Page No 1
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Community
Code No
Applicant
Recommendation
Page Nos
ROS
P/ 2007/0773
BASC
GRANT
3-8
HOL
P/ 2008/0041
C/O D & M PLANNING
PARTNERSHIP
MR & MRS B PIGGOTT
GRANT
9-14
HOL
P/ 2008/0107
RIDGEWAY LAND AND
PROPERTY
DEVELOPMENTS LTD
GRANT
15-20
HOL
P/ 2008/0108
TAYLOR
CONSTRUCTION AND
DEVELOPMENT LTD
GRANT
21-26
LLR
P/ 2008/0109
MISS S BULL
REFUSE
27-29
WRA
P/ 2008/0111
MR R BYROM
GRANT
30-33
MAE
P/ 2008/0116
MR PAUL WILLS
GRANT
34-38
GRE
P/ 2008/0124
NUNNDALE LTD
REFUSE
39-41
LLR
P/ 2008/0137
JUDITH DODD
REFUSE
42-44
WOR
P/ 2008/0138
D & KE ELLIS
GRANT
45-47
LLR
P/ 2008/0139
MR ALAN GORING
REF/GR
48-51
LLR
P/ 2008/0140
MR & MRS TAYLOR
REF/GR
52-55
BAN
P/ 2008/0147
MRS JONES
REFUSE
56-59
MAE
P/ 2008/0148
JR & PA HAMBLETON
GRANT
60-63
RHO
P/ 2008/0149
MORGAN ELECTRO
CERAMICS
GRANT
64-67
GRE
P/ 2008/0168
MRS GM CRAWFORD
GRANT
68-70
GRE
P/ 2008/0169
ROFFT DEVELOPMENTS
(2000) LTD
GRANT
71-76
CHI
P/ 2008/0175
P WILLIAMS
REFUSE
77-79
GRE
P/ 2008/0176
MR & MRS B BELLAMY
GRANT
80-86
CEF
P/ 2008/0192
GARRY & JO-ANN
EVANS
GRANT
87-91
CEF
P/ 2008/0197
MR M BOWEN
GRANT
92-93
Page No 2
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
WRA
P/ 2008/0200
MITCHELLS & BUTLERS
RETAIL LTD
MR N POLLARD
GRANT
94-97
BRO
P/ 2008/0202
GORDON MYTTON
DEVELOPMENTS LTD
MR GORDON MYTTON
GRANT
98-100
WRC
P/ 2008/0203
MR S WILLIAMS
GRANT
101-106
WRO
P/ 2008/0214
PRIMESIGHT LTD
MR MATT SWINDLES
GRANT
107-109
WRR
P/ 2008/0237
VODAFONE LTD
GRANT
110-113
Total Number of Applications Included in Report: 26
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 – 7 April 2008
APPLICATION NO:
P/2007 /0773
LOCATION:
BASC MARFORD MILL ROSSETT
WREXHAM
DATE RECEIVED:
20/06/2007
COMMUNITY:
Rossett
DESCRIPTION:
TWO STOREY EXTENSION FOR
OFFICE USE VIA SINGLE STOREY
LINK
CASE OFFICER:
KH
WARD:
Rossett
AGENT NAME:
Eurythmic Design
Rhona Rathbone
APPLICANT(S) NAME:
BASC
_____________________________________________________________________
P/2007 /0773
THE SITE
Existing offices, located off the B5102 and approximately 100m to the south of
Rossett Village.
Extension
Existing
access
PROPOSAL
As above.
Page No 4
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
DEVELOPMENT PLAN
Outside settlement and located in a Green Barrier, Special Landscape Area and a
floodplain. Policies GDP1, EC1, EC5 and EC12 refer.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
No objections
Notified 25.06.07
Condition required regarding construction works and
concern that as site is within the flood plain it
will increase the risk to public health.
Highways:
No objections to amended scheme to use existing
access. However, a visibility splay of 2.4 x 56m to the
north and 2.4 x 90m to the south west will be required.
To achieve the splays works will have to be carried out
to the bridge to the south west of the access which
crosses the B5102. The works would increase the width
of the footway by approximately 2m. Highways have
no objection in principle to the work with a combined
agreement under Section 38/Section 278 of the
Highways Act required. A telegraph pole and lamp
standard would need relocating to the north.
Environment Agency:
Site lies within a C2 Flood Zone. No objections on the
basis of a revised Flood Consequences Assessment
which has been submitted and which demonstrates that
the flood risk at the site is acceptable..
CCW:
No objections.
Other Representations to original submission:
1 letter of objection on grounds of:
Query whether the building of further offices is
in accord with planning policy and would be
detrimental to village’s character.
Construction of new access superflous.
Use of new access will increase congestion at
peak times, and will increase vehicular and
pedestrian safety.
Objections to adverse impact on woodland to
south west.
1 additional letter not objecting to the principle of an
extension but considers proposed design is
inappropriate and unattractive.
Additional consultation carried out 19.03.08.
Site Notice:
Expired 04.07.07
Page No 5
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
SPECIAL CONSIDERATIONS/ISSUES
Proposal/background: The application was originally submitted with the provision
of a new access through a woodland at the southern boundary of the site onto the
B5102 to serve the new and existing development. This was proposed to overcome
the problems with visibility at the existing access. However, subsequently, problems
have arisen with regard to this option and in particular the Environment Agency
requirements and the control of visibility splays. The application has now been
amended to utilise the existing access. To improve the visibility splays to acceptable
levels it is intended to widen the bridge to the south of the access and relocate a
lighting column and telegraph pole which are to the north.
Policy: In a Green Barrier the policy seeks to maintain the openness of the area. The
office extension would be within the existing curtilage of the main building and
connected to it. The site does have existing mature tree planting and the new build
would not further compromise the open character of surrounding land. The office
extension would only be seen in the context of other existing buildings with good
existing planting to help integrate the development.
Similarly, with EC5 (Special Landscape Area) the requirement is to have a high
standard of design and I am satisfied the design meets that test. Also the visual impact
is minimised. The overall quality of the landscape will be enhanced by further high
quality landscaping.
Design: The extension whilst large has been designed to be subservient to and not
compromise the character of the existing building. The extension is to the rear of the
building and the quality of the existing front façade remains intact.
The extension is linked by a glazed structure and provides a two storey building lower
than the existing in a more modern design with a range of materials including timber
and render. The building contrasts with the more traditional building but respects and
compliments the setting.
Highways: The applicants are now proposing to utilise the existing access and
Highways have required that splays of 2.4 x 56m to the north and 2.4 x 90m to the
south-west would need to be provided. To achieve the splays to the south-west works
are required to widen the bridge which would increase the footpath width by 2m
whilst relocating a lamp standard and telegraph pole to the north.
Highways are satisfied these works will provide an access with acceptable visibility
splays to cater for the additional traffic movements.
Adequate parking is provided.
Ecology: No ecology issues are raised by virtue of now using the existing access
rather than creating a new access through the woodland.
Floodplain: The development site lies within C2 Flood Zone as defined by the
development advice map, referred to under TAN 15 Development and Floodrisk. The
Page No 6
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Environment Agency initially raised concerns with the initial Flood Consequences
Assessment but a resubmitted Assessment demonstrates that the flood risk is
acceptable providing the mitigation proposals are incorporated into the scheme.
Conclusion: The provision of the additional offices is acceptable in terms of scale
and design. I raise no objections given its location and in close proximity to the
existing building. The existing tree cover will screen the building and it will not
further compromise the openness of the Green Barrier or the Special Landscape
Character.
Subject to the necessary works being carried out and in particular the works to the
bridge and provision of acceptable splays I am satisfied that there will be no increase
in highway danger. Mitigation proposals will ensure that the flood risk is acceptable.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
2.
No part of the development shall be commenced until samples of all external
facing and roofing 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.
3.
The mitigation proposals in the Revised Flood Consequence Assessment
(dated October 2007) shall be fully incorporated into the proposed scheme
concurrently with the implementation of this proposal and retained thereafter.
4.
Within 3 months of commencement of development on site, full details of both
hard and soft landscape works for the site shall be submitted to and approved in
writing by the Local Planning Authority. The works shall be implemented in
accordance with a timescale to be approved in conjunction with the scheme of details.
5.
Within six months of the first use of the development, trees and shrubs shall be
planted on the site in accordance with a scheme which has been submitted to and
approved by the Local Planning Authority. Any trees or shrubs removed, dying,
being severely damaged, or becoming seriously diseased within five years of planting
shall be replaced by trees or shrubs of a similar size and species to those originally
required to be planted.
6.
The erection of fencing for the protection of trees and shrubs shall be
undertaken before any equipment, machinery or materials are brought onto the site for
the purposes of the development, and shall be maintained until all equipment,
machinery and surplus materials have been removed from the site. The above
mentioned fencing shall consist of a scaffold framework in accordance with Figure 2
of BS 5837 (2005) comprising a vertical and horizontal framework, well braced to
resist impacts, with 2.1m vertical tubes spaced at a maximum interval of 3 metres.
Onto this, weldmesh panels shall be securely fixed with wire or scaffold clamps. This
fencing shall be erected at the full extent of the canopy of each tree and shrub.
Nothing shall be stored or placed in any area fenced in accordance with this condition
and the ground levels within those areas shall not be altered, nor shall any excavations
be made without the written permission of the Local Planning Authority.
Page No 7
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
7.
No trees or hedges shall be lopped, topped, felled or uprooted without the prior
written permission of the Local Planning Authority, nor shall any trees be wilfully
damaged.
8.
No works shall commence on site until full details of the proposed widening
works to the bridge to the south of the existing access have been submitted to and
approved by the Local Planning Authority. The building hereby approved shall not be
occupied until the works have been carried out strictly in accordance with the details
as approved
9.
Vehicle parking and turning facilities shall be provided within the curtilage of
the site in accordance with details to be submitted for further approval. Such facilities
shall be made available for those purposes prior to the first occupation of the
building(s) hereby permitted and shall thereafter be retained.
10.
Cycle parking facilities shall be provided within the curtilage of the site in
accordance with details to be submitted for the further approval of the Local Planning
Authority. Such facilities shall be made available prior to implementation of the
use(s) hereby permitted and shall thereafter be retained.
11.
The proposed access shall have a visibility splay of 2.4 x 56m to the north and
2.4 x 90m to the south-west, measured along the nearside edge of the adjoining
carriageway over land within the control of the applicant and/or the Highway
Authority. Within the splays there shall be no obstruction in excess of 1 metre in
height above the level of the adjoining carriageway. The splay shall be provided prior
to the first use/occupation of the development hereby approved and shall thereafter be
retained clear of such obstruction.
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 flood risk at the site is acceptable.
4.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
6.
To protect trees which are of significant amenity value to the area.
7.
To protect trees and hedging which are of particular value to the general visual
amenity of the area.
8.
In the interests of highway and the general visual amenities of the area.
9.
To provide for the loading, unloading, 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.
To ensure that adequate parking facilities are provided and maintained within
the curtilage of the site in the interests of the free flow of traffic, highway safety and
the amenities of the locality.
11.
To ensure that adequate visibility is provided at the proposed point of access to
the highway.
Page No 8
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
NOTE(S) TO APPLICANT
The separate written consent of the Local Highway Authority must be obtained before
any work is carried out within the confines of the highway.
With regard to Condition 09 details should include surface treatment and disabled
parking.
With regard to Condition 11 you will be required to enter into a combined agreement
with the Council under Section 38/Section 278 of the Highways Act 1980 and you
should contact BT Openreach and the Council's streetlighting section with regard to
relocation of the BT post and lighting column.
