discharged in writing.

Your attention is drawn to the comments/advisory notes from Welsh Water.

With regard to Condition 13 - details should include the retention of existing hedgerow and provision of fences where no hedging exists.

Applicants are advised that compliance with condition no. 15 does not provide an exemption from the statutory nuisance provisions of the Environmental Protection Act 1990. Under the Act dust from any type of activity can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that the dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information. ______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0887 BRYN Y GROES CHESTER ROAD 18/10/2018 GRESFORD WREXHAM LL12 8UA

COMMUNITY: DESCRIPTION: CASE OFFICER: Gresford AMENDED SITE LAYOUT AND SEH SUBSTITUTION OF HOUSE TYPES ON PLOT NOS. 22 - 33 AS WARD: PREVIOUSLY APPROVED UNDER AGENT NAME: Gresford East & West CODE NO. P/2005/0613 CAPS MR ROBERT APPLICANT(S) NAME: CARTWRIGHT MR STEVE GRIFFIN S G ESTATES LTD

______P/2005 /0613 THE SITE

Phase One

Phase Three

Phase Two

PROPOSAL

As above

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HISTORY

P/2002/0090 Outline application for residential development. Granted on 10/06/2002 P/2005/0613 Submission of reserved matters pursuant to outline planning permission P/2002/0090 - Residential development (60 no dwellings) with associated roads and play area and demolition of existing house. Granted on 14/01/2011 P/2014/0671 Amended site layout and substitution of house types on plots 1 - 14 and 44 - 54 as previously approved under reserved matters ref: P/2005/0613 (24 detached houses). Granted on 02/07/2015 P/2018/0118 Amended site layout and substitution of house types on plots 15 - 21 and 35 - 44 as previously approved under reserved matters ref: P/2005/0613 (17 Houses). Granted on 05/04/2018

DEVELOPMENT PLAN

Inside settlement. Policies PS2, GDP1, GDP2, EC4, H2, EC6, EC13, T8 and T9 of the Wrexham UDP are applicable. Local Planning Guidance Note (LPGN) Nos. 16 – Parking Standards, 17 – Trees and Development, 21 – Space around Dwellings, and 32 – Biodiversity and Development are also relevant.

CONSULTATIONS

Community Council: No objections. Local Member: Re-notified 15/01/2019 Highways: No objections expressed subject to recommended planning conditions to secure parking etc. (See Special Considerations below) Public Protection: Recommend conditions regarding land contamination remediation, construction noise and dust etc. Flood Officer: No objections. Recommend drainage condition. NRW: No objections. Standard advice provided. Welsh Water: The site is crossed by private foul and surface water sewers associated with the development which will become public sewers following completion of the Section 104 Adoption Agreement process. Site Notice: Expired 16/11/2018 Neighbours: 2 representations received raising the following: • I am in favour of the development; • The plan was originally to have 2 storey houses. 3 storey houses will be overpowering at so close proximity to the houses on Maxwell Close;

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

• The houses will block out more light than the trees did. I would prefer to have retained the trees that were there; at least we had the pleasure of seeing the birds. Re-notified 15/01/2019

SPECIAL CONSIDERATIONS/ISSUES

Background: Outline planning permission was granted for the residential development of this site in 2002 (Ref: P/2002/0090), with the Reserved Matters approval following in 2011 (Ref: P/2015/0613). Since that time, planning permission has been granted to amend the layout of two phases of the site, together with the house types (Refs: P/2014/0671 and P/2018/0118). These phases are substantially complete.

This application relates to the remaining third and final phase of the development, which lies to the North East of the site. Proposed is the substitution of house types for the remaining 12 no. dwellings, together with amendments to the site layout to better set out the estate roads and provide an increased level of parking.

Layout, Design and Appearance: There are 5 different house types proposed (4 and 5 bedroom detached dwellings) which are of varied scale and massing. The intention is to create a range of house types developed in two clusters of buildings. Plots of uniform size have largely been avoided and dwellings respond to the natural bend and curves in the created street scene. Landmark larger buildings have been introduced at key inter-sections where they terminate views or create visual interest and character. The use of walls within the scheme will reinforce a sense of seamlessness and provide visual continuity within the development.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

Figure 1. Site Layout

The elevational treatment has been developed from the local vehicular with dwellings of 2 and 2.5 storeys in height which are well proportioned with windows recessed and well balanced within the elevations. The use of smaller openings adds character in this respect but also improves levels of privacy. The dwellings incorporate a variety of traditional features with larger houses having bay windows, precast stone cills and lintels. A combination of facing brickwork and render will be used with tiled roofs.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019

Figure 2. Indicative Street Scene

Residential Amenity: The area most affected by the development of this part of the site is Maxwelll Close along the northern site boundary. The removal of trees in this area has exposed the development to occupiers of Maxwell Close. However, the development is designed to avoid any direct overlooking, and the properties in Maxwell Close will face two blank gable walls (save for obscure glazed stair, utility and bathroom windows).

The scheme has been revised to ensure separation distances in this area are in accordance with the Council’s adopted standards set out in LPGN 21. The issue here is that the proposed new house types are now 2.5 Storey rather than the 2 Storey buildings originally approved. LPGN 21 recommends that in the case where a building is higher than 2 Storeys, the minimum separation distance of 13 metres should be increased by 2 metres for each additional storey. In this case, a minimum of 15 metres is required and this has been achieved in all cases, an example of which is demonstrated by the cross section detail below. As such, natural daylight to and reasonable outlook from the habitable rooms of the existing dwellings will not be reduced to an unacceptable level.

LPG21 advises that where a proposed building has more than 2 storeys separation distances should be increased by one metre for every 0.5m in ground level differences. In my opinion applying this is more critical where the proposed development is on land that is higher than existing dwellings to ensure the cumulative impact of both does not adversely impact upon the amenity of neighbouring occupiers. In this case the proposed dwellings will be on land that is around 1m lower than the dwellings in Maxwell Close. I

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 therefore do not consider it necessary to require any further separation between the proposed dwellings and those in Maxwell Close.

Figure 3. Cross Section through Plots 22 – 24

Within the development itself, separation distances are satisfied which will ensure satisfactory levels of privacy for future occupants. Permitted development rights for extensions will be removed to protect the area from inappropriate development.

POS / Landscaping: The open space is provided in one large centrally located area containing many mature trees which improves visual amenity and has the benefit of natural surveillance from surrounding housing. The open space provision meets the Council’s adopted standards and I am satisfied that the main area is a suitable size and well integrated into the development. Additional trees and hedgerow planting measures will minimise any impact of the development and soften its appearance from the surrounding countryside. A Section 106 Agreement is required to secure the provision of the setting out of the POS together with management of the area in perpetuity.

Highways: Amended plans have addressed matters raised with regards to manoeuvrability within the site and increased parking space provision. The previously approved scheme for this phase of the development shows a shortfall of 7 spaces based upon the maximum requirements of LPGN 16. The amended layout provides for an additional 5 spaces which reduces the shortfall down to 2 spaces. This is beneficial in terms of the overall parking provision and a condition will be attached to prevent conversion of the garages to safeguard their use for the parking of motor vehicles. Subject to the implementation of these measures, the highway authority has expressed no objections to the proposals.

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Trees: The application includes a full arboricultural survey which has been subsequently updated following the submission of revised proposals. This is in accordance with the requirements of Local Planning Guidance Note 17 “Trees and Development”. The site is subject of a Tree Preservation Order WCBC No 36 and it contains a number of high quality mature species of Sycamore, Elm, Lime Oak and Horse Chestnut. The amended layout remains very much determined by the presence of the higher quality trees on site. The vast majority of trees with retention value have been retained within the POS area. Trees of poor condition have been removed and one further mature tree will be removed as it has not been possible to properly protect it in the long term. It is thought better to agree removal now with suitable mitigation tree planting. There is a requirement to mitigate the overall loss of trees of large stature removed to facilitate the final phase, and the area of open space provides the only suitable location within which such appropriate mitigation may be accommodated and managed into maturity. The Council’s arboricultural officer has been involved in extensive discussions with the developers to ensure adequate tree protection and no objections to the revised proposals have been expressed subject to conditions securing these tree protection measures, supervision and replacement tree planting.

Ecology: The development is being carried out in accordance with the ecology reports, mitigation measures and management plans approved as part of the original planning permission, and there are no ecological concerns associated with the proposed amendments to the house types and site layout.

Conclusion: The proposed dwellings are acceptable in terms of scale and design, and adequate onsite parking has been provided together with safe and satisfactory vehicular and pedestrian access. The residential development of the site would not be detrimental to local residential or visual amenity and I recommend accordingly.

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 applicant of all communal areas including the driveways, parking areas, POS, hard and soft landscaped areas, trees and planted features.

The final form of the agreement shall be determined by the Head of Environment and Planning.

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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 the date of the Committee resolution, the Head of Environment and Planning is 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, POS, hard and soft landscaped areas and planted features.

That the Head of Environment and Planning 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, that planning permission be GRANTED subject to the following conditions:-

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 PH5 HL1A, PH5 PL1E, PH5 SS 1A, WDDRH 2, WDRH 4, WDRH 6, WDRH 10, PD PH5 RH 2, PD PH5 RH 4, PD PH5 RH 6, PD PH5 RH 7, PD PH5 HAM 10A, PD PH5 HAM 2.1, PD PH5 HAM 5.2, PL AL 1, PD PH5 CH 12B, PH5 CH 8, PH5 CH 2C, PH5 CH 5D, PD GRA 2C 1 of 2, PD GRA 2C 2 of 2, PD GRA 5A, PD GRA 8, PD GRA 12B, PD GRA 12BC and as 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. With the exception of those shown on the approved plan and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that Order with or without modification) no windows or other openings shall be inserted in any elevation of the buildings. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no extensions or additions to the dwellings or within their residential curtilages hereby approved shall be erected under Classes A, B, C, D or E of Schedule 2 Part 1. 6. Any garage erected under this permission shall be used only for a purpose incidental to the use of the dwelling as a single dwelling house provided that such use shall not preclude the garaging of a private motor car.

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7. No land drainage run-off or surface water shall be permitted to discharge or connect to the public sewerage system, either directly or indirectly, and foul and surface water shall be drained separately from the site. 8. The development shall be carried out in strict accordance with the following plans and reports submitted and approved as part of this application: 1) Arboricultural Method Statement ref: 18/AMS/WXM/198/Rev C provided by Tree Solutions Ltd October 2018', and 2) Installation of 'no-dig footpath/driveway/turning head/ Rev A' 18th December 2018. No development or other operations shall take place except in strict accordance with the reports as approved. 9. The tree protection fencing and ground protection measures approved in connection with condition no. 08 shall be kept in place until all external site works have been completed and the removal of the fencing has been approved in writing by the Local Planning Authority. 10. The arboricultural supervison of the tree protection measures and ground works within retained trees' root protection areas, shall be carried out in strict accordance with the details specified in the 'Tree Planting and Supervision' proposals letter dated 22 January 2019, approved as part of this application. 11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no gate, fence, wall or other means of enclosure shall be erected, constructed or placed in front of the forward most part of the dwelling fronting onto the highway under Class A, of Schedule 2, Part 2. 12. Prior to first use of the development the site shall be laid out in strict accordance with layout plan(s) No. PH5 HL1A. 13. The development shall be carried out in strict accordance with the Reasonable Avoidance Measures (Newts) as approved as part of the reserved matters approval reference: P/2005/0613. 14. The vehicular parking and turning areas as shown on approved drawing no PH5 HL1A 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. 15. No part of the foundations / slabs for the dwellings hereby approved shall be implemented on site until the remediation strategy for the contaminants identified in the Betts Associates Geo Environmental report referenced: 15SGE008/GI/004, dated 17/10/2018 has been submitted to and approved in writing by the Local Planning Authority. The site shall thereafter be remediated in accordance with the approved scheme. If during the course of development any further contamination is found that has not been identified in the site investigation, no further development shall take place on those parts of the site where that contamination has been found until an additional scheme of remediation has been submitted to and approved in writing by the Local Planning Authority for those parts of the site. The relevant parts of the

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 site shall thereafter be remediated in accordance with the additional scheme of remediation. 16. Each part of the site subject to the remediation under the scheme(s) approved as part of condition 15. shall not be occupied/used until a Validation Report has been completed in respect of that part of the site and submitted to and approved in writing by the Local Planning Authority. 17. 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. 18. The landscaping scheme approved as part of this application shall be fully implemented in strict accordance with approved drawing no. 029.01.16.Rev C - 'Planting & Maintenance Schedules', 029.01.15.Rev D - 'Hard and Soft Landscape Layout' 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. 19. 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. 20. Planting implemented in accordance with approved landscaping scheme drawing no. 029.01.16.Rev C - 'Planting & Maintenance Schedules', 029.01.15.Rev D - 'Hard and Soft Landscape Layout' 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 within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted. 21. Prior occupation of any part of the development hereby approved, details of the boundary treatments, within and around the site, shall be submitted to and approved in writing by the Local Planning Authority. The boundary treatments shall be installed in strict accordance with these details as are approved and shall thereafter be permananelty retained. No other fences, walls, or other means of enclosure shall be erected on any part of the site. 22. No part of the development shall be occupied until the drainage scheme approved as part of this application has been completed in accordance with approved plan ref: 7938 01. 23. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), any window or opening in the elevation facing North in Plots 24 and 25 shall only be glazed or re-glazed using obscure glass which shall thereafter be permanently retained.

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REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To protect the amenities of the occupiers of nearby properties. 5. To define the scope of the planning permission 6. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance or disturbance to the occupiers of nearby properties and to ensure that facilities for the garaging of a car remain available at this address at all times. 7. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 8. To protect trees which are of significant amenity value to the area. 9. To protect trees which are of significant amenity value to the area. 10. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 12. In the interests of highway safety. 13. To protect named species / habitats / biodiversity which would otherwise be damaged / lost by the development hereby permitted. 14. 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. 15. In the interests of the amenities of the future occupants of the buildings 16. In the interests of the amenities of the future occupants of the buildings 17. To protect the amenities of the occupiers of nearby properties. 18. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 19. To ensure landscape features are properly considered and protected. 20. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 21. To protect the amenities of the occupiers of nearby properties. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. In the interests of highway safety. 22. To ensure satisfactory drainage of the site and to avoid flooding. 23. To protect the amenities of the occupiers of nearby properties.

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NOTE(S) TO APPLICANT

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

Applicants are advised that compliance with condition no. 17 does not provide an exemption from the statutory nuisance provisions of the Environmental Protection Act 1990. Under the Act dust from any type of activity can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that the dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information.

The Applicant is advised that under the Environmental Protection Act 1990, dust from construction and/or demolition activities can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that any dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information.

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

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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/2018 /0907 THE CHAPEL CHESTER ROAD 29/10/2018 ROSSETT WREXHAM LL12 0DG COMMUNITY: CASE OFFICER: Rossett DESCRIPTION: MR REMOVAL OF EXISTING HEDGE EXTENSION AND INCREASE IN WARD: HEIGHT TO EXISTING WALL AND AGENT NAME: Rossett INSTALLATION OF ROLLER MR JAMES BANWELL SHUTTER SECURITY DOORS

APPLICANT(S) NAME: MISS SARAH JANE BANWELL

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SITE

Application site

Conservation Area

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PROPOSAL

The proposal seeks planning permission for the removal of the hedge, increase in height to the existing wall and installation of the roller shutter security doors.

The applicant was made aware in December that the existing boundary wall running along the roadside boundary currently encroaches onto highway land. This would have resulted in the proposed boundary treatment also encroaching onto highway land.

A revised Site Plan was received on 09th January to show that the proposed boundary treatment would be set back to run in line with the side elevation of the dwelling and within the applicants’ residential curtilage.

The Highway Authority have been re-consulted on the basis of this revised plan.

HISTORY

None relevant.

DEVELOPMENT PLAN

Within Rossett Settlement Limit. UDP Policy GDP1 applies.

