AGENDA ITEM NO. REPORT TO: Planning Committee REPORT NO. CPLO/69/05 DATE: 5 December 2005 REPORTING OFFICER: Chief Planning Officer CONTACT OFFICER: Bob Dewey (Ext 2470) 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. Page No 1 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 Community Code No Applicant Recommendation Page No RUA P/ 2005/0294 Dr & Mrs R Pickles REFUSE 3 – 5 RUA P/ 2005/0295 Dr & Mrs R Pickles REFUSE 6 – 8 RUA P/ 2005/0644 Mr A Roberts GRANT 9 – 13 RUA P/ 2005/0645 Mr D Roberts GRANT 14 – 19 BRO P/ 2005/0646 Mr & Mrs T A Green GRANT 20 – 23 GLY P/ 2005/0930 Mr K Tetlow REFUSE 24 – 26 WOR P/ 2005/0945 Miss G J Sproston GRANT 27 – 33 WOR P/ 2005/0951 Miss G J Sproston GRANT 34 – 37 RHO P/ 2005/0956 Trustees Bethania GRANT 38 – 41 GLY P/ 2005/1030 Mr MD Richardson GRANT 42 – 47 BRO P/ 2005/1046 Charter Developments GRANT 48 – 55 Ltd GWE P/ 2005/1050 Mr D Brooks REFUSE 56 – 58 MAE P/ 2005/1057 The Towd Partnership GRANT 59 – 67 HOL P/ 2005/1082 Mr M P Ahern GRANT 68 – 70 GWE P/ 2005/1095 Mr G Wright GRANT 71 – 73 HOL P/ 2005/1096 Waterways Aquatic & GRANT 74 – 77 Garden Centre ABE P/ 2005/1117 MDPH Ltd GRANT 78 – 81 WRO P/ 2005/1123 Barracuda Group GRANT 82 – 84 BAN P/ 2005/1127 Mr J P Davies GRANT 85 – 87 CEF P/ 2005/1138 Merlin Properties REFUSE 88 – 90 BRN P/ 2005/1145 Mrs I Bowers GRANT 91 – 93 GWE P/ 2005/1153 Mr T Bellis GRANT 94 – 98 Page No 2 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 WRO P/ 2005/1159 Pizza Hut (UK) Ltd GRANT 99 – 101 HAN P/ 2005/1170 M A Rosson GRANT 102 – 104 WRA P/ 2005/1182 Vodafone Ltd REFUSE 105 – 112 WRC P/ 2005/1186 O2 (UK) Ltd Gives Approval 113 – 118 COE P/ 2005/1189 Mr Topal REFUSE 119 – 122 WRC P/ 2005/1198 Wilson Bowden Dev Ltd & GRANT 123 – 124 Wrexham County Borough Council PEN P/ 2005/1207 Mr Neville Layhe REFUSE 125 – 126 WRR P/ 2005/1208 Mr Imran Ashiq GRANT 127 – 129 HOL P/ 2005/1212 Mr & Mrs P Jones GRANT 130 – 132 BRO P/ 2005/1224 Nunndale Quality GRANT 133 – 142 Homes Ltd CEF P/ 2005/1225 Flexsys Rubber REFUSE 143 – 145 Chemicals Ltd Total Number of Applications Included in Report – 33 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. Page No 3 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 APPLICATION NO: LOCATION: DATE RECEIVED: P/2005 /0294 Crab Mill Pen Y Lan Ruabon Wrexham 16/03/2005 DESCRIPTION: COMMUNITY: Listed Building application for restoration, CASE OFFICER: Ruabon refurbishment and extension to existing SB single residential property WARD: APPLICANT(S) NAME: AGENT NAME: Penycae & Ruabon South Dr & Mrs R Pickles T A C P _____________________________________________________________________ THE SITE A two-storey long, rectangular, brick built grade II listed dwelling and adjoining cowshed located in open countryside. To Penylan Site OS Crown Copyri ght. W CB C Licence No. LA 09021L PROPOSAL As above. RELEVANT HISTORY P/2001/0689 Certificate of Lawfulness for use of the building as a single dwelling house. Granted 14.02.2001. Page No 4 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 DEVELOPMENT PLAN Outside settlement limit in Unitary Development Plan. Policy EC9 applies. CONSULTATIONS Community Council: No objection, provided that the works acknowledge the listed status of the building. Local Member: Consulted 16.03.05 RCAHMW: The conservation of this building is to be welcomed, the 17th century chimney and medieval baying should be preserved. SPAB: Although welcoming the repair proposals and have no objection to the conversion of the farm building the re-making of the medieval hall house is not supported. Denbighshire Historical Society: Consulted 16.03.05 Wrexham Area Civic Society: Consulted 16.03.05 Flintshire Historical Society: Consulted 16.03.05 Site Notice: Expired 14.04.05 Press Notice: Expired 29.04.05 SPECIAL CONSIDERATIONS/ISSUES Background: Permission is sought for the following works to the building:- 1. Conversion of the adjoining cow shed into residential to connect to the existing dwelling. 2. Reveal the original 15th century cruck hall house. 