_____________________________________________________________________
Page No 9
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0041
LOCATION:
HUGMORE HOUSE HUGMORE LANE
LLANYPWLL WREXHAM
DATE RECEIVED:
16/01/2008
COMMUNITY:
Holt
DESCRIPTION:
ALTERATIONS, EXTENSIONS AND
CHANGE OF USE OF EXISTING
BUILDINGS TO FORM A WEDDING
VENUE
CASE OFFICER:
SJG
WARD:
Holt
APPLICANT(S) NAME:
MR & MRS B PIGGOTT C/O D & M
PLANNING PARTNERSHIP
AGENT NAME:
D & M PLANNING
PARTNERSHIP
_____________________________________________________________________
THE SITE
The site is on the east side of Hugmore Lane, between the A534 and Wrexham
Industrial estate. The site has an area of 0.9 hectare and includes the dwelling and
converted former farm buildings, plus the access to the south and open land to the
east.
Page No 10
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Change of use of the buildings with alterations to form a wedding venue, including a
120 seat function room, dance area, guest suite and car park. The buildings will use
the existing courtyard as the focal point, and the dwelling is to be retained. Up to 15
staff will be employed at the site in total. The existing environmental management
business will continue to be run from the office buildings, but HGV’s and plant will
be relocated to a site on Oak Road, Wrexham Industrial Estate.
RELEVANT HISTORY
CB/02293
Vehicular access
Granted 21/9/1998
P/1999/0109 Change of use of farm buildings to form offices and use of land by
environmental pollution control business. Erection sheds for storage of vehicles in
association with environmental and pollution control depot. Granted 31/7/2000
P/2001/1210 Construction of visibility splay across frontages and erection of new
wall/railings and gated entrance to Walden
Granted 20/2/2002
P/2006/0530 Temporary storage of silos
Granted 3/7/2006
P/2007/0127 Amendments to approved elevations
Granted 2/4/2007
P/2007/0166 Use of ground floor rooms as offices
Granted 2/4/2007
DEVELOPMENT PLAN
Outside settlement limits. Policies PS2 E5 T8 and GDP1 of UDP are relevant,
together with LPGN 6 7 9 and 16.
CONSULTATIONS
Holt C Council:
Local Member:
Highways:
Public Protection:
Env Agency:
Welsh water:
CCW:
Access Group:
Site Notice:
Other representations:
Very concerned with possible noise nuisance to nearby
residents from functions. Would object to any additional
building and any permission should be restricted to the
existing buildings. Also concerned on highway issues on
such a busy road.
Consulted 17/01/2008
Recommend conditions
Comments regarding noise and health & safety.
Standard advice applies
Recommend conditions
No objections. Prior ecological survey is not required.
Disabled parking should be a minimum of 6%, (4 spaces)
with a smooth path to the door
Expired 8/2/2008
Adjoining occupiers notified 21/1/2008.
SPECIAL CONSIDERATIONS/ ISSUES
Policy: The proposed use as a wedding venue is the primary use with
accommodation ancillary. The previous use as a waste disposal site demonstrates that
the agricultural use has long ceased. The proposal does not sit easily with any specific
policy but elements of E5 (Employment in the Countryside) and CLF9 (Visitor
Page No 11
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Accommodation in the countryside) would be relevant. These policies are
underpinned by the need to; demonstrate structural soundness and capability for use
without requiring extension; retaining inherent character and lastly a preference for
employment use over residential.
There would be concerns about any potential expansion/extension to the buildings.
Such further development would require planning permission.
Ecology: This issue has been the subject to correspondence with the Countryside
Council for Wales, who now accept that the only wildlife issue relates to the possible
presence of bats/ breeding birds in the buildings. As these buildings have been, or are
in the process of being, converted to office uses under previous permissions, the CCW
accept that there is no need for a prior survey. There are no issues with Great Crested
newts, as the application site is already developed, and the car park is on land
currently used as a yard for the business.
Built Conservation: The only concerns are in relation to the large openings formed
out of 3 small window openings to the West elevation, buildings C and D. This
unbalances the void to solid ratio and the rhythm of openings with the upper floor as
well as resulting in a significant loss of fabric. The existing openings could however
be altered to form single door openings which would assist in allowing additional
light to the room. To the South elevation, building D, the diagonal glazing bars
should be omitted to simplify the glazing pattern to this large opening.
These issues have been taken up with the agent, and revised plans have been
requested. Delegated powers are requested to approve this application subject to the
submission of satisfactory amended plans.
Residential amenity/ noise: The buildings are located at the southern end of a row of
dwellings on Hugmore Lane. The courtyard arrangement should provide a reasonable
protection of residents from activities associated with the proposed use. Public
Protection recommends a condition to require approval of extraction equipment etc
for the kitchens on the north side, together with insulation works.
The applicants suggest a package of measures to address noise concerns, including an
11pm stop of music and a 12 midnight closing for guests.
Highway safety/ accessibility: Highways consider the access is acceptable, given the
reduction in HGV use, providing visibility splays are improved. 10% of all parking
spaces should be provided to mobility standards. Revised plans have been received to
meet highway requirements.
Conclusion: I consider that the development would provide a good use for the
attractive rural buildings. The removal of the HGVs and plant associated with the
environmental management business would benefit local residents. However, the
issue of noise particularly late at night is one which merits particular concern but with
the measures suggested and conditioned, and the licensing controls, I am satisfied that
the impacts can be adequately controlled.
Page No 12
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That subject to receipt of satisfactory revised plans to address built conservation
requirements as outlined above, the Chief Planning Officer be given delegated
authority to grant permission, subject to the conditions specified below with such
amendments and/or additional conditions he considers necessary, and provided no
significant new issues are raised as a result of any necessary re-publicity of the
application.
CONDITIONS
1.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
2.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
3. 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.
4. Within three months of commencement of development on site, full details of both
hard and soft landscape works for the site shall be submitted to and approved in
writing by the Local Planning Authority. The works shall be implemented in
accordance with a timescale to be approved in conjunction with the scheme of
details.
5. All hard and soft landscape works shall be carried out in accordance with the
approved details as set out in Condition 5. The works shall be carried out 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.
6. Any trees or shrubs removed, dying, being severely damaged or becoming
seriously diseased within five years from the completion of the scheme shall be
replaced by trees or shrubs of similar size and species to those originally required
to be planted unless otherwise approved, in writing, by the Local Planning
Authority.
7. The vehicle parking and turning areas indicated on the approved plans shall be
laid out, surfaced and drained prior to the first use of the building hereby granted
and shall thereafter be retained for those purposes, free of all obstruction.
8. Provision shall be made within the site for the parking of six cars for disabled
persons.
9. Prior to commencement of the use of the buildings, the existing access shall be
improved to provide visibility splays of 2.4 metres by 215 metres to the south-east
and 2.4 metres by 160 metres to the north-west measured to the nearside edge of
the adjoining highway in which there shall e no obstruction in excess of 1.0 metre
in height. The splays shall be suitably maintained to retain the required visibility
thereafter.
10. Details of noise attenuation measures, air handling plant and kitchen extraction
systems shall be submitted to the Local Planning Authority prior to development
Page No 13
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
commencing and the development shall only be carried out in strict conformity
with such details as are thereby approved.
11. Notwithstanding the provisions of the Town and Country Planning (Use Classes)
Order no part of the premises shall be used except for the precise purposes
described in the application plans and documents.
12. The machinery storage building shall be used for storage purposes only in
connection with the business and/or the maintenance of the attached land.
13. There shall be no playing of amplified music between 23.00 hours and 14.00
hours.
14. The premises shall close to non-residential guests at 12 midnight and shall not reopen until 09.00 am the following day.
15. The site shall only be drained by means of a separate system of drainage with no
surface water being discharged to the foul drain/sewer.
16. The existing environmental management business shall be restricted to office use
only. There shall be no storage of any plant or machinery or the parking of
commercial vehicles or HGVs on the site at any time.
REASONS
1
To comply with Section 91(3) of the Town and Country Planning Act 1990.
2
To ensure that the development fully complies with the appropriate policies
and standards.
3
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
4
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
6
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
7
In the interests of highway safety.
8
In order to secure the satisfactory provision of facilities and access for
disabled persons.
9
To ensure that adequate visibility is provided at the proposed point of access to
the highway.
10
To ensure that the development fully complies with the appropriate policies
and standards.
11
To protect the amenities of the occupiers of nearby properties.
12
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
13
To protect the amenities of the occupiers of nearby properties.
14
To protect the amenities of the occupiers of nearby properties.
15
To ensure satisfactory drainage of the site and to avoid flooding.
16
To ensure compatibility with the permitted Wedding Venue use and in the
interests of visual and adjoining residential amenity.
NOTE(S) TO APPLICANT
The proposed development lies within a former coal mining area. You should take
account of any hazards to stability which may arise from coal working in or near the
Page No 14
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
site. Specific advice on any past working may be obtained from the Coal Authority
Mining Reports Service. Phone 0845 762 6848 or from www.coal.gov.uk.
Any operations which may involve entry into former workings, shafts or adits or
implementation of site investigations or other works may need permission from the
Coal Authority.
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
You are reminded that the Disability Discrimination Act 1995 applies to this
development.
The scheme of landscaping referred to in the above conditions shall inlcude any
changes to ground levels (shown by existing and proposed contours/levels) and any
existing vegetation (showing that to be retained) and proposed planting. In addition,
any of the following which apply to the particular site must be included:means of enclosure, car parking layout, access and circulation areas, materials for
hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play
equipment) location of services, and any historic landscape features to be
retained/improved.
This permission is granted subject to the above conditions. Some conditions may
require your attention prior to you carrying out any work on the proposal. These
conditions are known as "conditions precedent". You should be aware that it is
important that you comply with any "conditions precedent". If you do not, then any
work you undertake on the development subject of this permission would not have
planning permission.
You are advised that the premises shall comply with the Health and Safety at Work
etc Act, 1974 and you should contact the Council's Public Protection Department in
connection therewith.
The premises shall comply with the Food Safety Act 1990, and you should contact the
Council's Chief Public Protection Officer in connection therewith.
Please note the attached comments from the Environment Agency and Welsh Water.
_____________________________________________________________________
Page No 15
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0107
LOCATION:
LAND OFF DEE MEADOWS HOLT
WREXHAM
DATE RECEIVED:
04/02/2008
COMMUNITY:
Holt
DESCRIPTION:
ERECTION OF DWELLING AND
GARAGE
CASE OFFICER:
SJG
WARD:
Holt
APPLICANT(S) NAME:
RIDGEWAY LAND AND PROPERTY
DEVELOPMENTS LTD
AGENT NAME:
MCCORMICK
ARCHITECTURE LTD
_____________________________________________________________________
P
THE SITE
The site is on the south-east side of Dee Meadows, bounded by rear gardens of
dwellings in Millfield to the south-west, the A534 to the south-west, and Dee Lane in
a cutting to the north-east. It consists of an area of 0.2 hectare on the north-east side
of the land.
P/2008/0107
Page No 16
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Approval of reserved matters for the erection of a 5 bedroom, 2½ storey dwelling with
a detached double garage.
RELEVANT HISTORY
6/22251
Residential development (12 Houses), construction of new vehicular
and pedestrian access and alteration to existing vehicular access.
Granted 6/6/1994.
6/22736
Erection of 11 houses. Granted 2/11/1994.
6/22742
Erection of 5 houses. Refused 10.10.94. Appeal dismissed 12/9/1995.