CONSULTATIONS

Community Council: No objection. Local Member: Objects to the roller shutter doors on the basis of the negative impact to the conservation area. Highway Authority: Based on the original submitted plans, the Highway Authority raised an objection on the basis that the roller shutter door would be too close to the existing highway to allow for the parking of a vehicle clear of the public highway whilst operating the shutter doors.

The Highway Authority have been re-consulted on the basis of the revised plan, an update of their consultation response, if any, will be provided in the Committee Addendum. Site Notice: Expired 23.11.2018. Neighbours: 2 no. representations received objecting to the proposal. Concerns raised include no proposed visibility splays, the scale and height of the roller shutter door is not appropriate in this location, the roller shutter door would appear industrial looking,

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access to the drive may cause waiting vehicles on the highway.

SPECIAL CONSIDERATIONS

Design and Layout

The extension of the wall by virtue of its length and height is not considered to be overly dominant or intrusive given it would not exceed the highest part of the existing wall and its overall length would be broken up by the roller shutter door.

Its appearance would match the rendered finish of the dwelling which is considered would integrate the wall with the existing situation, whilst the stone capping and existing retaining wall would help to break up its overall massing.

The height of the roller shutter door would not exceed beyond the height of the proposed wall and provided the finish is conditioned to ensure it appears as a sympathetic addition to the locality, the door is not considered would appear as an overly discordant or obtrusive addition.

The proposal is not considered would result in harm to visual amenities of the locality or to the existing dwelling sufficient to warrant refusal of the application and would comply with UDP Policy GDP1. The site is not located within or adjacent to Rosset Conservation Area so will have no impact upon it.

Residential Amenity

The property opposite the application site state that their sightline would be reduced as a result of the proposal.

However, the properties along either side of Chapel Lane are generally in close proximity to one another given the narrowness of the road and the height of the wall is not considered to be so significant and overly obtrusive as to adversely impact on the outlook of the occupants of the property.

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Impacts to neighbouring residential amenities are considered to be acceptable.

Highway Safety

Highway Authority object to the application and recommend refusal on the basis that whilst the roller shutter door is in operation, the vehicle accessing the driveway would have to wait on the highway which may cause a highway obstruction.

However, Chapel Lane is considered to be a relatively quiet road and vehicular speeds are generally low given its narrow width. The operation of the roller shutter door is considered would take a relatively short amount of time.

Furthermore, the applicant could install a set of 1m high access gates at the same location of the proposed roller shutter door under their permitted development rights, which is not considered to be any different or result in a worse situation than the installation and operation of the proposed roller shutter door.

Having regard to the above, the proposal is not considered would result in such a backlog of vehicles on the highway, to result in a significant highway obstruction sufficient to warrant refusal of the application.

CONCLUSION

The proposal is considered to be acceptable, having regard to visual and residential amenities and the concerns raised by the highway authority are not considered would be so significant as to warrant refusal of the scheme.

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 1:100 Proposed Elevations, 1:100 Site Plan - Issue 2 dated 08/01/2019 and as contained within the application documentation. 3. Prior to their use on the development samples of all external facing materials which shall include the finish of the roller shutter door, 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.

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REASON(S)

NOTE(S) TO APPLICANT

The section of highway fronting the site along Chapel Lane will need to be re- instated following the removal of the existing wall. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0910 YSGOL CLYWEDOG RUTHIN ROAD 23/10/2018 WREXHAM LL13 7UB COMMUNITY: CASE OFFICER: Offa DESCRIPTION: KH ERECTION OF 8 NO. 15M HIGH LIGHTING COLUMNS WITH 16 WARD: FLOODLIGHTS (200 LUX LED) TO AGENT NAME: Brynyffynnon EXISTING ALL WEATHER PITCH FREEDOM LEISURE MR ANDREW HARRIS APPLICANT(S) NAME: MR ANDREW HARRIS FREEDOM LEISURE

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P/2018/0910 THE SITE

All weather pitch to the South of Ysgol Clywedog, Ruthin Road, Wrexham. Residential properties are to the North of Ruthin Road, with residential development to the South and East.

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Application site

PROPOSAL

Erection of 8 No. 15 metre high lighting columns with floodlights, 2 per column to the existing All-weather Pitch.

Hours of use will be 5.00 pm to 9.00 pm Monday to Friday, 9.00 am to 5.00 pm Saturday and 9.00 am to 5.00 pm Sunday and Bank Holidays. A Light Spill Chart has been provided with the application.

HISTORY

P/2003/0534 Floodlight all weather pitch and new grass pitches layout. Granted 28.07.2003

DEVELOPMENT PLAN

Policies PS1, PS2 and GDP1 of the Wrexham Unitary Development Plan refers.

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CONSULTATIONS

Community Council: No objection subject to the lighting being restricted to Monday through to Friday and no later than 9.00 o’clock at night. Local Member: Concurs with Community Council comments. Public Protection: Lighting has the potential for classification as a statutory nuisance under the Environment Protection Act 1990. If lighting is found to be causing a nuisance, then an Abatement Notice may be served and the applicant is advised to consider this when designing the installation of any lighting. Highways: No objections to the proposed development subject to no light source from any floodlights hereby granted consent shall be directly visible to drivers of motor vehicles using the adjacent highway. Other representations: Three neighbours notified – 2 objections, 1 letter of support. • Will the facility only be used outside of school hours and no longer used by the school? • Will swimming pool sports hall still be used? • Object to the late hours and the close proximity to houses on Homestead Lane, Ruthin Road and through Bryn Offa. • Height of floodlights excessive. • Concern regarding weekend noise. • Increased noise generally. • New lights should be on timers, and lights not left on all night or if sports pitch not in use. • Light spillage. Site Notice: Expired

SPECIAL CONSIDERATIONS / ISSUES

Amenity: The proposals need to be considered in the context of nearby residential development and the impact of light spillage and noise. Residential properties are located opposite the school across Ruthin Road, to the East of the All-Weather Pitch and properties to the South and South East.

I would not anticipate any significant impact on properties to the North of Ruthin Road given the distance between and intervening large trees on the site perimeter. Ruthin Road generates significant levels of traffic which to some extent will also help negate the impact of noise from the proposal. In regard to properties to the East a distance of approximately 0.70 metre

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The Homestead development is to the South and South East with the closest properties between 50 and 55 metres away. The Light Overspill Chart indicates light from the floodlights should not have any significant impact on those properties and will only be for the winter months. Freedom Leisure have also given assurances that any unforeseen glare impact would be limited by the use of cowlings / baffles. If lighting is found to be causing a nuisance an Abatement Notice could be served and the applicant is advised to consider this when designing the installation of any lighting.

Hours of use will be 5.00 pm to 9.00 pm Monday to Friday, 9.00 am to 5.00 pm Saturday and 9.00 am to 5.00 pm Sunday and Bank Holidays and subject to these restrictions should not result in significant disturbance to nearby residents by virtue of noise and light spill. If the area is not being used lighting will not be switched on. A timer will be fitted on the lights to ensure the lighting times fully comply with any approval.

I would not anticipate any significant increase in vehicle movements on the adjoining highways with participants likely to car share. The facility pool, gymnasium, sports hall and fitness suite is open Monday – Friday and at weekends and has considerable usage. The use of the pitch will generate some extra vehicles but the car park is adequately sized to accommodate any additional parking requirements.

Conclusion: I am satisfied that the proposal will not have a significant impact on nearby residential properties in relation to noise and light spillage and only used in the winter months. The pitch is currently used during the day for the school term and noise levels associated with the current use will be similar.

With regard to night use in winter months it is planned to heavily programme with supervised junior sessions with noise controlled by accredited clubs and coaches.

The height of the floodlights are at the recommended level to effectively light the pitch in a concentrated way to avoid light spillage. Timers will be fitted on to the lights to ensure lighting times fully comply with any approval that may be forthcoming.

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. No used of the floodlights shall be made other that between 5.00 pm to 9.00 pm Monday to Friday, 9.00 am to 5.00 pm Saturday and 9.00 am to 5.00 pm Sundays and Bank Holidays. For the avoidance of doubt the floodlights shall not be illuminated other than between the times specified.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. In the interests of residential amenity.

NOTE(S) TO APPLICANT

The applicants attention should be drawn to item nos. 1, 3, 4 and 5 of the supplementary notes. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0955 MAELOR FOODS LTD PICKHILL 09/11/2018 LANE CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP APPLICATION FOR REMOVAL OF CONDITION NO. 14 OF PLANNING WARD: PERMISSION P/2014/0781 TO AGENT NAME: Marchwiel ALLOW THE PROCESSING IN THE CASSIDY AND ASHTON REGION OF 1,000,000 BIRDS PER GUY EVANS WEEK

APPLICANT(S) NAME: MR MULKH MEHTA MAELOR FOODS

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THE SITE

Application site

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PROPOSAL

As above.

HISTORY

Reference Description Decision Application site P/2011/0750 DEMOLITION OF EXISTING FACTORY Granted 4.12.12 BUILDINGS AND CONSTRUCTION OF NEW CHEESE CUTTING AND PACKING PLANT INCLUDING OFFICES TOGETHER WITH NEW CHILL STORAGE WAREHOUSE P/2014/0781 CHANGE OF USE TO POULTRY Granted 2.3.2015 PROCESSING FACILITY. P/2015/0838 EXTENSION, ALTERATION AND Granted 1.2.2016 UPGRADING OF EXISTING FACILITIES AND BUILDINGS P/2017/0165 EXTENSIONS AND UPGRADING OF Granted 25.4.2017 FACILITIES AND BUILDINGS P/2017/0204 APPLICATION FOR APPROVAL OF Approved 18.4.2017 DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION CODE NOS: P2014/0781: CONDITION 2 CONDITION 3 CONDITION 4 CONDITION 6

P/2015/0838: CONDITION 3 CONDITION 4 CONDITION 6

P/2017/0626 APPLICATION FOR APPROVAL OF Approved 24.8.2017 DETAILS RESERVED BY CONDITION IMPOSED UNDER P/2014/0781: CONDITION 5 CONDITION 7

P/2015/0838: CONDITION 5 CONDITION 7

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P/2017/0899 APPLICATION FOR APPROVAL OF Approved 20.11.2017 DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION P/2017/0165: CONDITION 5 CONDITION 6 P/2017/0811 APPLICATION FOR A NON-MATERIAL Approved 12.10.2017 AMENDMENT TO PLANNING PERMISSION P/2015/0838 TO AMEND DETAILS OF SITING AND DESIGN P/2017/1032 APPLICATION FOR REMOVAL OF Refused 1.10.18. Appeal CONDITION NO 14 OF PLANNING Pending PERMISSION P/2014/0781, TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2017/1037 APPLICATION FOR REMOVAL OF Refused 1.10.18. Appeal CONDITION NO. 11 OF PLANNING Pending PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. P/2017/1038 APPLICATION FOR REMOVAL OF Refused 1.10.18. Appeal CONDITION NO. 11 OF PLANNING Pending PERMISSION P/2015/0838 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. P/2018/0956 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2015/0838 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2018/0957 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK Adjoining Site P/2018/0591 CHANGE OF USE FROM TRANSPORT Granted 1.10.2018 LOGISTICS DEPOT (SUI GENERIS) TO USE ANCILLARY TO ESTABLISHED NEIGHBOURING POULTRY PROCESSING FACILITY

PLANNING POLICY

Outside of a settlement limit. Policy GDP1 applies.

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CONSULTATIONS

Sesswick CC: Remains strongly opposed to the applications: • The rural junction of Pickhill Lane with the A525 road is inherently dangerous and cannot safety absorb the projected increase in HGV movements these proposals envisage. The roads approaching Cross Lanes, such as Kiln Lane, Pickhill Lane, Holt Road and Bangor Road are bendy and narrow countryside roads, certainly never designed to be used for the levels of HGV traffic as these plans put forward. This area of Cross Lanes is well‐ known for accident near misses in its current state, so any further truck activity will exacerbate this risk to unacceptable levels. • The applicant refers to the projected volume HGV comparing this to the traffic from the former Lloyd Fraser group, concluding that the net movements will be less than before. Such a view is misleading as modern‐ day HGVs cannot be weighed up on a like‐ for‐ like basis. The refrigerated units and lorries ferrying the raw materials to Maelor Foods are behemoths by comparison to anything in the Lloyds Fraser portfolio, which very rarely operated at full capacity. Moreover, the size and weight of today’s HGVs makes them egregiously cumbersome at junctions. • Accessing the site from the A525 Bangor side involves a tight, uphill, right‐ hand turn onto oncoming traffic. Due to the bends and narrowing in the road near the junction, approaching drivers on the A525 have little warning as they descend from Cross Lanes of any HGVs turning into Pickhill Lane. There is a 40mph limit on this highway, but the restriction has been almost universally ignored since its inception and its enforcement is not monitored. Any repainted “SLOW” signs or more “GO SLOW” hazard signs will have negligible impact in that context. This stretch is further complicated by a farm entrance in close proximity, and a lane towards residential properties a little further ahead, both generating traffic flows onto the A525 (tractors, cars and trucks).

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• Approaching the site from Cross Lanes encompasses a very sharp left‐ hand turn into this narrow country lane. There is the possibility that HGVs would have to suddenly brake as they gingerly travel downwards to ensure they did not overshoot the sudden turning. Such driving as this junction requires is hardly conducive for safe and effective traffic flows on this busy road from the Wrexham Industrial Estate to Whitchurch and beyond. • Leaving Pickhill Lane to merge onto the A525 is especially hazardous. The road unexpectedly descends as one reaches Bangor Road. Given the slipperiness of the route due to mud and leaves, HGV traction, critical for ensuring drivers stop at the junction and do not accidently skid onto oncoming traffic on the A525, may be severely jeopardised. Additionally, this junction is also susceptible to misty conditions given its proximity to the river Dee, further compromising visibility and highway safety. A left turn from the junction is a very confined manoeuvre, and HGVs have been witnessed having to mount the kerb and traverse both popular footpath between Cross Lanes and Bangor, especially with the lack of lighting. It is uncertain and unproven how the suggested modified visibility splays in the area would provide adequate remediation to this predicament. • Increasing production to 1,000,000 birds per week entails a very sharp rise in HGV movements converging at Pickhill Lane from a number of directions. This represents the potential for a dangerous bottleneck. • Given these flaws in the A525/ Pickhill Lane junction, residents are rightfully anxious that the site would also be accessed as an alternative from the opposite side of Pickhill Lane via the B5130 Holt Road. This route, used by agricultural traffic, horse riders, dog walkers, and as a frequent thoroughfare to bypass Cross Lanes, is even more narrow and totally incompatible for HGV transits. Using the B5130 from the A525 would involve driving through the 30mph/ 40mph residential settlement of Cross Lanes. This would have a materially detrimental

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impact on amenity at the volumes indicated, increasing noise, odours and traffic fumes, particularly since the building of the southern access link road to the Wrexham Industrial Estate has removed a lot of the previous artic traffic from the village. Additionally, it is not inconceivable for drivers to arrive at the complex via Isycoed, coming from the A534 and the north‐ west. Even noting the weight restriction on Pickhill bridge, there have been reports of lorries travelling through Bowling Bank Cases have also been witnessed of lorries full of live chickens parked in laybys around the Wrexham Industrial Estate for indeterminate lengths of time. It has been brought to some residents’ attention that the Maelor Foods complex cannot manage these inflows of birds so request drivers to wait to be called in when a slot becomes available. This raises serious concerns over animal welfare, and questions the ability of the complex to expand capacity by 250% when it appears to struggle operating within its agreed limits. • The period chickens are confined in crates without food or water prior to slaughter must be minimised and any extension of this stressful time due to internal logistics issues should not be tolerated. • There continues to be complaints made to Natural Resources Wales over unpleasant odours being emitted, the most recent and pungent to date being reported in October and November 2018. In spite of attempts to label such stenches as being from general agriculture, there is independent local consensus that these smells are overwhelmingly avian in nature, focusing the source to the Maelor Foods enterprise (notably since they have only appeared since the site commenced operations). Although it is affirmed that such concerns are not relevant for these discussions, those affected by these stomach‐ churning smells would very strongly contest that one cannot separate the issue of odours from the planning application and they are intrinsically linked. Expansion cannot be contemplated when rectification is still required in the complex’s processes vis a vis odour