3. Extend the gable of the dwelling by 4.3m. 4. Introduce a projecting gable on the south-west elevation of the existing dwelling. The resulting development would create three distinct and different sections, a barn conversion, a medieval cruck framed house and a timber cladded dwelling in Welsh vernacular style found in similar buildings in North Wales. Conversion of cow shed: The conversion of this building into residential accommodation is generally acceptable and apart from the proposed chimney, which is too domestic for the building all existing openings have been utilised and only one new opening has been proposed. Subject to the specific detailing of the openings, this part of the scheme is acceptable in principle. Revealing 15th Century Cruck House: Reinstating the Cruck House involves significant alteration to the existing historic fabric of the dwelling, including the removal of the slate roof, external brick walls, the 17th century beamed ceilings and the central hearth and stack. The remains of the cruck frame partitions will be restored and enclosed with new oak framed walls and a thatched roof to recreate the original two bay hall. Although the restoration of the cruck frame building may be desirable from the applicant’s point of view, the restorative works would involve Page No 5 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 destroying much of the existing fabric of the building which is listed in its own right. The removal of the existing historic fabric to allow the extensive reinstatement of lost fabric is considered unacceptable and would not respect the setting and character of the listed Extension: The extension to the dwelling is in proportion to the building and although distinctively different, the timber cladding serves to reduce its dominance and it is not considered that it would detrimentally harm the character of the existing building. Conclusion: The alterations proposed would detrimentally harm the existing characteristics of the building for which it has been listed and is therefore considered unacceptable. I recommend that Listed Building Consent be refused. RECOMMENDATION That permission be REFUSED REASON(S) 1. The proposed development by virtue of its scale and the need to demolish an extensive part of need of the building does not respect its listing and will be detrimental to the character and appearance of the existing building contrary to Policies GDP1, EC1 and EC9 of the Wrexham Unitary Development Plan. _____________________________________________________________________ Page No 6 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 APPLICATION NO: LOCATION: DATE RECEIVED: P/2005 /0295 Crab Mill Pen Y Lan Ruabon Wrexham 15/03/2005 DESCRIPTION: COMMUNITY: Restoration, refurbishment and extension CASE OFFICER: Ruabon to existing single residential property SB APPLICANT(S) NAME: WARD: Dr & Mrs R Pickles AGENT NAME: Penycae & Ruabon South T A C P _____________________________________________________________________ THE SITE A two-storey long, rectangular, brick built grade II listed dwelling and adjoining cowshed located in open countryside. PROPOSAL As above. RELEVANT HISTORY P/2005/0294 Listed Building Consent (see previous item) P/2001/0689 Certificate of Lawfulness for use of the building as a single dwelling house. Granted 14.02.2001 DEVELOPMENT PLAN Outside settlement limit in Unitary Development Plan. Policy EC9 applies. CONSULTATIONS Community Council: No objection, provided that the works acknowledge the listed status of the building. Local Member: Consulted 16.03.05 CPAT: No comments. Site Notice: Expired 19.10.05 Press Notice: Expired 04.11.05 SPECIAL CONSIDERATIONS/ISSUES Background: A certificate of lawful use of the building as a dwelling was issued in 2001. The supporting information stated that it had last been used as a dwelling in 1983. The cow shed appears to have never been used for residential purposes. Although a period of four years has elapsed since the issue of the certificate, I am not convinced that any clear evidence could be provided to show that the circumstances have changed to any material degree. Page No 7 REPORT OF THE CHIEF PLANNING OFFICER – Date 5th December 2005 Permission is sought for the following works to the building:- 1. Conversion of the adjoining cow shed into residential to connect to the existing dwelling. 2. Reveal the original 15th century cruck hall house. 3. Extend the gable of the dwelling by 4.3m. 4. Introduce a projecting gable on the south-west elevation of the existing dwelling. The resulting development would create three distinct and different sections, a barn conversion, a medieval cruck framed house and a timber cladded dwelling in Welsh vernacular style found in similar buildings in North Wales. Conversion of cow shed: The conversion of this building in to residential accommodation is generally acceptable and apart from the proposed chimney, which is too domestic for the building all existing openings have been utilised and only one new opening has been proposed.