6/23998
Variation of condition 8 as imposed for 6/22736 to allow transfer of
open space to alternative location. Granted 15/1/1996, subject to a
legal agreement to transfer the POS to Francis Lane playing field.
CB3374
Erection of two bungalows and construction of new vehicular and
pedestrian access. Refused 25/7/1999. Appeal dismissed 25/4/2000.
P/2000/0970 Construction of earth mounding
Granted 11/12/2000
P/2004/1224 Outline for 2 dwellings
Granted subject to a section 106
agreement following a site inspection meeting on 21/1/2005. Issued
13/12/2005
P/2007/0121 3 dwellings. Refused 4/4/2007
Land to the south-west (Millfield)
P/2004/0147 Outline for residential development & access
P/2004/1554 8 dwellings, access and landscaping
P/2006/0278 Change of use to extend private gardens
Granted 5/4/2004
Granted 11/4/2005
Granted 19/5/2006
DEVELOPMENT PLAN
The site adjoins the settlement limit as shown on the plan. The dwelling is within the
settlement limits.
CONSULTATIONS
Holt C Council:
Local Member:
Highways:
Public protection:
Environment Agency:
Welsh Water
Site Notice:
Other representations:
The design and character of the property should be more inkeeping with Dee Meadows, and appears too large for the
plot
Consulted 4/2/2008
Recommend conditions
Recommend a noise condition in view of proximity to the
A534
Recommend condition regarding sustainable drainage
Recommend conditions
Expired 3/3/2008
Adjoining occupiers notified 11/02/2008
2 objections received on grounds of:
Page No 17
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
a. The proposed 2 ½ storey houses would be totally
incongruous to the rest of the development, in terms of
siting, height and design
b. The dwellings should be sited in line with the existing
dwellings, to retain the open view seen on entering Dee
Meadows.
SPECIAL CONSIDERATIONS/ ISSUES
Previous permissions: The 2004 outline application was restricted to 2 dwellings.
The reason given for this restriction was in accordance with the UDP Inspector’s
report to ensure protection of the visual amenity of the area. Since that decision was
made, residential development has taken place between Francis Lane and the A534,
including a 2006 permission to extend rear gardens of new dwellings beyond the
settlement limits (as listed above). There was no restriction on the outline permission
relating to the height or size of the 2 dwellings.
Policy: No objections in principle in view of the fact that built development would
only take place within the Holt settlement limit. The imposition of a condition
removing permitted development rights to erect buildings in the rear gardens would
be necessary to minimise the visual impact of development alongside the by pass.
The dwelling has sufficient space within the settlement limits for private garden
space.
Landscape: The western corner of the site is the most open, allowing views to the
site from the bypass. An existing blackthorn hedge follows the top of the southern
bank for about 2/3 the width of the site and provides some screening to wider views.
The submitted details of buffer planting on land adjoining the A534 are acceptable.
Permitted development rights for the rear garden areas should be removed, to avoid
the proliferation of domestic features beyond the settlement limits.
Design: Whilst the dwelling has three storeys, the second floor (providing the 5th
bedroom and a bathroom) is within the roof pitch, and the 3 small dormer windows
are considered appropriate in this location. The rear elevation is attractive in itself.
I note the comments raised by the Community Council with regard to design and
character of the properties which they state should be more in-keeping with Dee
Meadows and that they appear too large for the plot. However, both dwellings are at
the head of the cul-de-sac, are not symmetrical due to their orientation and are
separated by a substantial gap of 8 metres. The footprints and scale of the proposed
dwellings are not significantly different to those in Dee Meadows and there are a
whole range of house types in this part of the village. In this instance variation in
design and appearance cannot alone be used as a justification for the refusal of
planning permission.
Impact on adjoining dwellings: Separation distances are met, and the new dwelling
will be at lower floor level than the existing dwellings in Dee Meadows. A gap of
some 8 metres is retained between the two dwellings, retaining the view from Dee
Page No 18
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Meadows. The shape of the land within the settlement limits does not make a
symmetrical continuation of the cul-de-sac practical.
Highway issues: No objections are raised subject to conditions. Confirmation has
been requested that condition 5 of the outline permission (relating to off-site works at
the Francis Lane/ Castle Street junction) has been met.
Drainage: The conditions of the previous permission require a surface water
attenuation scheme for storm drainage.
Noise: The outline permission does not include a noise attenuation condition.
Therefore the recommendations of the CHPPO will be forwarded as a note to
applicant.
Legal Agreement: The section 106 agreement entered into with the outline
application covered public open space provision. Advice has been obtained from the
Council’s solicitor, to the effect that the requirements of the legal agreement are now
secured. However the applicant/landowner should be made aware of the previous
agreement.
Conclusion: The revised scheme addresses the issues raised in the 2007 application
and is acceptable under the terms of the outline permission and adopted policies and
guidance.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby approved shall be commenced before 13/12/2010
2.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
3.
Prior to their use on the development, samples of all external facing 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.
4.
All hard and soft landscape works shall be carried out in accordance with the
approved details as set out on drawing No A(200)02F. The works shall be carried out
within 3 months of the first use of the development with the exception of soft
landscaping which shall be carried out in the first planting season (November to
March) or seeding season (April to September) following the first use.
5.
All trees, shrubs and hedge plants supplied shall comply with the requirements
of the current BS 3936 Specification for Nursery Stock. All pre-planting site
preparation, planting and post-planting maintenance works shall be carried out in
accordance with the requirement of the current BS 4428 Code of Practice for General
Landscape Operations (excluding hard surfaces). All new tree planting shall be
carried out in accordance with guidance contained in Section 13 of the current BS
5837 A guide for Trees in Relation to Construction - Recommendations.
Page No 19
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
6.
Any trees or shrubs removed, dying, being severely damaged or becoming
seriously diseased within five years from the completion of the scheme shall be
replaced by trees or shrubs of similar size and species to those originally required to
be planted unless otherwise approved in writing by the Local Planning Authority.
7.
The access shall be hard surfaced for a distance of 5m behind the highway
boundary before the development is brought into use.
8.
The vehicle parking and turning areas indicated on the approved plans shall be
laid out, surfaced and drained prior to the first use of the building hereby granted and
shall thereafter be retained for those purposes, free of all obstruction.
9.
No development shall take place until a scheme of foul drainage and surface
water drainage has been submitted to and approved by the Local Planning Authority.
The approved scheme shall be complete before the development is occupied
10.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, no extensions or additions to the dwelling shall
be built, erected or constructed.
11.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, no buildings (including any sheds, greenhouses,
outbuildings etc) shall be built, erected, or constructed on the land marked blue on the
approved plan.
REASON(S)
1.
To comply with Section 92 of the Town and Country Planning Act, 1990.
2.
To ensure that the development fully complies with the appropriate policies
and standards.
3.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
4.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
6.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
7.
To ensure that no deleterious material is carried onto the highway, in the
interests of highway safety.
8.
In the interests of highway safety.
9.
To ensure satisfactory drainage of the site and to avoid flooding.
10.
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.
11.
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.
Page No 20
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
NOTE(S) TO APPLICANT
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
Please note the attached comments from the Environment Agency and Public
Protection.
_____________________________________________________________________
Page No 21
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0108
LOCATION:
LAND OFF DEE MEADOWS HOLT
WREXHAM
DATE RECEIVED:
04/02/2008
COMMUNITY:
Holt
DESCRIPTION:
ERECTION OF DWELLING AND
GARAGE.
CASE OFFICER:
SJG
WARD:
Holt
APPLICANT(S) NAME:
TAYLOR CONSTRUCTION AND
DEVELOPMENT LTD
AGENT NAME:
MCCORMICK
ARCHITECTURE LTD
_____________________________________________________________________
THE SITE
The site is on the south-east side of Dee Meadows, bounded by rear gardens of
dwellings in Millfield to the south-west, the A534 to the south-west, and Dee Lane in
a cutting to the north-east. It consists of an area of 0.15 hectare on the south-west side
of the land.
P/2008/0108
Page No 22
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Approval of reserved matters for the erection of a 4 bedroom 2½ storey dwelling with
a detached double garage.
The application includes a Design and Access statement and photo-montages.
RELEVANT HISTORY
6/22251
Residential development (12 Houses), construction of new vehicular
and pedestrian access and alteration to existing vehicular access.
Granted 6/6/1994.
6/22736
Erection of 11 houses.
Granted 2/11/1994.
6/22742
Erection of 5 houses. Refused 10.10.94. Appeal dismissed 12/9/1995.
6/23998
Variation of condition 8 as imposed for 6/22736 to allow transfer of
open space to alternative location. Granted 15/1/1996, subject to a
legal agreement to transfer the POS to Francis Lane playing field.
CB3374
Erection of two bungalows and construction of new vehicular and
pedestrian access. Refused 25/7/1999. Appeal dismissed 25/4/2000.
P/2000/0970 Construction of earth mounding
Granted 11/12/2000
P/2004/1224 Outline for 2 dwellings
Granted subject to a section 106
agreement following a site inspection meeting on 21/1/2005. Issued
13/12/2005
P/2007/0121 3 dwellings
Refused 4/4/2007
Land to the south-west (Millfield)
P/2004/0147 Outline for residential development & access Granted 5/4/2004
P/2004/1554 8 dwellings, access and landscaping
Granted 11/4/2005
P/2006/0278 Change of use to extend private gardens
Granted 19/5/2006
DEVELOPMENT PLAN
The site lies part inside and part outside the settlement limits, as shown on the plan.
The dwelling is within the settlement limits. Policies GDP1, PS1, PS2 EC4 EC12 and
T8 are relevant, together with guidance notes 7, 16 and 21.
CONSULTATIONS
Holt C Council:
Local Member:
Highways:
Public protection:
Environment Agency:
Welsh Water
Site Notice:
Other representations:
The design and character of the property should be more inkeeping with Dee Meadows, and appears too large for the
plot
Consulted 4/2/2008
Recommend conditions
Recommend a noise condition in view of proximity to the
A534
Recommend condition regarding sustainable drainage
Recommend conditions
Expired 3/3/2008
Adjoining occupiers notified 11/02/2008
Page No 23
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
2 objections received on grounds of:
c. The proposed 2 ½ storey houses would be totally
incongruous to the rest of the development, in terms of
siting, height and design
d. The dwellings should be sited in line with the existing
dwellings, to retain the open view seen on entering Dee
Meadows.
SPECIAL CONSIDERATIONS/ ISSUES
Previous permissions: The 2004 outline application was restricted to 2 dwellings.
The reason given for this restriction was in accordance with the UDP Inspector’s
report to ensure protection of the visual amenity of the area. Since that decision was
made, residential development has taken place between Francis Lane and the A534,
including a 2006 permission to extend rear gardens of new dwellings beyond the
settlement limits (as listed above). There was no restriction on the outline permission
relating to the height or size of the 2 dwellings.
Policy: No objections in principle in view of the fact that built development would
only take place within the Holt settlement limit. The imposition of a condition
removing permitted development rights to erect buildings in the rear gardens would
be a means of minimising the visual impact of development alongside the by pass.
The dwelling has sufficient space within the settlement limits for private garden
space, but the rear wall is very close to the settlement limits. This issue has been
discussed with the architect, but comparison can be made with Millfield to the west.
Landscape: The western corner of the site is the most open, allowing views to the
site from the bypass. An existing blackthorn hedge follows the top of the southern
bank for about 2/3 the width of the site and provides some screening to wider views.
The submitted details of buffer planting on land adjoining the A534 are acceptable.