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management, as flagged to the operators’ attention by Natural Resources Wales. There are also reports of noises from the site early in the morning, disrupting the sleep of those living nearby (including young children); • This community council raised no objections when the Maelor Foods application was first submitted. Following the sudden closure of First Milk and the loss of jobs, members were empathetic to efforts to locate alternative and compatible sources of employment to the area. The 400,000 bird processing limit was considered acceptable given the highway constraints, which we believed was the ceiling willingly and transparently agreed by all parties. Little did residents appreciate that there was a drive for rapid expansion from the outset, far in excess of what the small rural settlement of Cross Lanes can accommodate. The licence awarded by Natural Resources Wales was not for the set 400,000 chicken maximum but for 1,000,000. Indeed, the complex was built for this one‐ million limit. Later documentation from Maelor Foods revealed a desire within the next five years for two million birds to be processed at the site each week. The operator’s vision for the raw materials to be sourced from within a 50 mile radius of the site have the potential to worsen Wrexham County Borough. If this application is permitted, one can readily anticipate an explosion in applications for chicken rearing sheds in the county and further afield to feed this complex. As seen in recent examples in Sarn, Ruabon, and Cross Lanes, such proposals engender vehement local opposition. However, in the latter case this was passed on appeal by the Welsh Government Planning Inspectorate, creating considerable resentment upon the realisation that people’s genuine concerns for the future of their community count for zilch in the process decision. • This council feels that there have been no material changes since the first applications had been submitted. Therefore, members believe that the reasons for refusal made by the local planning authority (highway safety, residents’ amenity, negative impact on the local

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economy and environment) remain valid in these newly submitted proposals. The fresh applications should consequently be similarly dismissed. Bangor on Dee CC: Object to the expansion application; • It is our understanding there is a wish to increase production by 250% to 1 million birds, we do not see why there is a need for such a big increase, unless the original application was set lower than required for planning purposes. • The extra production could lead to air pollution for the local residents and villages. • Bangor on Dee as stated initially are concerned about water contamination at this site and such an increase in production, increases that risk to the Dee. • Traffic on the A525, the junction to the plant is not the best and the extra heavy lorries increase the risk of an accident at this point Local Member: Same concerns as those expressed in respect of previous application. Public Protection: No comments. Highways: No objections subject to conditions in light of the submission of the following: • Proposals for A525/Pickhill Lane junction improvements; • Applicant’s purchase of the adjoining former Lloyd Fraser Site and details submitted in respect of past traffic generation in respect of that site; • Proposed visibility improvements at site access. NRW: No objection. • Natural Resources Wales (NRW) issued Maelor Foods Ltd with an Environmental Permit to operate the plant in August 2017 with operations commencing November 2017. The permit is based on and authorises the processing of 1 million birds per week. • As part of the permit application process the operator was required to demonstrate that appropriate measures will be in place to prevent and minimise odour emissions from the site. This demonstration included odour dispersion modelling to predict the impact of emissions from various activities on the local community.

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• The model predicted that emissions would be within the acceptable benchmark but as modelling is subject to some uncertainty the permit required the operator to validate the predictions once operations had commenced. • Maelor Foods Ltd provided NRW with a report in June 2018 which identified that the actual odour emissions from the onsite effluent treatment plant (effluent balance tanks) could be giving rise to an unacceptable offsite odour impact. The findings were also in line with the findings of NRW Officers who had investigated and substantiated several odour complaints around this time. • NRW Officers also identified some potential issues with the control measures in place to contain and treat odour within the building that houses the offal trailers. • Maelor Foods Ltd subsequently installed covers and an odour control system on two effluent tanks that has significantly reduced the potential for odour emissions from these sources. The operator has also made improvements to the odour extraction system to improve the rate at which odorous air is removed and treated from the offal house building. • Prior to the WCBC Planning Committee meeting 01/10/18, NRW had received 12 odour complaints from residents relating to this site. At the time of the committee meeting both effluent tanks had been covered but the associated odour control unit was not installed (this occurred w/c 3rd December 2018). • In October and November 2018 NRW received 10 odour complaints that can be broken down as follows; - Five complaints were received 10/10/18, a warranted NRW officer did not attend. A further complaint was received 11/10/18 and was attended but no odour was substantiated. NRW investigated all the complaints 11/10/18 as part of an unannounced site inspection and no evidence was found to indicate the site was the source of the complaints. The findings

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were documented in a Compliance Assessment Report. - Four complaints were received in quick succession 17/10/18 and were immediately attended by NRW. No offsite odour relating to the abattoir was substantiated - no odour noted at complaint locations or elsewhere. NRW completed an onsite inspection and no evidence was found to indicate the site was the source of the complaints. The findings were documented in a Compliance Assessment Report. • Single odour complaints were received on 19/10/18, 20/10/18 and 08/11/18. NRW did not attend these complaints and the cause is unsubstantiated.; • It is possible that some of the complaints in October and November may relate to the effluent balance tanks, as whilst covered, the odour abatement system was not installed until w/c 03/12/18. It should be noted that NRW has not substantiated any off-site odour from the effluent balance tank since the covers were installed. • NRW has not received any odour complaints regarding the plant since 08/11/18. • Some further odour improvement works are required but the works completed to date (as detailed above) have significantly reduced the potential for odour emissions and the site is now generally operating in compliance with its Environmental Permit and in accordance with Best Available Techniques for odour control. • NRW will continue to investigate odour complaints and will ensure that the operator complies with the requirements of their permit. Local residents can report issues relating to the plant to our 24hr incident hotline (03000 65 3000) which will be investigated by local officers and feedback provided accordingly. We provide all complainants with feedback when requested (we will ask if they require feedback when each incident is logged). Susan Elan Jones MP: Object to the application. Reasons for my objection include the increasing number of heavy goods vehicles on the local roads, I feel that such a significant increase in traffic will heavily impact

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the Pickhill Lane/A525 junction and through traffic to a dangerous level and have detrimental effect on the amenity of local residents, as well as those along the routes leading to the site. It is my understanding that the local roads are already in need of repairs due to the general poor condition of the roads, specifically the amount of potholes. I also have concerns regarding the welfare of the animals; my constituents inform me that the birds are currently seen parked in laybys waiting for their delivery slot. If there is already a ‘backlog’ with 40,000 chickens, I don’t understand how it can be justified to increase this to 1,000,000.

Finally, I am regularly informed by my constituents that there is already a serious air pollution matter caused by the current size of the plant. Residents are unable to use their gardens or even open their windows, especially in the summer months. Ken Skates AM: I recently met a group of residents from the Cross Lanes area who are extremely concerned about proposals by Maelor Foods which could more than double the current number of chickens processed at their plant to 1,000,000.

In addition to the highways and safety issues – and the unpleasant smells residents have reported, among other complaints – my constituents have asked me to raise additional concerns over animal welfare and would like to know who is responsible for the monitoring of it at the site? My constituents have also requested that I ask whether the council has received formal notification of an appeal by the company into the recent refusal of their application? Site Notice: Expired 20.11.18 Neighbours: The owners/occupiers of 7 nearby properties notified 22 November 2018 and one further neighbour letter issued on 3 December 2018.

50 objections received expressing the following concerns: • Applicants want to expand with no regard to local community; • The plan is to increase production to 2 million per week; • Increase in traffic;

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• Highway safety; • Safety of the A525/Pickhill Lane junction; • Odour; • Noise from HGVs; • Harm to the rural area; • Animal welfare; • Light pollution • Conflict with UDP policy GDP1; • Previous operators did not need to travel from the site during the night; • Increase in traffic congestion and risk of accidents; • Lack of infrastructure or amenities to cope; • Increase in pollution; • Harm to the amenity of the area; • Disturbance from traffic at night/early hours of the morning; • Rubbish on Pickhill Lane; • Impact of wildlife; • Damage wellbeing of the community; • Air pollution; • Previous traffic levels not a great as claimed plus smaller vehicles were used; • Application should be rejected under the 1990 Environmental Protection Act as a statutory nuisance; • Safety of pedestrians and cyclists; • Birds killed at Maelor are transported to Bilston; • HGVs cross onto opposite side of carriageway when existing Pickhill Lane; • Should be located on Wrexham Industrial Estate; • Lots of unreported accidents.

4 representations in support expressing the following comment; • Employment/good for rural economy; • Need to be able to trace food supplies; • Lorry drivers are considerate and experienced; • Good for the British food industry; • Allow chickens to be transported to a local site – better for animal welfare.

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SPECIAL CONSIDERATIONS

Background: Members will recall that three P/2017/1032, P/2018/1037 and P/2017/1038) were reported to committee in October. Members refused all three applications for the following reason:

The proposals would result in a significant increase in HGV movements to the detriment of highway safety and the amenity of the occupiers of nearby properties thus being in conflict with policy GDP1 (d) and (f) of the Wrexham Unitary Development Plan.

The applicants have submitted appeals to the Planning Inspectorate in respect of the refusals which are pending at the time of writing. However the applicants have also submitted three further applications, this one and the two successive applications on this agenda. These applications are identical to the ones reported to planning committee in October in that they seek to remove planning conditions that limit the number of birds processed at the site to 400,000 per week to enable up to 1,000,000 to be processed per week.

Reasons for increasing production: The applicant has advanced the following reasons for seeking to increase the volume of production:

The cost of the project has doubled from the initial planning process and this is primarily because of the following factors: • Changes in the exchange rate since the 2016 Brexit vote. • The extension where planning was approved in February 2016 has added circa £2.5m to the initial cost and this will improve efficiency at the facility as well as animal welfare and the ability to control odour emissions. • The cost of the lorry park for the site has added £1.4m to the initial cost. This will ensure all vehicles have a parking facility and the supporting infrastructure at the site and prevent vehicles standing idle on the road network. • Borehole water tank and pumping station for borehole water has added circa £1.3m. This will ensure the plant is environmentally friendly and using natural resource from the ground. • Water treatment plant cost has added circa £1.2m. This will ensure that 40% water is being recycled and re used and ensuring less waste; • Starting from the initial intake process of the birds – where the latest gas stunning system has been purchased/installed. This will give energy efficiency savings compared to the current traditional plant being used by most Companies. This system has cost more initially but will have significant longer-term savings both in energy and in the welfare of the birds. In terms of welfare of the bird, gas stunning controlled atmosphere systems minimise pre-slaughter handling, removes the need for inversion and live shackling and avoids the

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problems associated with pre-stun shocks, missed stuns and inadequate stuns. This all puts less stress on the bird and as a result improves meat quality; Chillers/Refrigeration – the old chiller/refrigeration systems use an old inefficient gas system which is neither energy efficient nor carbon friendly. Maelor have invested in the latest energy and carbon friendly efficient chillers and refrigeration which initially costs more but will give a circa 30% saving on energy consumption. This saving is achieved by the use of the gas stunning and shock maturation chilling which allows you to cut up and debone faster and more efficiently. Traditionally if you mature your bird’s offline for 8-24 hours you are taking up a large footprint and use all that energy during that period. The new process will reduce the time on the birds being in chillers/refrigeration and reduce these costs. Efficiency of process is critical.

All of the above has meant that the initial budget for the project has increased significantly from when the initial planning was granted for the 400,000 birds per week. This has meant that for the project to be commercially viable the planning will need to be increased to circa 1 million birds to be slaughtered per week.

Traffic Generation: The proposals would increase the total number of operational vehicle movements (i.e. HGVs) to/from the site from 4 per hour to 12, with the average number of weekday movements increasing 2.5 times from 29 to 72. However the applicants have acquired the adjoining former Lloyd Fraser transport depot site and obtained planning permission (P/2018/0591) to enable the site to be used for purposes ancillary to the poultry processing plant.

The applicants have submitted details to indicate that the previous owners of the Lloyd Fraser site had a Vehicle Operator Licence for 46 vehicles and there were up to 140-160 daily HGV movements. Whilst there is no means of enclosure between it and the Maelor Foods site, the former Lloyd Fraser site also benefits from its own access. Planning permission P/2018/0591 is subject to a requirement requiring a fence to be put in place so that the land can only be accessed via the Maelor Poultry site only.

The change of use of the adjacent site effectively means that it will no longer be a generator of traffic in its own right therefore delivering a significant net reduction in potential HGV vehicular movements. This is set out in the table below:

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Use Total Staff Average Lloyd Fraser Total HGV Numbers Weekday Traffic movements Operational Generation Vehicle Movements Historic 220 22 140-160 162-182 P/2011/0750 (not 230 26 140-160 166-186 implemented) Maelor Poultry 150 29 140-160 169-189 with 400,000 bird limit (existing) Maelor Poultry 220-230 72 0 72 with 1,000,000 bird limit (proposed)

Whilst I am aware that objectors have questioned the traffic generation figures for the adjacent site I have not been provided with any conclusive evidence that would allow me to challenge the validity of the information submitted. The site is around 0.8ha in area and is occupied by an industrial type building of around 1000 sq.m as well as two other smaller buildings. Taking this and the number of vehicles licensed to operate from there in account, in my opinion the traffic figures provided do not appear unrealistic. Objectors have also indicated that the vehicles historically based at the Lloyd Fraser site were not as large as the HGVs servicing Maelor Foods, however this is a matter that outside of the scope of planning control. Even if the objectors are correct, planning permission would not have been required for the use of the Lloyd Fraser as a transport depot to resume with larger HGVs being based there than had previously been the case.

Pickhill Lane is a classified road subject to a speed limit of 60mph, however a recent speed survey determined vehicle speeds to be 41.2mph for north-east bound traffic and 43.9mph for south-west bound traffic (using 85h percentile speeds). Based on TAN18 requirements, visibility splays of 2.4 x 108m to the south west and 2.4 x 120m to the north east are required.

Visibility from the main access exceeds the above requirements to the north- east but is currently 2.4 x 60m to the south-west. However the acquisition of the adjacent site allows the applicants to carry out improvements to enable a splay of 2.4m x 110m to the south-west to be provided, thus exceeding the requirements set out above and resulting in a significant improvement to highway safety.

In addition to the above, the applicant is also proposing to carry out improvements to the Pickhill Lane/A525 junction. This will include some localised widening of the carriageway to improve the passage of HGVs from the A525 onto Pickhill Lane. Based on comments made by Highways to the previous applications the junction would require splays of 2.4 x 109m would be required to the north and 105m to the south and is provided with splays of

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2.4 x 150m and 2.4 x 110 in those directions respectively. Accordingly the junction is provided with adequate visibility. .

I have been provided with photographs that show HGVs exiting Pickhill Lane and crossing onto the northbound side of the carriageway when travelling entering the A525 to travel southwards (i.e. towards Whitchurch). The swept path analysis submitted with the application confirms that HGVs travelling in that direction do need to encroach onto the opposite side of the carriageway, however taking to account the speed limit of the road and the fact that there is adequate visibility in both directions I do not consider this in itself to be a valid reason to refuse planning permission. Furthermore the impact of the additional HGVs using the Maelor Foods access is more than off-set by the overall reduction in potential HGV movements along Pickhill Lane. This together with the access and highway improvements discussed above represent a significant benefit overall and as such I do not believe the proposals represent a risk to highway safety.

I note concerns that have been expressed about the routes vehicles take to the site as well as reports of vehicles parking up in laybys in the locality. The routing of vehicles is a matter outside of the scope of planning control as is the behaviour of drivers using the local highway network. In any case the A525 is the main road to Wrexham and Whitchurch and also provides access to the Wrexham Industrial Estate via the southern link road. I have no reason to believe the road is unsuitable for the type of traffic using it and it is also reasonable to conclude that it will carry a significant volume of HGV traffic irrespective of the volume of traffic serving the application site. I have no reason to conclude that the main road network in the locality is unsuitable for the traffic travelling to/from the application site.

Appearance: The improvement to the south-western visibility splays referred to above will require the removal of approximately 30m of hedgerow. This matter was dealt with in my report for application P/2018/0591.