Permitted development rights for the rear garden areas should be removed, to avoid
the proliferation of domestic features beyond the settlement limits.
Design: Whilst the dwelling has three stories, the second floor (providing a the 3rd
and 4th bedrooms and a bathroom) is within the roof pitch, and the 4 small dormer
windows are considered appropriate in this location. The rear elevations is attractive
in itself.
I note the comments raised by the Community Council with regard to design and
character of the properties which they state should be more in-keeping with Dee
Meadows and that they appear too large for the plot. However, both dwellings are at
the head of the cul-de-sac, are not symmetrical due to their orientation and are
separated by a substantial gap of 8 metres. The footprints and scale of the proposed
dwellings are not significantly different to those in Dee Meadows and there are a
whole range of house types in this part of the village. In this instance variation in
design and appearance cannot alone be used as a justification for the refusal of
planning permission.
Page No 24
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Impact on adjoining dwellings: Separation distances are met, and the new dwelling
will be a lower floor level than the existing dwellings in Dee Meadows. A gap of
some 8 metres is retained between the two dwellings, retaining the view from Dee
Meadows. The shape of the land within the settlement limits does not make a
symmetrical continuation of the cul-de-sac practical.
Highway issues: No objections are raised subject to conditions. Confirmation has
been requested that condition 5 of the outline permission (relating to off-site works at
the Francis Lane/ Castle Street junction) has been met.
Drainage: The conditions of the previous permission require a surface water
attenuation scheme for storm drainage.
Noise: The outline permission does not include a noise attenuation condition.
Therefore the recommendations of the CHPPO will be forwarded as a note to
applicant.
Legal Agreement: The section 106 agreement entered into with the outline
application covered public open space provision. Advice has been obtained from the
Council’s solicitor, to the effect that the requirements of the legal agreement are now
secured. However the Solicitor advises that the applicant/landowner should be made
aware of the previous agreement.
Conclusion: The revised scheme addresses the issues raised in the 2007 application
and is acceptable under the terms of the outline permission and adopted policies and
guidance.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby approved shall be commenced before 13/12/2010
2.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
3.
Prior to their use on the development, samples of all external facing 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.
4.
All hard and soft landscape works shall be carried out in accordance with the
approved details as set out on drawing No A(200)01A. The works shall be carried out
within 3 months of the first use of the development with the exception of soft
landscaping which shall be carried out in the first planting season (November to
March) or seeding season (April to September) following the first use.
5.
All trees, shrubs and hedge plants supplied shall comply with the requirements
of the current BS 3936 Specification for Nursery Stock. All pre-planting site
preparation, planting and post-planting maintenance works shall be carried out in
accordance with the requirement of the current BS 4428 Code of Practice for General
Landscape Operations (excluding hard surfaces). All new tree planting shall be
Page No 25
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
carried out in accordance with guidance contained in Section 13 of the current BS
5837 A guide for Trees in Relation to Construction - Recommendations.
6.
Any trees or shrubs removed, dying, being severely damaged or becoming
seriously diseased within five years from the completion of the scheme shall be
replaced by trees or shrubs of similar size and species to those originally required to
be planted unless otherwise approved in writing by the Local Planning Authority.
7.
The access shall be hard surfaced for a distance of 5m behind the highway
boundary before the development is brought into use.
8.
The vehicle parking and turning areas indicated on the approved plans shall be
laid out, surfaced and drained prior to the first use of the building hereby granted and
shall thereafter be retained for those purposes, free of all obstruction.
9.
No development shall take place until a scheme of foul drainage and surface
water drainage has been submitted to and approved by the Local Planning Authority.
The approved scheme shall be complete before the development is occupied
10.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, no extensions or additions to the dwelling shall
be built, erected or constructed.
11.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, no buildings (including any sheds, greenhouses,
outbuildings etc) shall be built, erected, or constructed on the land marked blue on the
approved plan.
REASON(S)
1.
To comply with Section 92 of the Town and Country Planning Act, 1990.
2.
To ensure that the development fully complies with the appropriate policies
and standards.
3.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
4.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
6.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
7.
To ensure that no deleterious material is carried onto the highway, in the
interests of highway safety.
8.
In the interests of highway safety.
9.
To ensure satisfactory drainage of the site and to avoid flooding.
10.
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.
11.
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.
Page No 26
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
NOTE(S) TO APPLICANT
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
Please note the attached comments from the Environment Agency and Public
Protection.
_____________________________________________________________________
Page No 27
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0109
LOCATION:
FERNDALE HOLYHEAD ROAD
FRONCYSYLLTE WREXHAM
DATE RECEIVED:
04/02/2008
COMMUNITY:
Llangollen Rural
DESCRIPTION:
CONSTRUCTION OF DECKING (IN
RETROSPECT)
CASE OFFICER:
MP
WARD:
Llangollen Rural
APPLICANT(S) NAME:
MISS S BULL
AGENT NAME:
MISS S BULL
_____________________________________________________________________
SITE
The property lies between the A5 and the Shropshire Union Canal in Froncysyllte.
Canal
Decked area
A5 road
PROPOSAL
Retrospective permission is sought for the erection of a decked area to the rear of the
property overlooking the canal.
Page No 28
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
HISTORY
P/2000/0974 Conservatory extension. Granted 15.12.2000.
DEVELOPMENT PLAN
Within settlement limit. Policies PS2 and GPD1 apply. The site is also adjacent to
the Llangollen Canal, which was listed as a Scheduled Ancient Monument by Cadw
in February 2008. Policy EC11 therefore also applies.
CONSULTATIONS
Community Council:
Local Member:
British Waterways:
Other representations:
Site Notice:
No objection in principle but have the following
comments:
- there are a lot of negative comments made about this
decking by local residents as the structure does not
blend in;
- this is not sympathetic with the local surrounding
area;
- needs plenty of work to make sure it blends in with
the surrounding environment.
No objection provided finish is appropriate (comments
received verbally). Requests reported to committee.
Notified 17.3.08
1 letter received expressing the following objections:
- decking is an eyesore and a blot on the landscape;
- it seems totally unnecessary to have constructed
something so large and unsightly;
- this construction totally ruins the stretch of canal
from where it is totally visible;
- it should not be allowed to remain so large and
dominating.
Expired 5.3.08
SPECIAL CONSIDERATIONS
Impact: The site and the constructed deck is within an open and prominent location,
clearly seen by the public using the canal and its tow path. I believe the proposals are
inappropriate in this location for the following reasons:
1. The structure does not accord with the character of the locality, with regard to
scale and use of materials. Changes of level are achieved in adjacent rear gardens
through the use of modest stone retaining walls allowing the natural landform to
remain a visible characteristic. In comparison, the deck construction is very large
in scale and massing and therefore highly visible;
2. The visual dominance and inappropriate character of the decking adversely harms
the setting of the Scheduled Ancient Monument.
(see photograph)
Page No 29
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Conclusion: The proposals do not accord with policies GDP1 and EC11. As the
application is retrospective enforcement action will be undertaken under delegated
powers.
RECOMMENDATION
That permission be REFUSED
REASON(S)
1.
The development is inappropriate by way of its scale, use of materials and
detailing. Consequently it has a significant and detrimental impact upon the character
of the locality and harms the setting of the Llangollen Canal, a Scheduled Ancient
Monument. The proposals therefore do not accord with policies GDP1 and EC11 of
the Wrexham Unitary Development Plan.
_____________________________________________________________________
Page No 30
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0111
LOCATION:
THE GRANGE HOLLY WALKS
WREXHAM
DATE RECEIVED:
05/02/2008
COMMUNITY:
Acton
DESCRIPTION:
VARIOUS WORKS TO TREES
INCLUDING FELLING OF 1 DEAD
BIRCH TREE, 4 CHERRY TREES, 1
ROWAN TREE, 1 SYCAMORE TREE
AND 2 HOLLY TREES. CROWN
RAISE, THIN AND PRUNE TO CLEAR
HOUSE 1 COPPER BEACH TREE AND
1 OAK TREE, CROWN RAISE, THIN
AND FORMATIVE PRUNE 1 CHERRY
TREE AND REMOVE 2 BRANCHES
FROM 1 CHERRY TREE.
CASE OFFICER:
MP
WARD:
Maesydre
AGENT NAME:
STC
APPLICANT(S) NAME:
MR R BYROM
_____________________________________________________________________
SITE
The site is a mature large garden surrounding the applicant’s property located in a
residential cul-de-sac.
Page No 31
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Fell one dead Birch tree, fell four small Cherry trees, fell one small Rowan tree, fell
one defoliating Holly tree, fell one Holly tree and fell one Sycamore tree due to poor
shape and form. Additionally, the following pruning works have been applied for;
crown raise, thin and formative prune one Cherry tree, remove two overlong lateral
branches from 1 Cherry tree, crown raise, deadwood, prune to clear the house and
greenhouse and thin to improve light to house one copper Beech tree and one Oak
tree.
HISTORY
P/2007/1185 Erection of a dwelling on the front garden area Refused
DEVELOPMENT PLAN
Policy EC4: Hedgerows, Trees and Woodland.
CONSULTATIONS
The consultation letters did not give a full description of the proposed works therefore
re-consultation has been undertaken The consultation period is due to end on the 31st
March. The following written representations relate to the initial consultation and
further observations will be included in the addendum report..
Community Council:
Local Member:
Building Control:
Other representations:
No objection subject to work being carried out to the
satisfaction of the Council’s Arboricultural Officer.
Notified 5/2/08.
Notified 5/2/08.
Seven adjacent landowners notified 5/2/08. One letter of
representation received. To summarise, the proposal to
crown and prune the trees does not cause concern,
however there are concerns regarding burning of waste
that is produced as a result of the tree works.
SPECIAL CONSIDERATIONS
Comment: Two of the trees are less than three metres from the house and overhang
the roof. The Beech tree is diseased and in windy conditions they claim that the home
is in danger. In addition they also state that the trees were too close to the dwelling
when planning permission was originally granted. They propose to replace other trees
within the grounds.
Despite their claim of receiving professional advice no evidence has been submitted
to indicate that they are in a dangerous condition.
Whilst the trees do overhang the roof, works to clear the trees entirely from the roof
would be to the detriment of their amenity value and health and safety. No evidence
has been provided that would suggest that undertaking such drastic crown works are
Page No 32
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
necessary. However I consider tip pruning back of branches over the roof back to
suitable lateral branches by approximately 2- 4 metres acceptable.
The Beech tree is colonised by the Felted Beech Scale insect, but their presence on the
bark of the tree is not significant and can be removed by scrubbing the affected trunk
with water containing a very mild detergent solution. Pruning the aerial parts of the
tree’s crown will not affect the insects that are located on the trunk.
The Oak and Beech tree are close to the property, but no evidence has been submitted
that the trees are causing damage to the house. Additionally, there is no visual
evidence to indicate the trees were made dangerous due to construction damage when
the property was built and/ or extended. Also no evidence was submitted to
substantiate the claims that the trees are causing damage to patios or walls and
pruning of the crowns of the nearest trees would have no effect if this were the case.
Thinning of the Oak and Beech trees to improve light conditions cannot be justified
given their location north of the property.
Part of the application is to fell a dead Silver Birch tree which is in a dangerous
condition and is thus exempt from control. Additionally, four Cherry trees and one
Rowan tree are proposed to be felled. These are located to the rear of the house, are
approximately 2 metres in height and have been extensively poorly pruned in the past.
These trees have no amenity value and it is doubtful whether they are covered by the
Order as they might not have been planted when the Area designated Order was made.