The works to the junction will result in the loss of a small area of existing highway verge. I do not consider the changes as likely to have a material or harmful impact upon the character of the area.

Amenity: The planning condition was imposed on the initial and two subsequent planning permissions in order to protect the amenity of the occupiers of nearby properties, principally the 3 dwellings on the opposite side of the road to the site – Porthlyn, Parkleigh, Marlbrook. The properties are situated south-west of the site access and are therefore passed by all HGVs travelling to/from the site. There are no restrictions on the operating times of the site, indeed I understand it operates on a 24 hour basis.

When the previous applications were submitted I initially expressed concerns about the impact additional HGV traffic entering and leaving the site would have upon the amenity of the occupiers of the above properties. However

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 following the subsequent acquisition of the adjacent site by the applicants and the opportunity this presents to secure a net reduction in potential cumulative number of HGV movements along Pickhill Lane, I am now satisfied that there will be an overall improvement to the standard of amenity afforded to the occupiers of nearby properties. Ensuring that production does not exceed its current limits until the proposals for the former Lloyd Fraser site have been implemented will be addressed by planning conditions.

Whilst I note the concern expressed regarding odour and other pollution, the site is subject to a Pollution Prevention and Control Permit (PPC) issued by NRW, which requires the site operator to put in place measures to prevent or minimise, noise, odour and pollution. Permits are only issued by NRW if they are satisfied that the development will not cause a significant impact on the local environment. NRW are able to take enforcement action if the requirements of a permit are not complied with, which can include revocation of the permit.

The extant PPC permit allows the site to process up to 1,000,000 birds per week. I have no reason to believe an increase in production capacity represents a significant increase in the risk of odour problems or pollution incidences occurring given the measures to control them that are already in place. If local residents are aware of any odour or pollution incidences these need to be reported to NRW.

Other matters: I am aware that there are concerns that the applicant may seek to increase production at a later date to 2,000,000 birds per week rather than the 1,000,000 currently proposed. However the applicant is not currently proposing to increase production to that figure, and indeed it would be outside of the scope of their existing PPC permit. Whilst it is of course possible that applicants may choose to seek further variations of their planning permissions in future, that is not a relevant material consideration in this case. Any future applications would need to be considered in light of the planning policies and circumstances that applied at that time.

Given that the site can already operate for 24 hours, and there is nothing contained within the application to suggest an increase in external illumination I have no reason to believe that the proposals will give rise to an increase in light pollution from the site.

I have no reason to believe that the proposals will increase the likelihood of litter being deposited in the area, however this in any case a matter relating to the behaviour of people using the public highway and outside of the scope of planning control.

CONCLUSION

Subject to appropriate conditions being imposed on this decision, as well as the other applications current before Members (P/2018/0956 and

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P/2018/0957) I am satisfied that the level of production can be increased without adverse impacts to highway safety and residential amenity.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall operate in strict accordance with the ADAS Pre- operational Odour Management Plan received on 13 March 2017 and approved on 18 April 2017. 2. The system for the treatment of foul water and effluent installed in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition. 3. The development shall operate in strict accordance with the Environoise Consulting Limited Noise Impact Assessment to Discharge Planning Conditions received on 13 March 2017 and approved on 18 April 2017. 4. The mechanism put in place for management of surface water run-off in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition. 5. No more than 400,000 birds shall be processed each week at the site subject to this permission until the main (south-western) vehicular access has been provided with visibility splays of 2.4 metres x 121 metres to the north- east and 2.4 metres x 110 metres to the south-west measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. No more than 400,000 birds shall be processed each week at the site subject to this permission until the improvements to the junction shown on drawing no. VN7085-D108 have been implemented in full. 7. No more than 400,000 birds shall be processed each week at the site subject to this permission until the use of the land subject to planning permission P/2018/0591 as a transport logistics depot has permanently ceased. 8. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 14-L37-PL002D 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. 9. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 10. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 plus 10%. If there is more than one tank, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. 11. No more than 1,000,000 birds shall be processed each week at the site subject to this permission. 12. The site owner(s)/operator(s) shall at all times maintain an up to date log of the number of birds processed each day. The log shall be made available at all reasonable times for inspection by officers of the Local Planning Authority.

REASON(S)

1. To protect the amenities of the occupiers of nearby properties. 2. To prevent pollution of the water environment. 3. To protect the amenities of the occupiers of nearby properties. 4. To ensure satisfactory drainage of the site and to avoid flooding. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. In the interests of highway safety. 7. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 8. 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. 9. To protect the amenities of the occupiers of nearby properties. 10. To prevent pollution of the water environment. 11. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 12. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety.

NOTE(S) TO APPLICANT

For the avoidance of doubt 'the site' is the area edged in red on approved drawing no.14-L37-PL001: Proposed Location Plan submitted in respect of planning permission P/2014/0781. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0956 MAELOR FOODS LTD PICKHILL 09/11/2018 LANE CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP APPLICATION FOR REMOVAL OF CONDITION NO. 11 OF PLANNING WARD: PERMISSION P/2015/0838 TO AGENT NAME: Marchwiel ALLOW THE PROCESSING IN THE CASSIDY AND ASHTON REGION OF 1,000,000 BIRDS PER GUY EVANS WEEK

APPLICANT(S) NAME: MR MULKH MEHTA MAELOR FOODS

______

THE SITE

Application site

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PROPOSAL

As above.

HISTORY

Reference Description Decision

Application site P/2011/0750 DEMOLITION OF EXISTING FACTORY Granted 4.12.12 BUILDINGS AND CONSTRUCTION OF NEW CHEESE CUTTING AND PACKING PLANT INCLUDING OFFICES TOGETHER WITH NEW CHILL STORAGE WAREHOUSE P/2014/0781 CHANGE OF USE TO POULTRY Granted 2.3.2015 PROCESSING FACILITY. P/2015/0838 EXTENSION, ALTERATION AND Granted 1.2.2016 UPGRADING OF EXISTING FACILITIES AND BUILDINGS P/2017/0165 EXTENSIONS AND UPGRADING OF Granted 25.4.2017 FACILITIES AND BUILDINGS P/2017/0204 APPLICATION FOR APPROVAL OF Approved 18.4.2017 DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION CODE NOS: P2014/0781: CONDITION 2 CONDITION 3 CONDITION 4 CONDITION 6

P/2015/0838: CONDITION 3 CONDITION 4 CONDITION 6

P/2017/0626 APPLICATION FOR APPROVAL OF Approved 24.8.2017 DETAILS RESERVED BY CONDITION IMPOSED UNDER P/2014/0781: CONDITION 5 CONDITION 7

P/2015/0838: CONDITION 5 CONDITION 7

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P/2017/0899 APPLICATION FOR APPROVAL OF Approved 20.11.2017 DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION P/2017/0165: CONDITION 5 CONDITION 6 P/2017/0811 APPLICATION FOR A NON-MATERIAL Approved 12.10.2017 AMENDMENT TO PLANNING PERMISSION P/2015/0838 TO AMEND DETAILS OF SITING AND DESIGN P/2017/1032 APPLICATION FOR REMOVAL OF Refused 1.10.2018. Appeal CONDITION NO 14 OF PLANNING pending PERMISSION P/2014/0781, TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2017/1037 APPLICATION FOR REMOVAL OF Refused 1.10.2018. Appeal CONDITION NO. 11 OF PLANNING pending PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. P/2018/1038 APPLICATION FOR REMOVAL OF Refused 1.10.2018. Appeal CONDITION NO. 11 OF PLANNING pending PERMISSION P/2015/0838 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2018/0955 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 14 OF PLANNING PERMISSION P/2014/0781 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2018/0957 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK Adjoining Site P/2018/0591 CHANGE OF USE FROM TRANSPORT Granted 1.10.2018 LOGISTICS DEPOT (SUI GENERIS) TO USE ANCILLARY TO ESTABLISHED NEIGHBOURING POULTRY PROCESSING FACILITY

PLANNING POLICY

Outside of a settlement limit. Policy GDP1 applies.

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CONSULTATIONS

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economy and environment) remain valid in these newly submitted proposals. The fresh applications should consequently be similarly dismissed. Bangor on Dee CC: Object to the expansion application; • It is our understanding there is a wish to increase production by 250% to 1 million birds, we do not see why there is a need for such a big increase, unless the original application was set lower than required for planning purposes. • The extra production could lead to air pollution for the local residents and villages. • Bangor on Dee as stated initially are concerned about water contamination at this site and such an increase in production, increases that risk to the Dee. • Traffic on the A525, the junction to the plant is not the best and the extra heavy lorries increase the risk of an accident at this point Local Member: Same concerns as those expressed in respect of previous application. Public Protection: No comments Highways: No objections subject to conditions in light of the submission of the following: • Proposals for A525/Pickhill Lane junction improvements; • Applicant’s purchase of the adjoining former Lloyd Fraser Site and details submitted in respect of past traffic generation in respect of that site; • Proposed visibility improvements at site access. NRW: No objection. Site Notice: Expired 11.12.18 Neighbours: The owners/occupiers of 7 nearby properties notified 22 November 2018.

4 representations objecting and 8 representations supporting the application. The representations raise the same issues as those referred to in my report for application P/2018/0955

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SPECIAL CONSIDERATIONS

The key considerations in respect of this application are the same as those already set out in my report for application P/2018/0955.

CONCLUSION

Subject to appropriate conditions being imposed on this decision, as well as the other applications current before Members (P/2018/0955 and P/2018/0957) I am satisfied that the level of production can be increased without adverse impacts to highway safety and residential amenity.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall operate in strict accordance with the ADAS Pre- operational Odour Management Plan received on 13 March 2017 and approved on 18 April 2017 2. The system for the treatment of foul water and effluent installed in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition. 3. The development shall operate in strict accordance with the Environoise Consulting Limited Noise Imact Assessment to Discharge Planning Conditions received on 13 March 2017 and approved on 18 April 2017. 4. The mechanism put in place for management of surface water run-off in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition. 5. No more than 400,000 birds shall be processed each week at the site subject to this permission until the main (south-western) vehicular access has been provided with visibility splays of 2.4 metres x 121 metres to the north- east and 2.4 metres x 110 metres to the south-west measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. No more than 400,000 birds shall be processed each week at the site subject to this permission until the improvements to the junction shown on drawing no. VN7085-D108 have been implemented in full. 7. No more than 400,000 birds shall be processed each week at the site subject to this permission until the use of the land subject to planning permission P/2018/0591 as a transport logistics depot has permanently ceased. 8. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 14-L37-PL002D shall thereafter be permanently retained

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 9. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 10. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is more than one tank, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. 11. No more than 1,000,000 birds shall be processed each week at the site subject to this permission. 12. The site owner(s)/operator(s) shall at all times maintain an up to date log of the number of birds processed each day. The log shall be made available at all reasonable times for inspection by officers of the Local Planning Authority.

REASON(S)

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NOTE(S) TO APPLICANT

For the avoidance of doubt 'the site' referred to in conditions 05, 06, 07 and 11 is the area edged in red on approved drawing no. c3697 L01 Revision P1: Location Plan submitted in respect of planning permission P/2015/0838 ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0957 MAELOR FOODS LTD PICKHILL 09/11/2018 LANE CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP APPLICATION FOR REMOVAL OF CONDITION NO. 11 OF PLANNING WARD: PERMISSION P/2017/0165 TO AGENT NAME: Marchwiel ALLOW THE PROCESSING IN THE CASSIDY AND ASHTON REGION OF 1,000,000 BIRDS PER GUY EVANS WEEK

APPLICANT(S) NAME: MR MULKH MEHTA MAELOR FOODS

______P/2018/09 THE SITE

Application site

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PROPOSAL

As above.

HISTORY

P/2015/0838: CONDITION 3 CONDITION 4 CONDITION 6

P/2017/0626 APPLICATION FOR APPROVAL OF Approved 24.8.2017 DETAILS RESERVED BY CONDITION IMPOSED UNDER P/2014/0781: CONDITION 5 CONDITION 7

P/2015/0838: CONDITION 5 CONDITION 7

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P/2017/0899 APPLICATION FOR APPROVAL OF Approved 20.11.2017 DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION P/2017/0165: CONDITION 5 CONDITION 6 P/2017/0811 APPLICATION FOR A NON-MATERIAL Approved 12.10.2017 AMENDMENT TO PLANNING PERMISSION P/2015/0838 TO AMEND DETAILS OF SITING AND DESIGN P/2017/1032 APPLICATION FOR REMOVAL OF Refused 1.10.18. Appeal CONDITION NO 14 OF PLANNING Pending PERMISSION P/2014/0781, TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2017/1037 APPLICATION FOR REMOVAL OF Refused 1.10.18. Appeal CONDITION NO. 11 OF PLANNING Pending PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2017/1038 APPLICATION FOR REMOVAL OF Refused 1.10.18. Appeal CONDITION NO. 11 OF PLANNING Pending PERMISSION P/2015/0838 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. Adjoining Site P/2018/0591 CHANGE OF USE FROM TRANSPORT Granted 1.10.2018 LOGISTICS DEPOT (SUI GENERIS) TO USE ANCILLARY TO ESTABLISHED NEIGHBOURING POULTRY PROCESSING FACILITY

PLANNING POLICY

Outside of a settlement limit. Policy GDP1 applies.

CONSULTATIONS Sesswick CC: Remains strongly opposed to the applications: • The rural junction of Pickhill Lane with the A525 road is inherently dangerous and cannot safety absorb the projected increase in HGV movements these proposals envisage. The roads approaching Cross Lanes, such as Kiln Lane, Pickhill Lane, Holt Road and Bangor Road are bendy and narrow countryside roads, certainly never designed to be used for the levels of HGV traffic as these plans put forward. This area of Cross Lanes is well‐ known for accident near misses in its current state, so any

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further truck activity will exacerbate this risk to unacceptable levels. • The applicant refers to the projected volume HGV comparing this to the traffic from the former Lloyd Fraser group, concluding that the net movements will be less than before. Such a view is misleading as modern‐ day HGVs cannot be weighed up on a like‐ for‐ like basis. The refrigerated units and lorries ferrying the raw materials to Maelor Foods are behemoths by comparison to anything in the Lloyds Fraser portfolio, which very rarely operated at full capacity. Moreover, the size and weight of today’s HGVs makes them egregiously cumbersome at junctions. • Accessing the site from the A525 Bangor side involves a tight, uphill, right‐ hand turn onto oncoming traffic. Due to the bends and narrowing in the road near the junction, approaching drivers on the A525 have little warning as they descend from Cross Lanes of any HGVs turning into Pickhill Lane. There is a 40mph limit on this highway, but the restriction has been almost universally ignored since its inception and its enforcement is not monitored. Any repainted “SLOW” signs or more “GO SLOW” hazard signs will have negligible impact in that context. This stretch is further complicated by a farm entrance in close proximity, and a lane towards residential properties a little further ahead, both generating traffic flows onto the A525 (tractors, cars and trucks). • Approaching the site from Cross Lanes encompasses a very sharp left‐ hand turn into this narrow country lane. There is the possibility that HGVs would have to suddenly brake as they gingerly travel downwards to ensure they did not overshoot the sudden turning. Such driving as this junction requires is hardly conducive for safe and effective traffic flows on this busy road from the Wrexham Industrial Estate to Whitchurch and beyond. • Leaving Pickhill Lane to merge onto the A525 is especially hazardous. The road unexpectedly descends as one reaches Bangor Road. Given the slipperiness of the route due to mud and