Equally, the Holly is dying and is exempt from control. The felling of a variegated
Holly tree and a Sycamore has also been applied for. The Holly is leaning at an
approximate angle of 30 degrees, which categorises it as dangerous and the Sycamore
which is a semi-mature specimen bifurcates at approximately 4 metres. The union
between the two scaffold limbs that are growing from the bifurcation is structurally
unsound. The tree has grown new wood to either side of this union, however in my
opinion this is not enough to make the tree safe.
Other tree works applied for are the pruning of two Cherry trees, which is in
accordance with good arboricultural practice.
I note the concerns of a neighbour regarding the method of disposal of branches from
the works. This is not a material consideration, but it is believed that the contractor to
be employed to undertake the works will chip all branch wood rather than burn on site
RECOMMENDATION
That the Chief Planning Officer is given delegated authority to grant permission,
subject to the following planning conditions, upon expiry of the consultation period
provided that no new additional issues are raised.
Page No 33
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
All tree works to be undertaken to the standards set out in British Standard
3998: Recommendations for Tree Work: 1989.
2.
No branches over 7.5cms diameter to be removed from the large Beech and
large Oak trees to the rear of the property (The Grange), unless previously agreed by
the Local Planning Authority's Arboricultural Officer.
3.
No pruning works are to be undertaken on the large Beech and large Oak tree
to the rear of the property apart from the works listed here: Crown raise branches 7.5
cms diameter or less to a height no greater than 8 metres measured from ground level
and tip prune branches back by 2-4 metres in length back to a suitable lateral branch
on the side of the crown nearest the property only.
4.
Two replacement trees of a species and size to be agreed upon by the Local
Planning Authority are to be planted within the garden curtilage of the application site
at locations to be agreed upon by the Local Planning Authority during the next
available planting season.
REASON(S)
1.
To preserve the health and safety and amenity value of the trees to be worked
on.
2.
To preserve the health and safety and amenity value of the trees to be worked
on.
3.
To preserve the health and safety and amenity value of the trees to be worked
on.
4.
To ensure that the amenity of the local area is preserved.
_____________________________________________________________________
Page No 34
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0116
COMMUNITY:
Maelor South
WARD:
Overton
LOCATION:
LAND TO THE REAR & SIDE OF ROSE
COTTAGE / ARBOUR COTTAGE
CADNEY LANE BETTISFIELD
WHITCHURCH WREXHAM
DESCRIPTION:
ERECTION OF 3 DETACHED, TWOSTOREY DWELLINGS WITH SINGLE
DETACHED GARAGES, ALTERATION
TO EXISTING VEHICULAR ACCESS
AND INSTALLATION OF SEALED
CESS TANKS
DATE RECEIVED:
05/02/2008
CASE OFFICER:
DSW
AGENT NAME:
MR PAUL WILLS
APPLICANT(S) NAME:
MR PAUL WILLS
_____________________________________________________________________
THE SITE
The site is a flat grassed open area with a shelter on the site frontage. To the north
west lies The Old Shop and to the south east is the recent cul-de-sac development of
Chapel View.
site
Page No 35
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
As above. Reserved of matters application.
HISTORY
P/2007/0956 Outline for residential dev (3 no dwellings). Approved 01.10.07.
DEVELOPMENT PLAN
Within settlement limit. UDP Policy GDP1 applies.
CONSULTATIONS
County Councillor
Local Member
Public Protection
Highways
Welsh Water
Severn Trent Water
Environment Agency
British Waterways
Other Representations
Site Notice
Notified 06.02.08.
Notified 06.02.08.
Notified 06.02.08.
The proposals do not satisfy the requirements of TAN
18 in terms of visibility but there are significant benefits
to highway safety by closing the existing access to
Arbour Cottage.
No objections
No objections subject to appropriate drainage conditions
Notified 06.02.08.
06.02.08.
Two letters received from adjoining occupiers objecting
on the following grounds:
i)
Impact upon Highway Safety due to increased
traffic volumes along a narrow lane.
ii)
The development does not allow for sufficient
off-street parking. This will result in congestion
on Cadney Lane.
iii)
Adding more housing without investing in
roads/footpaths and public transport is not
sustainable.
iv)
There is no main drainage in the village and
there are dangers of foul water leaking into the
watertable.
v)
Increasing amount of development in the village
is changing the feel and quality of Bettisfield as
a rural village community.
Expired
04.03.08.
SPECIAL CONSIDERATIONS/ISSUES
Design/Appearance: The proposed layout of three dwellings ensures a continuation
of the built frontage onto Cadney Lane and reflects the pattern of development on the
adjoining site at Chapel View. The elevational treatment reflects the style of the
adjoining cottages and the roof pitch has been reduced to emulate the cottages and
Page No 36
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
reduce the height of the proposed dwellings. Plot 1 fronting Cadney Lane is in line
with the front elevation of the cottage and Plots 2 and 3 to the rear are staggered to
create a less formal layout. A mix of render on 2 plots and a soft facing brick on the
other will in my opinion help assimilate this group of dwellings into their
surroundings. All materials will be conditioned for further approval.
Amenity: The application meets Council’s adopted standards in terms of separation
distances. In addition I do not consider there will be any significant loss of visual
amenity or privacy to adjoining dwellings in Chapel View given the proposed siting
of Plots 2 and 3 which minimise opportunities for overlooking.
Highways: Highways have indicated that visibility splays appropriate to approaching
speeds in the order of 30mph should prove adequate. TAN 18 recommends the
provision of splays measuring 2.4 x 70 metres. However given the short length of site
frontage with narrow verge this cannot be achieved over land within the applicant’s
control. Highways did accept however that it may be possible to protect visibility
splays appropriate for approaching traffic speeds between 20 – 25 mph from a
centralised access and a speed survey was required as part of the outline consent.
A speed survey has been submitted by the applicant carried out by an independent
engineer. The average speed is marginally above 25 mph. Whilst the proposed
visibility splay and kerb radius is slightly substandard in both directions. The
application presents an opportunity to improve the existing access arrangements for
both Rose Cottage and Arbour Cottage, both of which have extremely substandard
visibility. In this regard the outline permission required the existing access to Arbour
Cottage to be permanently closed. This is shown on the current reserved matters
application. I therefore consider the benefits arising from this improvement would
outweigh against any possible disbenefits likely to be incurred by increased traffic
generation from the site through an access which does not completely achieve the full
recommended visibility standards.
I note the comments made by adjoining occupiers with regards to parking provision.
Amended plans have been received which provide the maximum levels of parking for
this development. The application meets the requirements of Local Planning Guidance
Note No 16 – Parking Standards.
Drainage: Despite comments made by adjoining occupiers with regards to drainage
problems in the area I am satisfied with the proposed use of a sealed watertight cess
tank and level warning device to indicate when the tank needs emptying. At this stage
I have not received any formal observations from the Environment Agency. Whilst
the Agency have not previously encouraged the use of cesspools as there is no
reasonable prospect of mains drainage being brought into the village, they have
accepted a condition which requires all foul drainage to be contained within a cess-pit.
Given the scale of development proposed, it is unlikely to give rise to significant
contamination issues or a detrimental impact upon residential amenity or
environmental conditions in the area.
Page No 37
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby approved shall be commenced before 01.10.2012.
2.
No part of the development shall be commenced until samples of all external
facing and roofing 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.
3.
The existing hedges shall be retained and shall not be cut down, grubbed out
or otherwise removed or topped or lopped so that the height of the hedges falls below
1 metre at any point without the previous written permission of the Local Planning
Authority. Any hedges removed without permission or dying or being severely
damaged within five years from the completion of development shall be replaced with
hedges of such size and species as may be agreed with the Local Planning Authority.
4.
No part of the development hereby permitted shall be commenced until full
details of both hard and soft landscape works for the site have been submitted to and
approved in writing by the Local Planning Authority. The works shall be
implemented in accordance with a timescale to be approved in conjunction with the
scheme of details.
5.
Within six months of the first use of the development, trees and shrubs shall be
planted on the site in accordance with a scheme which has been submitted to and
approved by the Local Planning Authority. Any trees or shrubs removed, dying,
being severely damaged, or becoming seriously diseased within five years of planting
shall be replaced by trees or shrubs of a similar size and species to those originally
required to be planted.
6.
No part of the development hereby granted shall be brought into use until the
existing access to Arbour Cottage has been permanently closed in accordance with the
details shown on the approved plans.
7.
No development shall commence until full details of the proposed sealed
watertight cess tank and a level warning device to indicate when the tank needs
emptying, has been approved in writing by the Local Planning Authority. The
installation of the cess tank shall be carried out strictly in accordance with the
approved details.
8.
The vehicle parking and turning areas indicated on the approved plans shall be
laid out, surfaced and drained prior to the first use of the building hereby granted and
shall thereafter be retained for those purposes, free of all obstruction.
REASON(S)
1.
To comply with Section 92 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 protect landscape features which are of significant amenity value in the
area and which would ensure a satisfactory standard of appearance the development.
4.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
Page No 38
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
6.
In the interests of highway safety.
7.
To ensure satisfactory foul water drainage.
8.
In the interests of highway safety.
_____________________________________________________________________
Page No 39
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0124
LOCATION:
CLAPPER LANE GARDENS CLAPPER
LANE GRESFORD WREXHAM
DATE RECEIVED:
07/02/2008
COMMUNITY:
Gresford
DESCRIPTION:
DEMOLITION OF EXISTING
BUNGALOW AND REPLACE WITH 2
NO. FOUR BEDROOM DWELLINGS
AND ALTERATION TO VEHICULAR
ACCESS
CASE OFFICER:
SJG
WARD:
Gresford East & West
AGENT NAME:
BLUE PRINT
APPLICANT(S) NAME:
NUNNDALE LTD
_____________________________________________________________________
THE SITE
The site is on the west side of Clapper Lane. The site has an area of 0.27 hectare and
contains a bungalow at the southern end.
PROPOSAL
As above. The dwellings are four bedroom, two storey properties. The design
includes a large projecting two storey front gable containing an integral double garage
Page No 40
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
with master bedroom above. Foul drainage is to septic tank. The access would be
slightly south of the centre of the frontage, adjoining a speed hump.
RELEVANT HISTORY
7215 Dwelling
Withdrawn 21/11/1980
DEVELOPMENT PLAN
Within settlement limits and is affected by 2 tree preservation orders, including TPO
WBC 109 preserving three trees on the site. Policies H2 EC4 and GDP1 of UDP are
relevant, together with LPGN 7 and 21.
CONSULTATIONS
Gresford C Council:
Local Member:
Highways:
Public Protection:
Env Agency:
Welsh water:
Site Notice:
Other representations:
Very concerned that the proposed development will be out
of keeping with the area. Any development should be
single storey only.
Concerns over 2 storey development. Requests committee
referral
Consulted 7/2/2008
Comments regarding construction works and drainage
Standard advice applies
No comments
Expired 3/3/2008
Adjoining occupiers notified 12/12/2008
6 letters of objection received, on grounds of:
a. 2 storey dwellings would be out of character with the
area
b. Overlooking and over-dominance of adjoining
dwellings
c. Dwellings will be forward of the building line and too
prominent
d. Dangerous access to a busy road
e. Question whether speed hump is to be moved
f. Footpath is inadequate
g. Additional surface water run-off may cause local
flooding
h. Parking restrictions should be brought in
i. Concerned over impact on protected trees
SPECIAL CONSIDERATIONS/ ISSUES
Visual amenity and character: The dwellings along this side of Clapper Lane are
bungalows or dormer bungalows, whereas along Pontycapel Lane and the eastern side
of Clapper Lane the dwellings are mostly 2 storey. The design of the dwellings
includes a single storey, hipped roof element on the outer sides of both dwellings,
giving a substantial gap between the 2 storey element and the side boundaries (7
metres minimum). In my view this creates a design which is not inappropriate for the
locality, although this is clearly a matter of judgement.
Page No 41
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
However, the projecting two storey front gable is an unattractive feature which will be
very prominent in the street scene, particularly when viewing the site from the south
or north. This is an unacceptable feature.
Residential amenity: In my opinion, the design and layout of the dwellings takes
account of the amenity of adjoining dwellings and would comply with adopted LPG
21.
Trees: The two proposed buildings appear not impact upon the TPO trees on site.
However a full aboricultural report is required to fully assess the impact of the access
and the Highway requirements for a pavement.
Highway safety: Comments are awaited. Previous discussions included a
requirement for a 2 metre footway across the frontage, but there were concerns over
the impact of the works on the protected tree close to the proposed access and it may
be appropriate to seek a compromise of a narrower pavement along all or part of the
length..
Drainage: The septic tank drainage system is a cause of concern in a developed area,
but I understand that there is no sewer available in the area. This issue will need to be
considered in detail under the Building Regulations.
Conclusion: Residential development of the site is acceptable in principle but this
scheme would not satisfactorily integrate with it surroundings and the impact on the
trees has not been resolved.
RECOMMENDATION
That permission be REFUSED
REASON(S)
1.
The development proposed would be unsatisfactory and undesirable having
regard to the design and siting of the dwellings and their relationship with adjoining
properties, in terms of the large, two-storey front gable projections. The development
would result in an unacceptable degree of visual intrusion and would prove contrary
to Policy GDP1a of the adopted Wrexham Unitary Development Plan.
2.
The proposal would be contrary to Policy EC4 of the adopted Wrexham
Unitary Development Plan as the details are not sufficient to show that the
development can be carried out without adversely affecting protected trees on the site,
as required by adopted Local Planning Guidance Note 7 Trees and Development.
_____________________________________________________________________
Page No 42
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0137
LOCATION:
4 BRON Y GAMLAS PONTCYSYLLTE
LLANGOLLEN
DATE RECEIVED:
11/02/2008
COMMUNITY:
Llangollen Rural
DESCRIPTION:
FELL 3 NO. SYCAMORE (TPO GDC 7)
CASE OFFICER:
MS
WARD:
Llangollen Rural
APPLICANT(S) NAME:
JUDITH DODD
AGENT NAME:
TREEFELLERS
_____________________________________________________________________
SITE
Page No 43
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Fell one large Sycamore and two smaller Sycamore trees. Additionally, works to
remove small branches from several trees and fell several groups of saplings has been
included on the application. The large Sycamore suffers from extreme decay and the
applicant’s justification for the removal of the two smaller Sycamores is that they
would become exposed.
HISTORY
None.
DEVELOPMENT PLAN
Within settlement Policy EC4: Hedgerows, Trees and Woodland applies.
CONSULTATIONS
Community Council:
Local Member:
British Waterways:
Other representations:
Notified
Consulted
Objection as tree felling would harm the setting of a
Scheduled Ancient Monument (Pontcysllte Aqueduct).
Not in accordance with Landscape Assessment of views
from the aqueduct and the application does not properly
identify the trees affected.
Two letters of representation have been received from
members of the public. The first objects as the trees to
be removed are within the boundary of the proposed
World Heritage Site and that the trees’ provide
screening of a modern housing estate from the aqueduct.
The second letter does not object to the tree works, but
offers suggestions on how the works are undertaken.
These suggestions are not material considerations in
determining this application
SPECIAL CONSIDERATIONS
Comment: The felling of the large Sycamore is exempt from the normal TPO
application process due to its condition.
With regards to other pruning and felling works proposed I consider that these would
be to the detriment of the woodlands structural and biodiversity value and would
reduce the screening benefits that the woodland affords the locality. Felling saplings
would lead to an even aged woodland structure, which is not a sustainable way of
managing woodlands. The applicant’s agent states that two smaller Sycamores would
become exposed if the larger Sycamore were felled. However the larger Sycamore is
to the north-west of these trees. The prevailing wind comes from the south-west and
would be unlikely to destabilise the larger Sycamore proposed to be felled. Pruning
Page No 44
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
branches of trees cannot be quantified as the locations and number of branches to be
pruned is not listed on the application.
Conclusion: The proposed works, apart from the felling of the large Sycamore would
be to the detriment of the woodlands structure, amenity and biodiversity value
therefore it is recommended that this application be refused.
It is also recommended that the applicant be informed that the larger Sycamore tree
nearest the garden is exempt from the normal TPO application process, due to it being
in a dangerous condition. The tree owner only needs to give the Local Planning
Authority five days written notice of their intention to fell the tree under the
exemption listed in the Town & Country Planning Act (as amended).
RECOMMENDATION
That permission be REFUSED
The removal of the two smaller Sycamores and the saplings and other pruning works
would be to the detriment of the woodland amenity value. To allow the proposal
would be contrary to UDP Policy EC4.
_____________________________________________________________________
Page No 45
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0138
LOCATION:
SARN VILLA SARN MALPAS
CHESHIRE
DATE RECEIVED:
11/02/2008
COMMUNITY:
Willington and
Worthenbury
DESCRIPTION:
ERECTION OF DOUBLE GARAGE
AND ATTACHED WORKSHOP
CASE OFFICER:
SJG
APPLICANT(S) NAME:
AGENT NAME:
D & KE ELLIS
D & KE ELLIS
WARD:
Bronington
_____________________________________________________________________
THE SITE
Dwelling
PROPOSAL
Erection of a pitched roof double garage and store building on land to the north of the
dwelling, in place of an existing shed. The proposal is a revised scheme for the
details approved as part of the 2006 permission.
Comparison of proposals for garage (dimensions in metres):
Ridge height Eaves height Width
P/2006/0772 5.5
2.8
9
P/2008/0138 5.5
3.2
9
Depth
5
5.75
Rooflights
0
2
Page No 46
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RELEVANT HISTORY
6/22129
Extension to dwelling
P/2006/0772 First floor extension and construction of garage
Granted 7/3/1994
Granted 4/9/2006
DEVELOPMENT PLAN
Outside settlement limit and within a Special Landscape Area. Policies GDP1 and
EC5 are relevant, together with guidance notes 13, 20 and 21.
CONSULTATIONS
Worthenbury C Council:
Local Member:
Public protection:
Site Notice:
Other representations:
Consulted 12/2/2008
Consulted 12/2/2008
Request details of use of workshop
Expired 11/3/2008
Adjoining occupiers notified 14/02/2008
2 objections/letters of concern received on grounds of:
a. Structure will not be used as a garage but will be turned
into a separate dwelling, as has happened elsewhere in
the village
b. The workshop will be used for business purposes,
causing additional noise and disturbance to local
residents
c. Additional traffic using a narrow, private access will
cause more problems
SPECIAL CONSIDERATIONS/ ISSUES
Policy: This structure is within a Special Landscape Area and outside the settlement
limits. It is replacing a smaller structure and is slightly larger than that previously
approved.
The applicant states that the large agricultural type building already on the site is used
for accommodating horses, and there are no other garages/ storage buildings available.
An alternative site for the garage could be available within the paddock to the north,
within the settlement limits. However this would have a greater impact on the
dwellings to the north. Access to the paddock is available to the north-west side of
the large building. A condition is proposed to control the future use of the structure.
For these reasons the structure is considered to be appropriate under the terms of
policies GDP1 and EC5.
Highway Issues: The traffic generated by the proposal is not considered to be a
significant issue.
Changes to previous approval: The changes will make only a small change to the
appearance of the structure from the dwellings to the north, and the overall ridge
height has not changed.
Page No 47
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
2.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
3.
The garage/store shall only be used for purposes ancillary to the use of the
dwelling as a single dwelling house and for no other purpose.
REASON(S)
1.
To comply with Section 91(3) of the Town and Country Planning Act, 1990.
2.
To ensure that the development fully complies with the appropriate policies
and standards.
3.
To protect the amenities of the occupiers of nearby properties.
NOTE(S) TO APPLICANT
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
There shall be no interference with any public or private right of way within, or
adjacent, to the application site.
_____________________________________________________________________
Page No 48
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0139
LOCATION:
2 BRON Y GAMLAS PONTCYSYLLTE
WREXHAM
COMMUNITY:
Llangollen Rural
DESCRIPTION:
CASE OFFICER:
FELL 3 NO. OAK, 2 NO. CHERRY, 1
MS
NO. SYCAMORE AND 1 NO. ASH (TPO
NO. GDC 7)
AGENT NAME:
TREEFELLERS
APPLICANT(S) NAME:
MR ALAN GORING
WARD:
Llangollen Rural
DATE RECEIVED:
11/02/2008
_____________________________________________________________________
SITE
The site is a small woodland area to the south of the applicant’s property and is within
100 metres of the Pontcysllte Aqueduct.
Page No 49
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
A Tree Preservation Order application to undertake the following works; Fell three
Oak trees, one Sycamore, one Ash and two Cherries. Additional pruning works
applied for are the removal of one stem of one Sycamore and the removal of two
lower branches from one Ash.
The applicant’s justification for their removal is that they are of poor form and are
encroaching on the road. Removal would benefit the remaining trees and encourage
new growth. It is also stated that the objective for the works is to allow more light into
the garden and to develop high canopy woodland with coppiced under-storey and at
the same time to open up views across the valley.
HISTORY
None known.
DEVELOPMENT PLAN
Policy EC4: Hedgerows, Trees and Woodland.
CONSULTATIONS
The following written representations have been received in respect of the
consultation.
Community Council:
Local Member:
British Waterways:
WCBC Internal:
Other representations:
No representations made.
No representations made.
Objection as tree felling would harm the setting of a
Scheduled Ancient Monument (Pontcysllte Aqueduct).
Not in accordance with Landscape Assessment of views
from the aqueduct and the application does not properly
identify the trees affected.
The landscape Officer recommends refusal due to
adverse impact on World Heritage Site, SLA and
Conservation Area.
Two letters of representation have been received from
members of the public. The first objects as the trees to
be removed are within the boundary of the proposed
World Heritage Site and that the trees’ provide
screening of a modern housing estate from the aqueduct.
The second letter does not object to the tree works, but
offers suggestions on how the works are undertaken.
These suggestions are not material considerations in
determining this application
Page No 50
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
SPECIAL CONSIDERATIONS
Comment: Some of the trees are of poor form compared to an open grown specimen
such as a park tree with good form. However the trees are growing within a small
woodland where form is not so important compared to other issues such as
biodiversity and ecological issues. The applicant has raised no issues regarding the
safety of the trees in question and I could not see any problems with encroachment
over the highway.
The applicant states that removal of the trees would benefit the remaining woodland.
I would not consider this to be entirely the case. However, the removal of the small
Sycamore, Ash stem and two Cherries would be to the benefit of the woodland as
these are either suppressed specimens or are growing too close to other trees for them
to develop fully.
With regards to other felling works proposed I consider these would be to the
detriment of the woodland’s structural and biodiversity value and would reduce the
screening benefits that the woodland affords the locality.
Pruning branches of the Ash tree cannot be quantified, as the location of the tree was
not ascertained due to inadequate information being presented by the applicant.