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leaves, HGV traction, critical for ensuring drivers stop at the junction and do not accidently skid onto oncoming traffic on the A525, may be severely jeopardised. Additionally, this junction is also susceptible to misty conditions given its proximity to the river Dee, further compromising visibility and highway safety. A left turn from the junction is a very confined manoeuvre, and HGVs have been witnessed having to mount the kerb and traverse both popular footpath between Cross Lanes and Bangor, especially with the lack of lighting. It is uncertain and unproven how the suggested modified visibility splays in the area would provide adequate remediation to this predicament. • Increasing production to 1,000,000 birds per week entails a very sharp rise in HGV movements converging at Pickhill Lane from a number of directions. This represents the potential for a dangerous bottleneck. • Given these flaws in the A525/ Pickhill Lane junction, residents are rightfully anxious that the site would also be accessed as an alternative from the opposite side of Pickhill Lane via the B5130 Holt Road. This route, used by agricultural traffic, horse riders, dog walkers, and as a frequent thoroughfare to bypass Cross Lanes, is even more narrow and totally incompatible for HGV transits. Using the B5130 from the A525 would involve driving through the 30mph/ 40mph residential settlement of Cross Lanes. This would have a materially detrimental impact on amenity at the volumes indicated, increasing noise, odours and traffic fumes, particularly since the building of the southern access link road to the Wrexham Industrial Estate has removed a lot of the previous artic traffic from the village. Additionally, it is not inconceivable for drivers to arrive at the complex via Isycoed, coming from the A534 and the north‐ west. Even noting the weight restriction on Pickhill bridge, there have been reports of lorries travelling through Bowling Bank Cases have also been witnessed of lorries full of live chickens parked in laybys around the Wrexham Industrial Estate for indeterminate lengths of time. It has been

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brought to some residents’ attention that the Maelor Foods complex cannot manage these inflows of birds so request drivers to wait to be called in when a slot becomes available. This raises serious concerns over animal welfare, and questions the ability of the complex to expand capacity by 250% when it appears to struggle operating within its agreed limits. • The period chickens are confined in crates without food or water prior to slaughter must be minimised and any extension of this stressful time due to internal logistics issues should not be tolerated. • There continues to be complaints made to Natural Resources Wales over unpleasant odours being emitted, the most recent and pungent to date being reported in October and November 2018. In spite of attempts to label such stenches as being from general agriculture, there is independent local consensus that these smells are overwhelmingly avian in nature, focusing the source to the Maelor Foods enterprise (notably since they have only appeared since the site commenced operations). Although it is affirmed that such concerns are not relevant for these discussions, those affected by these stomach‐ churning smells would very strongly contest that one cannot separate the issue of odours from the planning application and they are intrinsically linked. Expansion cannot be contemplated when rectification is still required in the complex’s processes vis a vis odour management, as flagged to the operators’ attention by Natural Resources Wales. There are also reports of noises from the site early in the morning, disrupting the sleep of those living nearby (including young children); • This community council raised no objections when the Maelor Foods application was first submitted. Following the sudden closure of First Milk and the loss of jobs, members were empathetic to efforts to locate alternative and compatible sources of employment to the area. The 400,000 bird processing limit was considered acceptable given the highway constraints, which we believed was the ceiling

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willingly and transparently agreed by all parties. Little did residents appreciate that there was a drive for rapid expansion from the outset, far in excess of what the small rural settlement of Cross Lanes can accommodate. The licence awarded by Natural Resources Wales was not for the set 400,000 chicken maximum but for 1,000,000. Indeed, the complex was built for this one‐ million limit. Later documentation from Maelor Foods revealed a desire within the next five years for two million birds to be processed at the site each week. The operator’s vision for the raw materials to be sourced from within a 50 mile radius of the site have the potential to worsen Wrexham County Borough. If this application is permitted, one can readily anticipate an explosion in applications for chicken rearing sheds in the county and further afield to feed this complex. As seen in recent examples in Sarn, Ruabon, and Cross Lanes, such proposals engender vehement local opposition. However, in the latter case this was passed on appeal by the Welsh Government Planning Inspectorate, creating considerable resentment upon the realisation that people’s genuine concerns for the future of their community count for zilch in the process decision. • This council feels that there have been no material changes since the first applications had been submitted. Therefore, members believe that the reasons for refusal made by the local planning authority (highway safety, residents’ amenity, negative impact on the local economy and environment) remain valid in these newly submitted proposals. The fresh applications should consequently be similarly dismissed. Bangor on Dee CC: Object to the expansion application; • It is our understanding there is a wish to increase production by 250% to 1 million birds, we do not see why there is a need for such a big increase, unless the original application was set lower than required for planning purposes. • The extra production could lead to air pollution for the local residents and villages.

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• Bangor on Dee as stated initially are concerned about water contamination at this site and such an increase in production, increases that risk to the Dee. • Traffic on the A525, the junction to the plant is not the best and the extra heavy lorries increase the risk of an accident at this point Local Member: Same concerns as those expressed in respect of previous application. Public Protection: No comments Highways: No objections subject to conditions in light of the submission of the following: • Proposals for A525/Pickhill Lane junction improvements; • Applicant’s purchase of the adjoining former Lloyd Fraser Site and details submitted in respect of past traffic generation in respect of that site; • Proposed visibility improvements at site access. NRW: No objection. Site Notice: Expired 11.12.18 Neighbours: The owners/occupiers of 7 nearby properties notified 22.11.2018

9 representations objecting and 26 representations supporting the application. The representations raise the same issues as those referred to in my report for application P/2018/0955

SPECIAL CONSIDERATIONS

The key considerations in respect of this application are set out in my report for application P/2018/0955

CONCLUSION

Subject to appropriate conditions being imposed on this decision, as well as the other applications current before Members (P/2018/0955 and P/2018/0956 I am satisfied that the level of production can be increased without adverse impacts to highway safety and residential amenity.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development shall be carried out in strict accordance with the Dust Management Scheme dated 13.03.2017. 2. The development shall be operated at all times in strict accordance with the ADAS Pre-Operational Odour Management Plan V4.0. 3. The system for the treatment of foul water and effluent installed in accordance with drawings nos. c3697 L03 Revision P7: Proposed Installation Plan, 389/607 Revision B: Schematic Drainage plan and the document C.A.T Technology: Proposal For The Design, Supply and Installation of an Effluent Treatment Plant reference Q1609/16 (Revision 9) dated 22 August 2016 as approved on 20 November 2017 shall be retained and maintained in an operational condition throughout the lifetime of the development. 4. The mechanisms put in place for management of surface water run-off in accordance with drawings nos. c3697 L03 Revision P7: Proposed Installation Plan, 389/607 Revision B: Schematic Drainage plan and the document Heavy duty channel drainage system ACO S Range received 27 October 2017 and approved on 20 November 2017 shall be retained and maintained in an operational condition throughout the lifetime of the development. 5. No part of the development shall be brought into use until the recommendations set out in Section 9: Recommendations of the Environoise Consulting Limited Noise Impact Assessment to Discharge Planning Conditions reference 20773R01aPKrmw have been implemented in full. All noise mitigation measures shall thereafter be permanently retained. 6. The development shall be operated at all times in strict accordance with Section 10: Noise Mitigation Plan of the Environoise Consulting Limited Noise Impact Assessment to Discharge Planning Conditions reference 20773R01aPKrmw. 7. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 8. No more than 400,000 birds shall be processed each week at the site subject to this permission until the main (south-western) vehicular access has been provided with visibility splays of 2.4 metres x 121 metres to the north- east and 2.4 metres x 110 metres to the south-west measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 9. No more than 400,000 birds shall be processed each week at the site subject to this permission until the improvements to the junction shown on drawing no. VN7085-D108 have been implemented in full. 10. No more than 400,000 birds shall be processed each week at the site subject to this permission until the use of the land subject to planning

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 permission P/2018/0591 as a transport logistics depot has permanently ceased. 11. No more than 1,000,000 birds shall be processed each week at the site subject to this permission. 12. The site owner(s)/operator(s) shall at all times maintain an up to date log of the number of birds processed each day. The log shall be made available at all reasonable times for inspection by officers of the Local Planning Authority.

REASON(S)

1. To protect the amenities of the occupiers of nearby properties. 2. To protect the amenities of the occupiers of nearby properties. 3. To prevent pollution of the water environment. 4. To ensure satisfactory drainage of the site and to avoid flooding. 5. To protect the amenities of the occupiers of nearby properties. 6. To protect the amenities of the occupiers of nearby properties. 7. To protect the amenities of the occupiers of nearby properties. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. In the interests of highway safety. 10. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 11. To protect the amenities of the occupiers of nearby properties. 12. To protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

For the avoidance of doubt 'the site' referred to in conditions 08, 09, 10 and 11 is the area edged in red on approved drawing no. c3697 L01 Revision P1: Existing Location Plan submitted in respect of planning permission P/2017/0165. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0982 7 MAES TEG PENYCAE WREXHAM 20/11/2018 LL14 2SE

COMMUNITY: DESCRIPTION: CASE OFFICER: Penycae EXTENSION TO DWELLING LP1

APPLICANT(S) NAME: WARD: JESS HART AGENT NAME: Penycae MR LEN JINKS

______P/2018/0982 SITE

Semi-detached property in Pen Y Cae, Wrexham.

Proposed first floor extension

PROPOSAL

First floor side extension to dwelling above existing single storey granny annexe.

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HISTORY

P/2012/0340 Demolition of garage and single storey side extension to form granny annexe. Granted 2/07/2012

DEVELOPMENT PLAN

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

CONSULTATIONS

Community Council: Consulted 26/11/18 Local Member: Notified 26/11/18 Site Notice: Expired 20/12/18 Other Representations: One letter of objection received raising concerns about the scale of the extension, that the rooms may be rented out and the lack of parking to the front as a horse box is parked at the front of the house.

SPECIAL CONSIDERATIONS

Design and Amenity: The proposal is for a first floor extension over an existing single storey granny annexe. The original proposals showed the extension to be flush with the existing front wall of the property. This was considered to not be in keeping with the area and would elongate the frontage of the semi-detached property to an extent that it would have a detrimental impact on the appearance of both properties.

Amended plans have been received which show the proposed extension to be set back from the front of the house with a lower ridge line. The extension is now clearly subsidiary to the original property and the appearance is acceptable.

The proposal passes the BRE tests in relation to the neighbouring properties and there will be no overlooking or overshadowing created.

Use of the extension: The ground floor granny annexe which was granted planning permission in 2012 is alleged to have been rented out as a separate unit on Airbnb. This matter was investigated by the Enforcement Officer and the applicant has agreed to remove the kitchen facilities from the annexe so it does not form a separate residential unit. This matter will continue to be monitored by the enforcement team.

There is no indication that the applicant intends to rent out rooms in the proposed extension. This would be a matter for enforcement should it occur in the future.

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Parking: There is sufficient space to the front of the property for parking for 5 cars which would be sufficient for the number of bedrooms proposed. There is a horse box parked at the property at the present time; however this can be moved and parking provided when required by the applicant.

CONCLUSION

The design of the extension is in keeping with the property and neighbourhood. There will be no adverse impacts created and the future use of the extension can be monitored to ensure that it is not used for B&B purposes. I therefore 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 plans dated 17 December 2018 and as contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building.

REASON(S)

NOTE(S) TO APPLICANT

You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0983 PRIVATE SHOP UK 6 YORKE 20/11/2018 STREET WREXHAM LL13 8LW COMMUNITY: CASE OFFICER: Caia Park DESCRIPTION: KH CONVERSION OF REDUNDANT FIRST AND SECOND FLOORS OF WARD: RETAIL UNIT INTO 4 NO. SELF AGENT NAME: Smithfield CONTAINED APARTMENTS HDS ARCHITECTURAL SERVICES APPLICANT(S) NAME: MR CARL HUGHES MR DARRYL JONES

______P/2018/0983 THE SITE

The property is located off the Eastern side of Yorke Street, Wrexham with commercial / retail uses and associated accommodation to the North and South and residential units to the West. The site is located within the Wrexham Town Centre Conservation Area.

Application site

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PROPOSAL

Conversion of redundant first and second floors into 4 self-contained apartments. The apartments are likely to be sold.

HISTORY

P/2018/0600 Conversion of redundant first and second floors to 4 self- contained bedsits. Refused 11.10.2018. P/2017/0571 Conversion to 9 No. bedroom HMO. Appeal Dismissed 21.03.2018.

DEVELOPMENT PLAN

Within the Town Centre shopping area and the Wrexham Town Centre Conservation Area. Policies PS1, PS2, GDP1, EC7 and S2 of the Wrexham Unitary Development Plan refer.

CONSULTATIONS

Community Council: No objection to the proposal. Local Member: Appears to be an improvement on the previous application in terms of residents’ wellbeing and the local community facilities. Councillor hopes bin storage will not be an issue. Highways: The proposed development site is located on Yorke Street in Wrexham Town Centre and this area forms part of the pedestrianised zone within the Town Centre. Although no parking provision appears to be available with the property, the property is in a highly sustainable location and given the lack of parking it is likely that it may appeal to to people without cars. Nearby car parks are available. The potential for on-street parking problems in this area as a result of the development is low given existing traffic regulation orders in this area and highways no objections. Public Protection: Notes to applicant required. Conservation: No objections in principle to conversion of the upper floors but care needed to retain character with the building being within the Wrexham Town Centre Conservation Area. It is proposed to replace the original windows but in the first instance the applicant would have to demonstrate these historic features are beyond repair. Applicant is aware of the Conservation Officer’s

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concerns and Planning are waiting for further clarification from the applicant. Other Representations: 2 Neighbour response received – - Overlooking if windows are allowed in the side elevation - Disposal of domestic refuse as rats are a major problem given the number of food outlets in the area - Other properties he owns are bought to let - Property needs to be maintained once completed Site Notice: Expired 17.12.2018. Press Notice: Expired 22.12.2018.

SPECIAL CONSIDERATIONS / ISSUES

Proposal: Conversion of redundant first and second floors of retail unit into 4 self-contained apartments. Bin storage will be to the rear of the property and compliance will be required to comply with the prescribed standards for bin capacity and are accessible for collection. The site is within walking distance of the Town Centre and a wide range of retail and leisure facilities as well as public transport facilities. The area to the rear of the building is not suitable for an outdoor amenity facility but I am conscious however, that given the location of the site other recreational opportunities are available in close proximity to the site.

Conservation: The property is located within the Town Centre Conservation Area and no objection in principle to the conversion of redundant first and second floors into 4 self-contained apartments. However, care is needed to demonstrate that the character and appearance of the building is preserved or enhanced.

The applicants are proposing to replace the original windows and as such the applicant in the first instance would need to demonstrate that these historic features are beyond reasonable repair. They should not be simply discarded because it would be easier or preferable to renew with modern double-glazed units.

Where replacement can be justified then the proportions and detailing of the original frames should be emulated. The drawings show a rather heavy glazing bar detail that does not replicate traditional moulding. The only way in which the narrow profile of the original glazing bars can be achieved is through the incorporation of slim profile double glazed units. Similarly any mouldings to the frames should also be recorded and replicated.

Details of any service penetrations, including pipe-work, extracts, vents and flues should be shown on the drawings.

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Highways: No objections are raised by Highways. Whilst no parking is provided the site is within a highly sustainable location and given the lack of parking the property would appeal to future occupants who do not have a car. Traffic Regulation Orders are likely to prevent a potential for on-street parking issues.

Conclusion: No objections in principle to the proposal to provide 4 self-contained flats. Care is needed however, to ensure the character and appearance of the building and the wider impact on the Conservation Area is not adversely affected. The applicants are proposing to replace original windows but in the first instance the applicant would need to demonstrate that these historic features are beyond repair. Where replacements can be justified then the properties detailing of the original features should be emulated.

I am awaiting confirmation of the applicant’s intentions with regard to the windows. The applicants are proposing to replace the existing windows but in the first instance will need to demonstrate that the windows are beyond repair.

Subject to the above comments regarding removal of the existing windows, I 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. Notwithstanding the submitted information, full details of repaired windows, new windows, roof lights and doors shall be submitted to and approved by the Local Planning Authority prior to commencement of the development hereby approved. Works shall be carried out strictly in accordance with details as are approved. 3. All new and replacement rainwater goods shall be cast iron or cast aluminium. 4. Prior to their use on the development, samples of any new brick work or replacement roof slate shall be submitted to and approved in writing by the Local Planning Authority. Works shall only be carried out in accordance with the details as are approved. 5. 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 Bank Holiday. 6. Details of bin storage areas and external drying areas shall be provided prior to first occupation of the proposed building and retained thereafter in accordance with details as approved.

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7. Details of all new door furniture shall be submitted to and approved in writing by the Local Planning Authority. Works shall be carried out strictly in accordance with details as are approved. 8. No work shall commence until drawings fully detailing all external joinery details (windows and doors) have been submitted to and approved in writing by the Local Planning Authority. Works shall be carried out strictly in accordance with the details as are approved and retained thereafter unless otherwise agreed in writing with the Local Planning Authority. 9. No works shall commence until drawings fully detailing external decorative finishes (joinery and walls) have been submitted to and approved in writing by the Local Planning Authority. Works shall be carried out strictly in accordance with the details as are approved and retained thereafter unless otherwise agreed in writing with the Local Planning Authority. 10. Notwithstanding the application documentation / drawings no windows shall be inserted into the south facing side elevation of the proposed development. 11. Details of any service penetrations, including pipework, extracts, vents and flues should be indicated on a detailed drawing to be submitted to and approved in writing prior to commencement of development. 12. No part of the development shall commence until a noise survey in order to determine noise levels for both day and night has been carried out, and a detailed report of the survey findings together with a detailed scheme of noise attenuation and/or noise insulation measures has been submitted to and approved in writing by the Local Planning Authority. The measures as are approved shall be fully implemented prior to the first occupation / use of the development.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. In the interests of enhancing / protecting the character and appearance of the Conservation Area. 3. In the interests of enhancing / protecting the character and appearance of the Conservation Area. 4. In the interests of enhancing / protecting the character of the Conservation Area. 5. To protect the amenities of nearby residential peroperties and the occupiers of the proposed development. 6. To protect the amenities of nearby residential properties and the occupiers of the proposed development. 7. In the interests of the character of the Conservation Area. 8. In the interests of preserving / enhancing the character and appearance of the Conservation Area. 9. In the interests of preserving / enhancing the character and appearance of the Conservation Area. 10. In the interests of adjoining residential amenity.

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11. In the interests of preserving / enhancing the character of the Conservation Area. 12. To protect the amenities of the occupiers of the approved properties.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0989 LAND ADJACENT TO RED LION 20/11/2018 PUBLIC HOUSE MARFORD HILL MARFORD WREXHAM COMMUNITY: LL12 8SN CASE OFFICER: Gresford MP DESCRIPTION: APPLICATION FOR VARIATION OF WARD: CONDITION NO. 10 IMPOSED AGENT NAME: Marford & Hoseley UNDER APPEAL REF Q & A PLANNING APP/H6955/A/13/2209711 MR JOHNATHAN (PLANNING REF P/2012/0830) TO MARTIN ALLOW FOR DELIVERIES AND SERVICING TO TAKE PLACE BETWEEN 7.00 AND 22.00 MONDAY TO SATURDAYS (THE PROPOSAL SEEKS TO EXTEND THE DELIVERY PERIOD BY 30 MINUTES IN THE MORNING)

APPLICANT(S) NAME: NEW RIVER REIT

______P/2018/0989 THE SITE

Application site

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PROPOSAL

As above.

HISTORY

P/2012/0830 ERECTION OF RETAIL UNIT AND ASSOCIATED WORKS. Refused 3.6.2013 P/2014/0813 INSTALLATION OF GLAZED SHOP FRONT, INCLUDING ATM - TO VARY PREVIOUS APPROVED PLANS FOR CONVENIENCE STORE. Granted 5.1.2015 P/2016/0025 APPLICATION FOR NON-MATERIAL AMENDMENT TO PLANNING PERMISSION P/2014/0813 TO AMEND POSITION OF ENTRANCE AND ATM. Granted 2.2.2016 P/2016/0379 ERECTION OF ONE NEW CANOPY WITHIN THE PLANT, BINS AND CAGES AREA. Granted 10.6.2016 P/2016/0493 DISPLAY OF ADVERTISEMENTS. Granted 4.7.2016 P/2016/0565 NON-MATERIAL AMENDMENT TO PLANNING PERMISSION P/2012/0830 (APPEAL DECISION APP/H6955/A/13/2209711) TO AMEND: A) THE POSITION OF ACOUSTIC AND BOUNDARY FENCES B) THE LENGTH AND POSITION OF POST AND RAIL FENCES WITHIN CAR PARK C) THE LAYOUT OF THE CAR PARK TO INCLUDE THE PROVISION OF A PARENT AND CHILD PARKING SPACE D) THE POSITION OF A RETAINING WALL E) THE NUMBER OF CYCLE PARKING SPACES THROUGH THE PROVISION OF AN ADDITIONAL CYCLE PARKING STAND Granted 11.7.2016

DEVELOPMENT PLAN

Within settlement. Policy GDP1 applies.

CONSULTATIONS

Community Council: No objection Local Member: There are concerns about this proposal. Whilst I can see the effort to monitor sound regarding deliveries, it hasn't taken into account the sound and disruption when more than one delivery arrives.

Please see the attached photo taken by a resident, this was taken around 13:10 on 9/11/18. Both

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vehicles are clearly parked illegally and causing a lot of disruption to other vehicles with a possible danger to pedestrians. If this were to happen early morning with their engines running whilst waiting to deliver then I'm sure the council will be inundated with complaints. I feel better management of delivery times would be needed in order to facilitate this. Highways: No recommendations on highway grounds. Public Protection: No objection Site Notice: Expired 20.12.18 Neighbours: The owners/occupiers of 13 nearby properties notified 30.11.2018 3 objections received expressing the following concerns: - Noise; - Noise from delivery lorries as early as 4:30am; - Disturbance; If agreed must be made clear no further extensions will be allowed;

SPECIAL CONSIDERATIONS

Amenity: Condition 10 of the planning permission is included below:

No deliveries of goods to or collection of refuse from the retail unit hereby approved shall take place outside the hours of 07.30 and 22.00 hours on Mondays to Saturdays and between 10.00 and 18.00 hours on Sundays, with the exception of delivery of newspapers.

The applicant is seeking to vary the condition to enable deliveries to take place from 7:00 to 22:00 Monday to Saturday. No changes are sought to the delivery times on Sundays.

The applicant is accompanied by a noise assessment which found the following:

The proposed delivery period is between 07:00 and 20:00 hours, Mondays to Saturdays. The currently conditioned delivery period is between 07:30 and 20:00 hours, Mondays to Saturdays. It should be noted that the background sound level between the assessment period (07:00 - 08:00 hours) is the same as that of the following one-hour period (08:00 – 09:00 hours). Therefore, it is likely there would be no change in the background sound climate experienced at the receptor between the conditioned and proposed delivery periods.

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One the basis of the above, permitting deliveries to take place half an hour earlier than at present Monday to Saturday is unlikely to give to unacceptable impacts to residential amenity.

On the basis of the above, I do not believe that conditions are required to secure noise mitigation over and above that already in place at the site. There is a Service and Delivery Management Plan (SDMP) in place in accordance with the requirements of condition 03 of the planning permission • Reversing alarms on vehicles not to be used at any time whilst the delivery vehicles are within the service area. • The engines of the delivery vehicles will remain switched off while the vehicles are within the service area. • Signs to be posted within the delivery area reminding drivers of the permitted delivery hours. • Drivers will be instructed to manoeuvre slowly and carefully and avoid over-revving their engines.

The delivery area is also enclosed by an acoustic fence as required by condition 13 of the planning permission.

The noise assessment does suggest some additional measures not included in the extant SDMP namely: i. Drop heights should be reduced to their lowest practicable levels; ii. A low noise, rubber floor should be considered in both delivery vehicles and around the delivery area with consideration given to low noise surfaces to the areas where the trolleys are moved; iii. Plastic (ideally rubber) wheels should be used on trolleys; iv. Use of radios should not be permitted; v. All staff (including delivery drivers) should be made aware of the necessity to keep noise to a minimum.

It would not be possible to enforce a planning condition that imposed a requirement for deliveries to take place in accordance with i, ii (in respect of the floor of delivery vehicles), iii, iv or v. In respect of the floor of the delivery area, this is enclosed by the acoustic fence which should provide adequate mitigation in respect of the noise of trolleys or cages being take on or off the delivery vehicles.

An issue of delivery vehicles parking on the highway has been brought to my attention by the local member however I consider this to be unrelated to the times deliveries can take place. Furthermore it also lies outside of the scope of planning control given that the vehicles had parked on the highway. Varying the delivery times as proposed is in any case unlikely to increase the risk of these incidents occurring in future.

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CONCLUSION

I am satisfied that the proposals can take place without unduly impacting upon the standard of amenity afforded to nearby occupiers and as such the proposal accords with policy GDP1(f).

RECOMMENDATION Permission is GRANTED

CONDITION(S)

1. The development shall operate in strict accordance with the Service and Delivery Management Plan approved on 23 December 2014. 2. The Travel Plan approved on 23 December 2014 shall be implemented in accordance with the approved details and remain operational for the life of the development. 3. The vehicular access to the south west shall provide visibility splays of 2.4m x 41m to the south west and 2.4m x 53m to the north east measured to the nearside edge of the adjoining highway at all times. Within these splays there shall be no obstruction in excess of 1m in height above the level of the adjoining highway. The splays shall be permanently retained clear of any such obstruction to visibility. 4. The site car park and access shall at all times be signposted, marked and operated in accordance with the provisions contained within the Transport Statement (dated May 2013) to allow entry only through the eastern access and exit only through the western access as shown on the approved drawing number 3405-P01 Rev G. 5. The steel post and rail fence installed in accordance with drawing RF19-2000 Revision G shall be permanently retained. 6. No deliveries of goods to or collection of refuse from the retail unit hereby approved shall take place outside the hours of 07.00 and 22.00 hours on Mondays to Saturdays and between 10.00 and 18.00 hours on Sundays, with the exception of delivery of newspapers. 7. All commercial vehicles visiting the retail unit for the delivery and collection of goods shall be limited to vehicles not exceeding 12.6m in length but rigid vehicles not exceeding 11m in length. 8. The acoustic fence has been fully erected in accordance with drawing number RF19-0310 Revision 0 and the Noise Assessment (dated 11 November 2012) shall be permanently retained. 9. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at the nearest noise sensitive premises and measurements and assessment shall be made in accordance with BS4142:1997 'Method of Rating Industrial Noise Affecting Mixed Residential and Industrial Areas'. 10. The retail unit hereby permitted shall not be open to customers outside the following times: 07.00 hours to 23.00 hours on any day.

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11. The internal floorspace of the retail unit hereby approved shall comprise no more than 383 sq m gross, of which no more than 300 sq m shall be net retail floorspace.

REASON(S)

1. To ensure the site operates in a manner that does not prejudice highway safety and minimises the impact upon the occupiers of nearby properties. 2. To encourage visitors to the shop to travel by non-car means in the interests of promoting sustainable transport choices. 3. To ensure that adequate visibility is provided at the proposed point of access to the highway. 4. In the interests of highway safety by ensuring that vehicles to do not exit via the eastern access which suffers from sub-standard visibility. 5. To prevent vehicles overhanging the footway in the interests of pedestrian safety. 6. To protect the amenities of the occupiers of nearby properties. 7. To ensure the site is only served by vehicles that can safely enter, leave and manoeuvre within it. 8. To protect the amenities of the occupiers of nearby properties. 9. To protect the amenities of the occupiers of nearby properties. 10. To protect the amenities of the occupiers of nearby properties. 11. To ensure the development accords with policy S6 of the Wrexham Unitary Development Plan.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /1032 53 CORONATION STREET CEFN 05/12/2018 MAWR WREXHAM LL14 3PL COMMUNITY: CASE OFFICER: Cefn DESCRIPTION: PF USE OF PREMISES FOR THE PARKING AND OPERATION OF 1 NO WARD: TAXI HIRE VEHICLE (PREVIOUSLY AGENT NAME: Cefn GRANTED UNDER PLANNING MR ANDREW PERMISSION CODE NO. HAMBLETT P/2017/0547)

APPLICANT(S) NAME: MR ANDREW HAMBLETT

______

THE SITE

Site

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PROPOSAL

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

HISTORY

P/2017/0547 USE OF PREMISES FOR THE PARKING AND OPERATION OF 1 NO TAXI HIRE VEHICLE. GRANTED 04.09.2017

PLANNING POLICY

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

CONSULTATIONS

Community Council: Objects as Coronation Street is already congested with cars parked on the public highway which is making it increasingly difficult for other road users and buses to navigate on this road, making it a safety concern. It would be unfair for this application to be granted as it would be preferential over fellow neighbouring properties.. Local Member: Cllr D. Wright. I do have concerns about this as the street is extremely busy particularly with the bus traffic and problems with residents parking along the top part of Coronation Street entering the street from Plas Kynaston Lane, There are usually cars parked from the bus stop right to the junction, my concerns are for safety reasons. Site notice: Expired 04.01.2019 Highways: No objection subject to conditions to limit the number of taxis to one vehicle (as per previous planning application observations) Public Protection: No comments. Neighbouring occupiers: 2 neighbouring occupiers notified. No representations received.

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SPECIAL CONSIDERATIONS

Background: Planning permission has previously been granted by the Planning Committee (P/2017/0547 refers). This was granted for a temporary one year period as is common practice for such development proposals. This temporary planning permission expired on 31 December 2018. This is a fresh planning application to allow for the continued use of the site for the parking and operation of a private hire vehicle.

The previous planning application was referred for consideration by the Planning Committee because of concerns raised by the Councillor D. Wright about congestion on Coronation Street and the implications this may have upon the bus service which operates along the road. There were also concerns that allowing the proposal would lead to more than one private hire vehicle at the site.

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

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

It is therefore considered that the addition of one minibus style transit van along the road associated with the dwelling would not be dissimilar to the occupant bringing home a works vehicle. The proposal is therefore considered acceptable subject a restriction to one private hire vehicle and standard conditions to ensure that no customers or other individuals associated with the operation visit the site.

Conclusion: This further application gives the council the opportunity to assess any reported instances of congestion or safety concerns directly related to the proposed development. Whilst observations have been made about the general parking circumstances along Coronation Street, none attribute them directly to the applicant. The council have very recently granted planning permission and this application simply seeks to renew – to refuse the proposal without any direct evidence would be unreasonable. I am satisfied that the proposal will not be detrimental to highway safety or the amenity of the neighbouring occupiers. I recommend that planning permission be granted on a permanent basis.

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

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To protect the amenities of the occupiers of nearby properties in accordance with policy GDP1. 3. To protect the amenities of the occupiers of nearby properties in accordance with policy GDP1. 4. To protect the amenities of the occupiers of nearby properties in accordance with policy GDP1. 5. To protect the amenities of the occupiers of nearby properties in accordance with policy GDP1.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /1055 YSGUBOR GANOL TY CANOL ROAD 11/12/2018 PENYCAE WREXHAM LL14 1UN COMMUNITY: CASE OFFICER: Rhos DESCRIPTION: SEH EXTENSION TO EXISTING CATTERY

WARD: APPLICANT(S) NAME: AGENT NAME: Ponciau MRS HELEN CZERNIAC HMC PET CULLIS CARE ARCHITECTURAL DESIGN MR S CULLIS

______P/2016/0343 THE SITE

Application site Land within the applicant’s ownership

PROPOSAL

As above.

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HISTORY

P/2001/0807 Erection of double garage. Granted 10/12/2001 P/2009/0389 Change of use of dwelling to home boarding for dogs (max 5) (in retrospect). Granted 17/07/2009 P/2016/0343 Extension to provide Cattery. Granted 04/07/2016

DEVELOPMENT PLAN

Outside of settlement limit and within a Special Landscape Area. Policies PS2, GDP1, T8 and EC5 are applicable. Local Planning Guidance Note (LPGN) No. 16 ‘Parking Standards’ is also relevant.