Whilst removing one of the stems of a large twin stemmed Sycamore could introduce
decay into the other stem by opening up a large wound. There is no necessity to
remove this stem as the union between it and the other stem appears to be structurally
sound.
Conclusion: The proposed felling of the Sycamore tree, two Cherries and Ash stem
would not be to the detriment of the woodlands character, amenity and biodiversity
value. Whilst the other felling works of the three Oak trees would be to the detriment
of the woodlands character and amenity value. Pruning works to the Ash tree have not
been quantified and removal of one stem from the large Sycamore is not necessary.
RECOMMENDATION A
It is recommended that the application is partly approved and partly refused, subject
to the following conditions:
CONDITION(S)
1.
All approved tree works to be undertaken to the standards set out in British
Standard 3998: Recommendations for Tree Work: 1989.
2.
Approval is granted to fell one Sycamore tree, two Cherry trees and one Ash
stem only. The applicant or applicant's agent is to properly identify these trees to the
satisfaction of the Council's Arboricultural Officer before the works commence.
3.
All trees removed will be replaced with suitable replacement trees of a species
and size and planting location to be agreed upon by the Local Planning Authority.
Replacement planting to be undertaken during the next available planting season.
Page No 51
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
REASON(S)
1.
To preserve the health and safety and amenity value of the trees to be worked
on.
2.
To properly identify the trees to be felled so those trees not approved for
felling are not removed.
3.
To ensure that the amenity of the local area is preserved and that the woodland
structure and biodiversity are maintained.
RECOMMENDATION B
That the Chief Planning Officer is given delegated authority to grant part permission,
subject to the above planning conditions, upon expiry of the consultation period
provided that no additional issues are raised.
_____________________________________________________________________
Page No 52
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0140
LOCATION:
3 BRON Y GAMLAS PONTCYSYLLTE
WREXHAM
DATE RECEIVED:
11/02/2008
COMMUNITY:
Llangollen Rural
DESCRIPTION:
FELL 2 NO. HORSE CHESTNUT, 3 NO.
HAWTHORN AND 3 NO. SYCAMORE
(TPO NO. GDC 7)
CASE OFFICER:
MS
WARD:
Llangollen Rural
APPLICANT(S) NAME:
MR & MRS TAYLOR
AGENT NAME:
TREEFELLERS
_____________________________________________________________________
SITE
The site is a small woodland area to the south of the applicant’s property and is within
100 metres of the Pontcysllte Aqueduct.
Page No 53
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Fell two Horse Chestnut trees, fell three Hawthorn trees, fell three Sycamore trees,
fell 2 small Ash trees and fell various sapling trees.
The applicant states that the trees selected for felling are of poor structure and are not
beneficial to the woodland group. Felling would improve light and airflow for the
remaining trees. They also state that the larger Sycamore tree at the top of the bank
has decay at the base of the tree, unstable ground beneath, that the crown is
unbalanced and that the tree provides minimal benefit to the woodland group.
HISTORY
None known.
DEVELOPMENT PLAN
Policy EC4: Hedgerows, Trees and Woodland.
CONSULTATIONS
The following written representations have been received in respect of the
consultation.
Community Council:
Local Member:
British Waterways:
WCBC Internal:
Other representations:
No representations made.
No representations made.
Objection as tree felling would harm the setting of a
Scheduled Ancient Monument (Pontcysllte Aqueduct).
Not in accordance with Landscape Assessment of views
from the aqueduct and the application does not properly
identify the trees affected.
The landscape Officer recommends refusal due to
adverse impact on World Heritage Site, SLA and
Conservation Area.
Two letters of representation have been received from
members of the public. The first objects as the trees to
be removed are within the boundary of the proposed
World Heritage Site and that the trees’ provide
screening of a modern housing estate from the aqueduct.
The second letter does not object to the tree works, but
offers suggestions on how the works are undertaken.
These suggestions are not material considerations in
determining this application
SPECIAL CONSIDERATIONS
Comment: I would accept the felling of the largest Sycamore which shows evidence
of low vitality, an indication of disease. This is a result of a particularly aggressive
route decay fungus.
Page No 54
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
The two Horse Chestnut stems are quite small in size and are of poor form.
Additionally, they are encroaching onto an Oak tree, which will result in the Oak
being shaded by the Horse Chestnut trees. It would be considered expedient to fell
these two trees in order to allow the Oak tree to grow unhindered.
The proposed felling of the three Hawthorn trees which do not appear to be in a
dangerous condition cannot be justified. Their removal would adversely affect
biodiversity and a woodland structure.
The removal of the two smaller Sycamore trees I find acceptable. They are growing
very close together and have a poor height to stem diameter ratio. Trees with poor
stem diameter to height ratio are far more likely to suffer wind damage such as stem
breakage or uprooting, therefore it is considered in the interests of safety to allow
these two trees to be felled.
The proposed felling of two small Ash trees and various saplings would be to the
detriment of the woodland’s biodiversity value and structure. The felling of these trees
would lead to an even aged woodland structure, which is not a sustainable method of
managing woodlands’. Small trees and saplings will eventually grow up to form the
woodland canopy. Removing these trees will mean that there are no replacements for
the larger trees when they eventually need replacing.
Conclusion: The proposed felling of the three Sycamore trees is considered necessary
for safety reasons. Similarly, the felling of two Horse Chestnut stems would be of
benefit to the nearby Oak tree. The felling of the smaller Ash trees and various
saplings would not be to the benefit of the woodland structure, biodiversity value and
amenity value of the woodland.
RECOMMENDATION A
It is recommended that the application is partly approved and partly refused, subject
to the following conditions:
CONDITION(S)
1.
All approved tree works to be undertaken to the standards set out in British
Standard 3998: Recommendations for Tree Work: 1989.
2.
Approval is granted to fell three Sycamore trees and two Horse Chestnut trees
only. The applicant or applicant's agent is to properly identify these trees to the
satisfaction of the Council's Arboricultural Officer before the works commence.
3.
All trees removed will be replaced with suitable replacement trees of a species
and size and planting location to be agreed upon by the Local Planning Authority.
Replacement planting to be undertaken during the next available planting season.
REASON(S)
1.
To preserve the health and safety and amenity value of the trees to be worked
on.
2.
To properly identify the trees to be felled so those trees are not approved for
felling are not removed.
Page No 55
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
3.
To ensure that the amenity of the local area is preserved and the woodland
structure and biodiversity is maintained.
RECOMMENDATION B
That the Chief Planning Officer is given delegated authority to grant part permission,
subject to the conditions below, upon expiry of the consultation period provided that
no additional issues are raised.
_____________________________________________________________________
Page No 56
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0147
COMMUNITY:
Bangor is y Coed
WARD:
Bronington
LOCATION:
LAND ADJACENT TO ALTHREY
LODGE OVERTON ROAD BANGOR
ON DEE WREXHAM
DESCRIPTION:
OUTLINE APPLICATION FOR
ERECTION OF 1 NO. DWELLING AND
CONSTRUCTION OF VEHICULAR
ACCESS
DATE RECEIVED:
12/02/2008
CASE OFFICER:
SJG
AGENT NAME:
DAVID OWEN
ASSOCIATES
APPLICANT(S) NAME:
MRS JONES
_____________________________________________________________________
P/
THE SITE
The site is on the east side of Overton Road approx 250 m south of the bypass bridge.
The site has an area of 0.11 hectare and consists of a lawn on the south-west side of
the existing dwelling.
Page No 57
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
As above. All matters are reserved.
RELEVANT HISTORY
6/14289
Dwelling and access Refused 7/9/1987, appeal dismissed 1/11/1988
DEVELOPMENT PLAN
Outside settlement limits and within a Special Landscape Area and in a flood zone.
Policies H5 EC5, EC12, PS2 and GDP1 of UDP are relevant, together with LPGN 13
and TAN 15.
CONSULTATIONS
Bangor on Dee C Council: Strongly object on grounds of:
a. Site is in open countryside outside the settlement and
without agricultural justification
b. Site is within the river Dee floodplain and also suffers
from surface water flooding. Such problems will get
worse in the future and occupants would be put at risk.
Development in such areas is contrary to local and
national guidance
c. Access would be unsafe due to inadequate visibility on
a dangerous road with recorded accidents
Local Member:
Notified 13/2/2008 – awaiting observations
Highways:
Consulted 13/2/2008
Public Protection:
Comments regarding construction works and drainage
Env Agency:
Recommend refusal as the site is within a zone C2
floodplain, and the Flood Consequences Assessment is not
sufficient to overcome the objection based on TAN 15.
Welsh Water:
No comments
CCW:
Consulted 6/3/2008
Site Notice:
Expired 11/3/2008
Other representations:
Adjoining occupiers notified 19/2/2008.
3 letters of objection/ comments received on grounds of:
a. Loss of amenity from 2 storey dwelling overlooking
adjoining dwellings
b. Increased traffic on a very busy and dangerous road
c. Increased noise levels in a pleasantly quiet rural
location
d. Unnecessary increase in density of built development in
a rural area, which will encourage further
developments.
e. Area is within a flood plain and is prone to flooding.
Development will increase surface water run-off.
f. Access should be on the north-western side of the plot,
to minimise adverse impact on residential amenity
Page No 58
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
SPECIAL CONSIDERATIONS/ ISSUES
Policy: Whilst the 1988 Appeal statement (which was dismissed on access grounds)
does suggest that the principle of development conforms with the infill policy as then
contained in the Clwyd County Structure Plan, this application needs to be assessed
against current policy as contained in UDP policy H5 and LPG13.
On this basis the site is not considered to be an infill plot for the following reasons:
-
this small group of dwellings cannot be referred to as being a ‘well defined built
frontage’ given that the neighbouring dwelling - ‘Hole in the Wall’ is set back
from Overton Road (LPG13 section 3 states 'dwellings set back from the highway
within substantial gardens will not be regarded as constituting a built frontage').
The gap between Althrey Lodge and Beech Croft is approx. 60m wide and cannot
be considered a ‘small gap’. Furthermore, allowing this development would not
infill the gap between the existing properties, as the garden area of the Hole in the
Wall would still break up the building line.
-
LPG13 requires that the proposed dwelling be of similar scale to those within the
frontage group as a whole. As the size of dwellings within this small group of
houses varies considerably (from a small pair of semi’s to large detached houses)
it is fair to assume the site could easily accommodate more than 2 houses if units
similar to Davro/Braemar were proposed, which is contrary to policy H5.
Approval of the proposal would also create another infill opportunity within the
curtilage of ‘Hole in the Wall’, which would result in the consolidation of a
sporadic group of dwellings in the countryside, which is again contrary to the
provisions of policy H5 (as stated in paragraph 6.12 in the reasoned justification
for this policy).
Residential Amenity: I note the observations of neighbouring occupiers with regards
to loss of amenity. Whilst it is inevitable that there would be a degree of overlooking
into adjoining garden areas detailed design at the reserved matters stage could ensure
that privacy levels can be maintained to an acceptable degree. However, this is an
outline application and the key issue here relates to the principle of development
taking place in this location.
Highway safety: This was the main reason for dismissal of the previous appeal. The
comments of Highways are awaited, but the concerns of the Community Council raise
valid points.
Flood Risk: The site is within a C2 flood risk zone, which indicates areas of the
floodplain without significant flood defence infrastructure. TAN15 suggests that only
less vulnerable development should be considered in C2 flood risk zones subject to
application of justification test, including acceptability of consequences. Emergency
services and highly vulnerable development (which includes housing) should not be
considered.