CONSULTATIONS

Community Council: Consulted 14/12/2018 Local Members: No observations / concerns. Highways: No objections subject to condition securing onsite parking (see Special Considerations below). Public Protection: No recommendations. Ramblers: This is near footpath Rhos 4 which should not be diverted or blocked by the development, nor during its construction. PRoW Officer: Notified 14/12/2018 NRW: No objections. Recommend advisory note about permits. Welsh Water: No comments. Site Notice: Expired 07/01/2018 Neighbours: 1 representation received raising the following concerns: • The planned extension would have an impact upon the adjacent property with customers parking on neighbouring land, causing nuisance and distress; • There is already a parking problem now that would be made worse by the development.

SPECIAL CONSIDERATIONS

Background: Planning permission for dog boarding was granted in 2009. The business then expanded in 2016 when planning permission was granted to extend and diversify the business to provide a cattery. Now proposed is an extension to the cattery to provide an additional 14 cat units, adjacent to the existing 12. The UDP does not have any specific policies regarding the extension and diversification of non-agricultural businesses located in the countryside. As such there are no grounds to object in principle to the proposals.

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Whether the proposals are acceptable or not depends upon compliance with policies GDP1 in respect of design, noise and highway safety, as well as EC5 in respect of impacts upon the Special Landscape Area. I will consider these matters in more detail below.

Design / Visual Impact: The applicant is proposing to extend the cattery building using the same uPVC frame structure with uPVC and glazed panels, extending the length of the building by 9 metres. The width, height and design will match the existing building, retaining its fairly utilitarian appearance being reflective of the intended commercial use.

Despite the fact that the resulting building will almost double in length, its relatively limited height (3.3m) together with existing boundary treatment means it will have limited impact upon the appearance of the immediate locality and will not be prominent within the wider landscape. I am therefore satisfied it will not harm the rural character of the area, and the nearby and distant viewpoints within the Special Landscape Area are protected.

Figure 1 – Existing Side Elevation

Figure 2 – Proposed Side Elevation

Amenity: The building will be far enough away from neighbouring properties to safeguard against harm to amenity by way of loss of light, or by being visually overbearing. The size increase is unlikely to give rise to significant noise and I consider the risk of significant odour to be low. It is unlikely that lots of cat owners will arrive at the site simultaneously to drop off / pick up their pets. Therefore the proposals are unlikely to result in significant additional traffic noise.

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Highways: Ty Canol Road serving the site is generally too narrow to permit the passage of two vehicles simultaneously, although there a number of passing places. The road already serves as access to the existing boarding kennels and cattery business, as well as ‘D and V Fuels’ who have a storage unit at Ty Canol Farm immediately to the south of the application site. I am unaware of any significant congestion or highway safety problems at present.

The extended building will have a total of 24 no. internal bays. If all were occupied simultaneously there is the potential for the pets of 24 individual owners to be on site at any one time. As already noted above, I consider it unlikely that lots of owners will arrive at the site simultaneously. The modest increase in traffic the development is likely to generate will not cause congestion or significantly prejudice the safety of road users.

There is an existing hard surfaced area to the south of the garage that extends into land outside of the application site but lies within the curtilage of Ysgubor Ganol. The hard surfaced area is available for parking which is adequate to serve the development given the nature of the business and likelihood of only a small number of cat owners visiting the site any one time. In any case should the need arise I see no reason why the applicant would not wish to take a flexible approach to parking provision, with visitors to the cattery and/or boarding kennels being allowed to park on any part of the hard surfaced area within the curtilage of Ysgubor Ganol.

Despite the concerns raised by the objector I have been provided with no evidence that vehicles belonging to visitors to the existing business are routinely parked on the highway.

CONCLUSION

The proposed development accords with policies GDP1, T8 and EC5, and I 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 no. 2 and as contained within the application documentation. 3. The vehicular parking and turning areas as shown on approved drawing no. 2 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.

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4. No facing or roofing materials shall be used other than those detailed on the application form and within the approved 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 3. 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. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

NOTE(S) TO APPLICANT

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

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

The development is adjacent to a public right of way and the applicant should ensure that the footpath is not interfered with. Further guidance can be obtained by contacting the Council's Rights of Way Officer on 01978 792761.

To avoid any obstruction on the adjoining public highway you are advised to ensure that sufficient parking space is available on site at all times.

The private foul drainage system associated with this development will require

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th FEBRUARY 2019 an Environmental Permit under the Environmental Permitting Regulations 2016, from Natural Resources Wales, unless an exemption applies. The applicant is advised to contact Natural Resources Wales on 0300 065 3000 for further advice and to discuss the issues likely to be raised. The applicant should be aware that a permit may not be granted. Additional guidance on 'Environmental Permitting' can be accessed: http://naturalresources.wales/permits?and?permissions/water- discharges/discharges?tosurface?water?and?groundwater/?lang=en

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /1068 ROMNEY MARFORD HILL 18/12/2018 MARFORD WREXHAM LL12 8TA COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: LP1 ERECTION OF GARAGE

WARD: APPLICANT(S) NAME: AGENT NAME: Marford & Hoseley MR CHRISTOPHER MACKENZIE - D2 ARCHITECTS GRIEVE MR LUKE JONES

______P/2018/1068 SITE

Romney is a Grade II listed building at the bottom of Marford Hill with an access off Springfield Lane.

Proposed garage

PROPOSAL

Erection of detached garage

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HISTORY

P/2014/0365 Listed building consent for internal alterations and general repairs and improvements. Granted 7/10/2014

DEVELOPMENT PLAN

Lies within the settlement limit and within Marford Conservation Area. Policies GDP1, PS2, EC7, EC8 and EC9 apply.

CONSULTATIONS

Community Council: Object on the following grounds – The building and in particular the roof is totally out of keeping with the surrounding area which forms part of the Marford Conservation Area. Fell that the proposal is contrary to the design and planning guidance set out by WCBC in particular the Maford Conservation Area Assessment which states ‘Planning applications for alterations and new development may be refused if they fail to preserve or enhance the special character of the Conservation Area. Councillors feel that the proximity to the Conservation Area should be particularly accounted for in consideration of this proposal. Highways: Requested additional information to show number of parking spaces available. The additional plan shows that 3 parking spaces are available. Local Member: Notified 21/12/2018 Site Notice: Expired 24/1/2019 Other Representations: Two letters of objection received raising the following points: • The alterations will have a significant impact on the neighbouring properties which share the courtyard. • Would object to any listed original features being removed including the outbuildings. • Concerned about materials being used for the building, including the garage door. Care must be taken to ensure it fits in with the listed buildings • Concerned about the impact of the garage on the integrity of the site. • Believe that the proposed development does not respect the scale of the area; the garage seems too

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large and out of proportion with the site as a whole. There is a risk the garage will dominate the area. • Essential to ensure that the main cobbled driveway is not damaged during the construction process. • Would object to any of the current soft landscaping being removed. Some has previously been removed and would not want to see any more lost if future developments were proposed. • Concerned that there isn’t adequate turning area for this property and the neighbouring ones as the applicants own large vehicles. • Querying whether there are any lights proposed for the exterior of the garage which would shine directly into neighbouring properties. • Concerned that all the character of the properties is being lost. • The garage appears to be the same size as a couple of the cottages.

SPECIAL CONSIDERATIONS

Proposal: The proposal is for a detached garage in the courtyard to the rear of Romney, Stone Cottage and Jasmine Cottage. These properties are the traditional white rounded buildings at the bottom of Marford Hill and are all Grade II listed. The garage replaces several outbuildings which currently stand in this location; a separate listed building consent application for the demolition of these buildings has been submitted.

The proposed garage is single storey and will be faced with timber with a sedum roof. It is modern structure in comparison to the original property, however will be located near to other more modern garage structures, in particular the garage for neighbouring Rusper House.

The property previously contained an integral garage; this was converted as part of the remodelling of the house which was approved under P/2014/0365.

Design and Amenity: The design of the building is modern and does not seek to replicate the existing buildings; this is a deliberate choice on behalf of the architect which seeks to ensure that the building will not detract from the listed setting.

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Proposed Elevations

The subservient scale, contrasting design and use of natural materials assist in minimising the impact of the new development on the setting, character and appearance of the existing properties.

The low profile of the building, together with the sloping sedum roof will ensure that there will be no adverse impact on the amenity of the neighbouring properties.

There are no proposed external lights that will affect the neighbouring properties.

Parking: The proposal seeks to maximise the use of the area and the orientation will allow vehicles to easily access the garage without compromising external parking spaces or access to the other properties.

A plan has been provided which shows how parking for 4 cars outside of the garage can be achieved without affecting the existing soft landscaping areas.

CONCLUSION

The design of the proposed garage is acceptable in relation to the neighbouring properties and the setting of the listed building.

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I therefore recommend that approval be granted.

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 PL01 Rev A, PL02 Rev X) and as contained within the application documentation. 3. No part of the development shall commence until samples of all external facing materials 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.

REASON(S)

NOTE(S) TO APPLICANT

You should be aware that no works should take place until the associated Listed Building Consent for the demolition of the building has been granted. ______

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LIST OF DELEGATED DECISIONS ISSUED

WRO P/2018/0199 UNIT A, MAESGWYN ROAD, CHANGE OF USE FROM GARAGE TO RETAIL / GRANTED WREXHAM, LL11 2AP TRADE OF CARPETS AND FLOORING (USE CLASS 14/01/2019 A1), IN RETROSPECT

MAR P/2018/0750 ERDDIG HALL, ERDDIG, REFURBISHMENT OF EXISTING VISITOR CAR PARK GRANTED WREXHAM, LL13 0YT 09/01/2019 MIN P/2018/0791 GEGIN FARM, RUTHIN APPLICATION FOR A LAWFUL DEVELOPMENT REFUSED ROAD, BWLCHGWYN, CERTIFICATE FOR THE PROPOSED USE OF 22/01/2019 WREXHAM, LL11 3UT PREMISES AS A HOME FOR UP TO 4 NO. CHILDREN OR YOUNG PEOPLE WITH UP TO 2 NO. FULL-TIME RESIDENT CARERS SLEEPING OVERNIGHT AND LIVING TOGETHER AS A SINGLE HOUSEHOLD

WRR P/2018/0799 THE ELMS, RHOSDDU APPLICATION FOR APPROVAL OF DETAILS GRANTED ROAD, WREXHAM, LL11 1EB RESERVED BY CONDITION IMPOSED UNDER 16/01/2019 PLANNING APPEAL REFERENCE NO. APP/H6955/A/17/3176350 (PLANNING CONDITION NO. P/2016/1111): CONDITION 5 - SUBMISSION OF SAMPLES OF ALL EXTERNAL FACING AND ROOFING MATERIALS

LLA P/2018/0817 LAND AT, HOME FARM, APPLICATION FOR APPROVAL OF DETAILS GRANTED GRESFORD ROAD, LLAY, RESERVED BY CONDITION IMPOSED UNDER 04/01/2019 WREXHAM, LL12 0NW PLANNING APPEAL REF: APP/H6955/A/16/3147116 (P/2014/0905):- CONDITION 13 - SUBMISSION OF DETAILS OF A SCHEME FOR THE IMPLEMENTATION OF SURFACE WATER AND LAND DRAINAGE WORKS

MAR P/2018/0824 THE WOODHOUSE, CONSTRUCTION OF NEW AGRICULTURAL GRANTED WOODHOUSE LANE, BUILDING 09/01/2019 MARCHWIEL, WREXHAM, LL13 0ST

WRO P/2018/0841 22, PLAS Y FFYNNON, PARKING AND OPERATION OF 1 NO. PRIVATE HIRE GRANTED WREXHAM, LL11 2AY VEHICLE 09/01/2019 WRO P/2018/0853 FIRST FLOOR FLAT, 1A, CHANGE OF USE FROM BEDSIT TO COMMERCIAL GRANTED BROOK STREET, TATTOO STUDIO 31/12/2018 WREXHAM, LL13 7LL

BRO P/2018/0860 CAMBRIAN COTTAGE, EXTENSIONS TO DWELLING GRANTED BETTISFIELD, 16/01/2019 WHITCHURCH, SY13 2LB

WRR P/2018/0867 53, GERALD STREET, APPLICATION FOR A LAWFUL DEVELOPMENT REFUSED WREXHAM, LL11 1EL CERTIFICATE FOR A PROPOSED REGISTERED 22/01/2019 CHILDREN'S HOME FOR UP TO TWO YOUNG PEOPLE AND TWO FULL-TIME MEMBERS OF STAFF

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GRE P/2018/0869 HILLOCK FARM, HILLOCK FIRST FLOOR EXTENSION OVER THE EXISTING GRANTED LANE, GRESFORD, UTILITY ROOM AND NEW PORCH OVER EXISTING 31/12/2018 WREXHAM, LL12 8YG FRONT ENTRANCE DOOR

HAN P/2018/0880 SADDLERS COTTAGE, PROPOSED PORCH AND GLASS BALCONY GRANTED HANMER, WHITCHURCH, 31/12/2018 SY13 3DE

BRO P/2018/0886 35, MOSSWOOD COURT, APPLICATION FOR WORKS TO TREES SUBJECT TO PART CONSENT NEW BROUGHTON, TREE PRESERVATION ORDER WCBC NO 288:- 21/12/2018 WREXHAM, LL11 6FB - FELL THE SMALLER SYCAMORE STEM AND IVY COVERED SYCAMORE STEM AND PRUNE THE REMAINING BRANCHES TO CLEAR THE BOUNDARY ADJACENT TO THE END OF THE HOUSE - FELL THE LARGER SYCAMORE CLOSEST TO THE FENCE LINE TO GROUND LEVEL AND POSITION THE STUMP TO PREVENT REGROWTH - FELL THE SMALLER STEM BY THE RAISED DECKING AREA AND PRUNE THE IVY COVERED SYCAMORE TO CLEAR THE BOUNDARY - FELL TO GROUND LEVEL THE SYCMAORE IN THE CORNER OF THE GARDEN CLOSE TO THE NEIGHBOURING BOUNDARY AND - FELL THE TWO ADJACENT HAWTHORN TREES TO CLEAR THE BOUNDARY

WRA P/2018/0893 22, THE TRIANGLE, APPLICATION FOR WORKS TO TREES SUBJECT TO GRANTED WREXHAM, LL13 9NJ TREE PRESERVATION ORDER WCBC NO. 64:- 21/12/2018 T1 MATURE OAK - LIGHTLY REDUCE CROWN BY 1 - 2 METRES TO REDUCE RISK OF BRANCH FAILURE AND TO MAINTAIN THE TREE'S CURRENT SIZE AND REMOVE DEADWOOD FROM WITHIN CROWN

CEF P/2018/0901 RIVERSDALE, CAE GWILYM APPLICATION FOR WORKS TO TREES PROTECTED GRANTED ROAD, NEWBRIDGE, BY TREE PRESERVATION ORDER WMBC NO.179 21/12/2018 WREXHAM, LL14 3JG T1 OAK - REMOVE T2 BEECH - REMOVE

WRR P/2018/0902 PRIORY COLLEGE, TY DEWI APPLICATION FOR WORKS TO TREES PROTECTED GRANTED SANT, RHOSDDU ROAD, BY TREE PRESERVATION ORDER WMBC NO. 11 21/12/2018 WREXHAM, LL11 2NF T1 HORSE CHESTNUT - REMOVE AND REPLACE WITH A MORE SUITABLE SPECIES T2 HORSE CHESTNUT - CROWN REDUCE BY 4M BACK TO SUITABLE INNER SUB-LITERARILY GROWTH POINTS AND CROWN LIFT TO 5M T3 HORSE CHESTNUT - CROWN REDUCE BY 4M BACK TO SUITABLE INNER SUB-LITERARILY GROWTH POINTS AND CROWN LIFT TO 5M

CHI P/2018/0914 ROYSTON HOUSE, CHURCH ERECTION OF BLACK LOG BURNER FLUE ON REAR GRANTED STREET, CHIRK, SIDE OF ROOF APEX 09/01/2019 WREXHAM, LL14 5HA

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HOL P/2018/0917 LAND BETWEEN, WALDEN ERECTION OF STABLES AND LAYING OF GRANTED HOUSE AND HOLT LODGE HARDSTANDING (IN RETROSPECT) 10/01/2019 COTTAGES, HUGMORE LANE, LLANYPWLL, WREXHAM, LL13 9YE

MIN P/2018/0926 BRYN FOTY, FFORDD ISAF, SINGLE-STOREY SIDE EXTENSION AND DORMERS GRANTED GWYNFRYN, WREXHAM, TO MAIN ROOF 24/01/2019 LL11 5TS

RUA P/2018/0937 COEDFAN, 33 GOLYGFAR TWO-STOREY REAR EXTENSION GRANTED EGLWYS, THE PARKLANDS, 31/12/2018 RUABON, WREXHAM, LL14 6TD

GWE P/2018/0944 LAND ADJACENT TO, LLAY DEMOLITION OF DERELICT BUILDING AND REFUSED HALL RIVERSIDE BUSINESS ERECTION OF 2 NO. PAIRS OF THREE BED SEMI- 17/01/2019 PARK, OFF MOLD ROAD, DETACHED HOUSES AND ACCESS CEFN Y BEDD, WREXHAM, ARRANGEMENTS LL12 9YG

WRA P/2018/0945 MCCOLLS, 36 TO 38 INSTALLATION OF AUTOMATED TELLER MACHINE GRANTED RHOSNESNI LANE, (ATM) (IN RETROSPECT) 31/12/2018 WREXHAM, LL12 7NA

WRA P/2018/0946 MCCOLLS, 36 TO 38 DISPLAY OF 2 NO. INTERNALLY ILLUMINATED GRANTED RHOSNESNI LANE, FASCIA SIGNS (IN RETROSPECT) 31/12/2018 WREXHAM, LL12 7NA

WRR P/2018/0962 3, GERALD STREET, NOTIFICATION OF PROPOSED WORKS TO TREES GRANTED WREXHAM, LL11 1EH IN GROSVENOR ROAD CONSERVATION AREA: 21/12/2018 - T4 GOAT WILLOW (IN FRONT GARDEN) - REDUCE HEIGHT BY 5 FEET AND THIN BY 10% - T5 ASH TREE (IN FRONT GARDEN) - REMOVE

HAN P/2018/0965 HANMER ARMS, HANMER APPLICATION FOR OUTLINE PLANNING REFUSED VILLAGE ROAD, HANMER, PERMISSION FOR 19 NO. HOLIDAY LODGES, 09/01/2019 WHITCHURCH, SY13 3DE RECEPTION BUILDING AND ANCILLARY WORKS

BRY P/2018/0971 ANNEXE AT THE COURT SUB-DIVISION OF DWELLING AND ANNEX TO FORM GRANTED YARD, 5 FFYNNON Y 2 SEPARATE DWELLINGS 10/01/2019 CEIRW, BRYMBO ROAD, BWLCHGWYN, WREXHAM, LL11 5UA

BRO P/2018/0979 MAESLLWYN HOUSE, ERECTION OF SINGLE STABLE BUILDING AND GRANTED GRANGE ROAD, ATTACHED STORE 09/01/2019 BRONINGTON, WREXHAM, SY13 3HL

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LLA P/2018/0991 P R PUGH, MINERS ROAD, APPLICATION FOR APPROVAL OF DETAILS DISCHARGED LLAY INDUSTRIAL ESTATE, RESERVED BY CONDITIONS IMPOSED UNDER 14/01/2019 LLAY, WREXHAM, LL12 0PJ PLANNING PERMISSION P/2018/0797 CONDITION 3 - SUBMISSION OF DETAILS AND ELEVATIONS OF THE ACCESS GATES CONDITION 12 - SUBMISSION OF AN UP-DATED ECOLOGICAL ASSESSMENT (GREAT CRESTED NEWT) CONDITION 13 - SUBMISSION OF A LONG TERM CONSERVATION MANAGEMENT PLAN CONDITION 14 - SUBMISSION OF A BIOSECURITY RISK ASSESSMENT

LLA P/2018/0992 P R PUGH, MINERS ROAD, APPLICATION FOR APPROVAL OF DETAILS DISCHARGED LLAY INDUSTRIAL ESTATE, RESERVED BY CONDITIONS IMPOSED UNDER 14/01/2019 LLAY, WREXHAM, LL12 0PJ PLANNING PERMISSION P/2018/0798 CONDITION 9 - SUBMISSION OF AN UP-DATED ECOLOGICAL ASSESSMENT (GREAT CRESTED NEWT) CONDITION 10 - SUBMISSION OF A LONG TERM CONSERVATION MANAGEMENT PLAN CONDITION 11 - SUBMISSION OF A BIOSECURITY RISK ASSESSMENT

BRO P/2018/0993 80, BRYN HEDD, CONSTRUCTION OF DROPPED KERB / RIGHT OF GRANTED SOUTHSEA, WREXHAM, ACCESS TO FRONT OF PROPERTY 31/12/2018 LL11 6RL

WRR P/2018/0994 97, FFORDD ESTYN, INSTALLATION OF REPLACEMENT FRONT WINDOW GRANTED WREXHAM, LL11 2TB OF BUNGALOW WITH BOW WINDOWS 31/12/2018 GLY P/2018/0996 CARREG FARM, SELATTYN, APPLICATION FOR APPROVAL OF DETAILS GRANTED WREXHAM, SY10 7NX RESERVED BY CONDITION IMPOSED UNDER 09/01/2019 PLANNING PERMISSION P/2018/0377 CONDITION 6 - SAMPLES OF ALL EXTERNAL FACING MATERIALS

WRR P/2018/0999 46 TO 47, HOPE STREET, INSTALLATION OF NEW SHOP FRONT TO FORM GRANTED WREXHAM, LL11 1BB ARCADE ENTRANCE AND NEW ROLLER SHUTTER 09/01/2019 WRR P/2018/1000 46 TO 47, HOPE STREET, DISPLAY OF 1 NO. INTERNALLY ILLUMINATED GRANTED WREXHAM, LL11 1BB HANGING SIGN AND 1 NO. INTERNALLY 09/01/2019 ILLUMINATED FASCIA SIGN

LLR P/2018/1001 THE BARN, BLAENAU DWR, PROPOSED ENTRANCE PORCH AND STAIR GRANTED BLAENAU ROAD, ACCESS TO LANDING / STUDY AND SHOWER 09/01/2019 FRONCYSYLLTE, ROOM WREXHAM, LL20 7RY

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WRO P/2018/1003 115, NORMAN ROAD, APPLICATION FOR WORKS TO TREE PROTECTED GRANTED WREXHAM, LL13 7BG BY TREE PRESERVATION ORDER WCBC NO 13 - 24/01/2019 SWEET CHESTNUT (T1) - REDUCE LOWER 3RD OF ENCROACHING BRANCHES / CROWN BY 1.5 METRES - REDUCE MID 3RD OF ENCROACHING CROWN BY MAXIMUM OF 2.5 METRES - REDUCE UPPER 3RD OF ENCROACHING CROWN BY 2 METRES - TRIM ENCROACHING TWIGGS AFFECT NO. 15 TO BOUNDARY FENCE

ROS P/2018/1005 WILLOWS END, HARWOODS SINGLE-STOREY FRONT AND SIDE EXTENSIONS GRANTED LANE, ROSSETT, 31/12/2018 WREXHAM, LL12 0EU

BRY P/2018/1006 CLERGY HOUSE, HARWD ERECTION OF DWELLING WITH ASSOCIATED GRANTED ROAD, BRYMBO ROAD, DRIVEWAY AND RETAINING WALLS (ON LAND OF 14/01/2019 WREXHAM, LL11 5BP FORMER SHOP / RESIDENTIAL ADJOINING CLERGY HOUSE)

GWE P/2018/1011 37, BEECH STREET, TWO-STOREY AND SINGLE-STOREY EXTENSION GRANTED SUMMERHILL, WREXHAM, AT REAR OF PROPERTY 14/01/2019 LL11 4UF

MAE P/2018/1015 BRIDGE HOUSE, VICARAGE PROPOSED BARN CONVERSATION TO FORM AN REFUSED LANE, PENLEY, WREXHAM, ANNEX ASSOCIATED WITH BRIDGE HOUSE 14/01/2019 LL13 0NF

WRR P/2018/1017 30 - 32, KING STREET, CHANGE OF USE FROM BOOKMAKERS TO GRANTED WREXHAM, LL11 1HF LICENSED SOCIAL CLUB 14/01/2019 LLA P/2018/1020 LAND AT, HOME FARM, APPLICATION FOR APPROVAL OF DETAILS APPROVED GRESFORD ROAD, LLAY, RESERVED BY CONDITION IMPOSED UNDER 14/01/2019 WREXHAM, LL12 0NW PLANNING PERMISSION P/2017/1054 CONDITION 5 - SUBMISSION OF FOOTWAY SCHEME

WRA P/2018/1025 20 FFORDD GARMONYDD, PROPOSED REAR AND SIDE EXTENSION GRANTED WREXHAM, LL12 8JD 09/01/2019 BRO P/2018/1026 RAVELLO, WESTMINSTER PROPOSED FIRST FLOOR EXTENSION TO PROVIDE GRANTED ROAD, BRYNTEG, 2 ADDITIONAL BEDROOMS AND BATHROOM 14/01/2019 WREXHAM, LL11 6DG TOGETHER WITH INTERNAL ALTERATIONS TO GROUND FLOOR

BAN P/2018/1027 10, FRIARS COURT, ALTERATIONS AND EXTENSIONS GRANTED BANGOR ON DEE, 09/01/2019 WREXHAM, LL13 0AT

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WRR P/2018/1030 TREES AT, MAES Y NOTIFICATION OF PROPOSED WORKS TO TREES GRANTED DDERWEN, GROSVENOR IN GROSVENOR ROAD CONSERVATION AREA:- 11/01/2019 ROAD, WREXHAM, LL11 1BS 1 NO. ELM LOCATED IN NO. 1 GROSVENOR ROAD - REMOVE BACK TO SOURCE LOWER DIAGONAL PRIMARY STEM, POSITIONED OVER SITE ACCESS 1 NO. LIME LOCATED IN NO. 11 GROSVENOR ROAD - CLEAR STEM TO A HEIGHT OF 4.0M

ERB P/2018/1035 THE OLD FOX, BANGOR CONVERSION AND EXTENSION OF EXISTING GRANTED ROAD, EYTON, WREXHAM, BUILDINGS TO FORM A DWELLING 17/01/2019 LL13 0YD

RUA P/2018/1036 8, PADDOCK ROW, NOTIFICATION OF PROPOSED WORKS TO TREES GRANTED RUABON, WREXHAM, LL14 IN RUABON CONSERVATION AREA - REDUCE 11/01/2019 6DD HEIGHT OF CONIFER HEDGE, MADE UP OF SOME 6 TREES (CURRENTLY 30 FEET APPROX HIGH) DOWN TO HALF THE CURRENT HEIGHT AND REMOVAL OF ALL WASTE

GRE P/2018/1037 CEDAR HALL, THE GREEN, NOTIFICATION OF PROPOSED WORKS TO TREES GRANTED GRESFORD, WREXHAM, IN GRESFORD CONSERVATION AREA:- 22/01/2019 LL12 8RG -1 NO CEDAR - SECTION FELL TO GROUND LEVEL - 1 NO SYCAMORE - REMOVE 2 LOWEST BRANCHES BACK TO MAIN STEM - 1 NO ASH - REMOVE DEADWOOD AND HANGING BRANCHES, REDUCE CROWN OVER GARDEN BY 3M, SEVER IVY

ROS P/2018/1038 DARLAND GROVES, TWO-STOREY EXTENSION TO REAR GRANTED DARLAND LANE, ROSSETT, 14/01/2019 WREXHAM, LL12 0BA

WRR P/2018/1043 THE PLAS COCH, PLAS APPLICATION FOR APPROVAL OF DETAILS GRANTED COCH RETAIL PARK, PLAS RESERVED BY CONDITIONS IMPOSED UNDER 21/01/2019 COCH, WREXHAM, LL11 PLANNING PERMISSION P/2018/0357- 2BW CONDITION 6 - SUBMISSION OF A CAR PARK MANAGEMENT PLAN (CPMP) CONDITION 8 - SUBMISSION OF A SERVICE AND DELIVERY MANAGEMENT PLAN (SDMP) CONDITION 10 - SUBMISSION OF A DETAILED ARBORICULTURAL METHOD STATEMENT CONDITION 15 - SUBMISSION OF FULL DETAILS OF A HARD AND SOFT LANDSCAPING SCHEME CONDITION 18 - SUBMISSION OF QUALIFIED ARCHAEOLOGICAL CONTRACTOR DETAILS

GWE P/2018/1046 HYFRYDLE, 2 DODDS LANE, REMOVAL OF CONDITION NO. 1 IMPOSED UNDER GRANTED GWERSYLLT, WREXHAM, PLANNING PERMISSION P/2017/0912 TO ALLOW 10/01/2019 LL11 4NF THE CONTINUED PARKING AND OPERATION OF 1 NO. TAXI VEHICLES

COE P/2018/1051 59 TO 60, HEOL MAELOR, CONVERSION OF EXISTING SHOP INTO 2 NO. GRANTED COEDPOETH, WREXHAM, RESIDENTIAL UNITS 16/01/2019 LL11 3NA

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WRA P/2018/1052 137, HERBERT JENNINGS GARAGE EXTENSION TO SIDE OF PROPERTY GRANTED AVENUE, WREXHAM, LL12 14/01/2019 7YT

RHO P/2018/1064 MEADOWVIEW, PARK SINGLE-STOREY EXTENSIONS TO SIDE AND REAR GRANTED ROAD, PONCIAU, 22/01/2019 WREXHAM, LL14 1HE

WRA P/2018/1065 20, FFORDD JARVIS, , TWO-STOREY SIDE EXTENSION (PART GRANTED WREXHAM, LL12 7UP DEMOLITION OF FLAT ROOF STORE TO REAR TO 16/01/2019 ENHANCE AMENITY SPACE)

WRC P/2018/1067 LAND SOUTH OF, BENTLEY APPLICATION FOR A NON-MATERIAL AMENDMENT GRANTED PLACE, RIVULET ROAD, TO PLANNING PERMISSION P/2014/0020 TO 11/01/2019 WREXHAM, LL13 8SQ, PROVIDE A NEW SINGLE POLYESTER COATED ALUMINIUM NATURAL VENTILATION LOUVRE TO EACH APARTMENT BLOCK (A & B) TO BIN STORES ONLY AT GROUND FLOOR LEVEL ADJACENT TO ACCESS DOORS

HOL P/2019/0007 CASTLE VIEW, CASTLE APPLICATION FOR APPROVAL OF DETAILS GRANTED STREET, HOLT, WREXHAM, RESERVED BY CONDITIONS IMPOSED UNDER 10/01/2019 LL13 9YL PLANNING PERMISSION P/2018/0958:- CONDITION 3 - SUBMISSION OF DETAILS OF AN ON-SITE WATCHING BRIEF CONDITION 4 - SUBMISSION OF SAMPLES OF ALL SURFACING MATERIALS

GRE P/2019/0031 BRYN Y GROES, CHESTER APPLICATION FOR NON-MATERIAL AMENDMENT GRANTED ROAD, GRESFORD, TO PLANNING PERMISSION P/2018/0118 TO AMEND 23/01/2019 WREXHAM, LL12 8UA ACCESS LOCATION AND PLANTING TO AREA OF HOME ZONE IN FRONT OF PLOTS 30 AND 32

GRE P/2019/0032 BRYN Y GROES, CHESTER APPLICATION FOR APPROVAL OF DETAILS GRANTED ROAD, GRESFORD, RESERVED BY CONDITIONS IMPOSED UNDER 23/01/2019 WREXHAM, LL12 8UA PLANNING PERMISSION REFERENCE NO. P/2018/0118 : CONDITION 14 - SUBMISSION OF FULL DETAILS OF A HARD AND SOFT LANDSCAPING SCHEME TOGETHER WITH A FIVE YEAR MAINTENANCE PLAN AND TIMESCALES FOR IMPLEMENTATION CONDITION 16 - SUBMISSION OF A SCHEME OF TREE PLANTING WITHIN THE 'HOME ZONE'

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