The flood risk assessment accompanying the application is not specific to this site and
is nearly 10 years old. The letter from the Environment Agency accompanying the
application recommends an updated survey to be provided, and requests information
Page No 59
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
to conform with Appendix 1 of TAN15, however this information has not been
submitted. The EA confirm their objection to the proposal.
Landscape: Should this application be considered any further, the following
elements of the proposal would require amendment to support EC5 and GDP1:
1. Delete footpath along site frontage and replace with grass verge. The path is an
inappropriate urban feature and goes no where.
2. A brick wall or low wall with railings to replicate existing, would be required along
the site frontage
Ecology: The application is close to a designated SAC site (river Dee) and further
details would be required if permission is contemplated.
Conclusion: There are fundamental objections to the proposal but even if there were
not, in the absence of detailed information regarding ecology and landscape would
necessitate significant extra detailed information before a decision could be made.
RECOMMENDATION
That permission be REFUSED
REASON(S)
1.
The development would be contrary to adopted policies on housing
development in the countryside as set out in policy H5 of the adopted
Wrexham Unitary Development Plan. The site is not considered to fall within
the definition of infilling contained in policy H5(b) and Local Planning
Guidance Note 13.
2.
The site is within Zone C2 of the floodplain of the River Dee as defined in the
Welsh Assembly Government Technical Advice Note 15. Without an
acceptable Flood Consequences Assessment to prove otherwise, there is a
possibility that the development would create additional risk of flooding to
occupiers of the property and other properties downstream, and would be
contrary to policies EC12 and GDP1(f) of the approved Wrexham Unitary
Development Plan.
3.
In the absence of detailed information about the ecological consequences and
the landscape impacts, the Council cannot be satisfied that the development
would comply with local and national policy dealing with these matters.
_____________________________________________________________________
Page No 60
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0148
LOCATION:
CADNEY VIEW CADNEY LANE
BETTISFIELD WHITCHURCH
DATE RECEIVED:
12/02/2008
COMMUNITY:
Maelor South
DESCRIPTION:
DEMOLITION OF EXISTING
DWELLING AND OUTLINE
APPLICATION FOR RESIDENTIAL
DEVELOPMENT
CASE OFFICER:
SJG
WARD:
Overton
AGENT NAME:
JR & PA HAMBLETON
APPLICANT(S) NAME:
JR & PA HAMBLETON
_____________________________________________________________________
P/2008
THE SITE
The site is on the north side of Cadney Lane at the eastern end of the village. Cadney
View is a bungalow.
Page No 61
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
As above. The applicant indicates that he is seeking permission to re-develop the site
with 1 or possibly 2 dwellings.
RELEVANT HISTORY
None.
DEVELOPMENT PLAN
Within settlement limits. Policies GDP1 H2 and EC4 of UDP are relevant, together
with LPGN 21. Circular 10/99 gives advice on drainage issues.
CONSULTATIONS
Maelor South C Council: No objection on condition that the development is for a
replacement bungalow. Would object to a 2 storey house,
as this would not be in-keeping with surrounding
properties.
Local Member:
Consulted 13/2/2008
Highways:
Consulted 13/2/2008
Public Protection:
Consulted 13/2/2008
Env Agency:
EA opposes further development in Bettisfield until a foul
sewerage scheme is implemented. Scale of development
should be defined- and special requirements will be
imposed on any development of more than 1 dwelling.
Welsh water:
No public sewers available
Site Notice:
Expired 11/3/2008
Other representations:
Adjoining occupiers notified 14/2/2008:
4 letters of objection/ comment received, on grounds of:
a. Insufficient information
b. Development should be limited to a like-for-like
replacement
c. Dwelling should maintain existing elevations and footprint
d. Any dwelling should be single storey only
e. More than 1 dwelling would be out of character with the
area
f. Area has had too much infilling
g. High water table will cause drainage problems
SPECIAL CONSIDERATIONS/ ISSUES
Policy/Scale of Development: The site is within settlement limits. I agree that more
than one dwelling would be out of character with the area and contrary to policy
GDP1. Furthermore, the site is of limited size and I am not satisfied that two
dwellings could be fitted in. Some of the dwellings on the northern side of Cadney
lane have accommodation in the roofspace, and it is considered that this possibility
should not be ruled out.
Page No 62
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Access: Some improvements to the access may be required in terms of visibility.
This will involve mainly some site clearance works along the frontage. There may be
an impact on the Scots Pine tree and these issues will be considered at the reserved
matters stage.
Trees: There are mature Scots Pine trees on the frontage which should be retained.
Drainage: The area is a known problem area for septic tank drainage and cess pools
are the norm in the area. Whilst I fully agree that mains drainage would be preferable,
I am not aware of any proposal to provide sewerage to the area and in the
circumstances I think it would be unreasonable to refuse on that ground – especially
as many recent developments have been permitted. . As suggested by Circular 10/99,
the development should be limited to one dwelling only to avoid further drainage
problems.
Conclusion: Subject to the limitation to one dwelling, it is considered that the
proposal is acceptable as an outline application with all matters reserved for
subsequent approval.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
Approval of the following details shall be obtained from the Local Planning
Authority before any part of the development is commenced:
a. the siting of the building(s)
b. the design of the building(s)
c. the external appearance of the building(s)
d. the means of access to the site and building(s)
e. the landscaping of the site.
2.
Plans and particulars of the reserved matters referred to in condition 1 (above)
shall be submitted in writing to the Local Planning Authority before the expiry of
three years from the date of this permission. The development shall only be carried
out in strict conformity with such details as are thereby approved.
3.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission or two years from the date of approval of the
last of the reserved matters required to be approved, whichever is the later.
4.
The development shall consist of 1 dwelling designed to be single storey to the
eaves.
5.
No development shall take place until a scheme of foul drainage and surface
water drainage has been submitted to and approved by the Local Planning Authority.
The approved scheme shall be complete before the development is occupied
6.
No trees shall be lopped, topped, felled or uprooted without the prior written
permission of the Local Planning Authority, nor shall any trees be wilfully damaged.
7.
The erection of fencing for the protection of trees and shrubs shall be
undertaken before any equipment, machinery or materials are brought onto the site for
the purposes of the development, and shall be maintained until all equipment,
machinery and surplus materials have been removed from the site. The above
mentioned fencing shall consist of a scaffold framework in accordance with Figure 2
Page No 63
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
of BS 5837 (2005) comprising a vertical and horizontal framework, well braced to
resist impacts, with 2.1m vertical tubes spaced at a maximum interval of 3 metres.
Onto this, weldmesh panels shall be securely fixed with wire or scaffold clamps. This
fencing shall be erected at the full extent of the canopy of each tree and shrub.
Nothing shall be stored or placed in any area fenced in accordance with this condition
and the ground levels within those areas shall not be altered, nor shall any excavations
be made without the written permission of the Local Planning Authority.
REASON(S)
1.
To comply with the provisions of the Town and Country Planning (General
Development Procedure) Order, 1995.
2.
To comply with Section 92 of the Town and Country Planning Act, 1990.
3.
To comply with Section 92 of the Town and Country Planning Act, 1990.
4.
To ensure that the development is in-keeping with the character of the locality
and in the interests of amenity.
5.
To ensure satisfactory drainage of the site and to avoid flooding.
6.
To protect trees which are of significant amenity value to the area.
7.
To protect landscape features which are of significant amenity value in the
area and which would ensure a satisfactory standard of appearance the development.
NOTE(S) TO APPLICANT
Please note the attached comments from the Environment Agency.
_____________________________________________________________________
Page No 64
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0149
COMMUNITY:
Rhos
WARD:
Johnstown
LOCATION:
MORGAN ELECTRO CERAMICS
VAUXHALL INDUSTRIAL ESTATE
RUABON WREXHAM
DESCRIPTION:
ERECTION OF TEMPORARY
BUILDING FOR STORAGE OF NONHAZARDOUS MATERIALS, TOOLS
AND EQUIPMENT.
DATE RECEIVED:
12/02/2008
CASE OFFICER:
MP
AGENT NAME:
MORGAN ELECTRO
CERAMICS
APPLICANT(S) NAME:
MORGAN ELECTRO CERAMICS
_____________________________________________________________________
SITE
As above.
Proposed siting of building
Intended permanent
location
PROPOSAL
The building is to be located in this position for a temporary period of time. I
understand from details submitted by the applicant that a Welsh Assembly Licence is
Page No 65
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
required to site it permanently on a different part of the site (due to the presence of
protected species). There is an immediate need for additional storage space however,
therefore the building is to be erected on the site proposed until the licence has been
granted.
HISTORY
No recent relevant history.
DEVELOPMENT PLAN
Within the settlement limit. Policy GDP1 applies.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
CCW:
Environment Agency:
Other representations:
Object on the grounds that the building is too large.
Notified 13.2.08
Recommend the Environment Agency is consulted
regarding noise controls at the site.
There appears to be a problem of inadequate parking in
the locality but the proposal does not result in the loss of
existing parking space nor does it involve an increase
demand for parking. Given parking problems it is
essential that the new facility is used solely for storage.
Advised that:
- The site may support Great Crested Newts. The
applicant should be required to propose and deliver
amphibian avoidance/mitigation measures to the
satisfaction of the LPA. It is anticipated these
measures will entail measures such as amphibian
fencing prior to and throughout the duration of the
proposed scheme.
- No objection due to temporary use of facility.
Advised that:
- the site is within the Dee Water Protection Zone and
the storage or use of controlled substances may
require consent from the Agency;
- Works to or close to any water course will require
consent from the Agency;
- Waste excavation or building waste much be
disposed of in accordance with the Environmental
Protection Act 1990;
- Importing waste for use as hardcore must be
registered by the Agency as an exempt activity
under the Waste Management Licensing Regulation
1994.
1 letter of objection expressing the following concerns:
- the siting of the building is unsuitable as it is
overlooked by many houses;
Page No 66
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
-
Site Notice:
the Council has given permission for a tip (Hafod
Quarry) one side of our property and now at the rear
the Council wishes to erect another eyesore;
- concerned about the safety of our property as the
site is accessible from the side of our house. If tools
are to be stored then criminals would see that as a
target. What is to stop them coming onto the
property to access this, how does the Council
propose to stop this happening. A fence is
inadequate as it can easily be cut away. People
access the factories from the rear of the site;
- it is not stated what hours the storage facility will be
open;
- how will the non-hazardous waste be transported.
What assurances are in place to make sure wagons
are not using the site 24 hrs a day.
- The whole of Johnstown is becoming a dumping
ground or storage area for whoever asks the
Council. When will the Council do the right thing
for the residents and stop lining the pockets of
others.
Expired 5.3.08
SPECIAL CONSIDERATIONS
Siting, size, scale and design: The building will measure 15 metres x 20 metres, 4
metres high to the eaves and 7 metres to the ridge and of a simple lightweight metal
construction. In the context of the existing factory unit and wider industrial estate, I
consider this is a modestly sized structure. Its siting will not have a significant or
adverse impact upon the visual amenity of the locality.
Residential amenity: The building would be located around 25 metres from the rear
boundary of the nearest residential property and around 70 metres from the nearest
dwelling. Given that the intended use is only for storage, it is unlikely the proposal
will have a significant impact upon residential amenity. A condition limiting the use
of the building to that proposed will be attached.
Site security: I note that a nearby resident is concerned that the development may
become a target for criminals who will attempt to gain access to the site from nearby
residential properties. The security of the site is a matter for the applicant to address
and, unless it requires the erection of enclosures requiring planning permission, is
outside of the scope of planning controls. The security of individual properties is a
matter for their owners/occupiers. Clearly if there are existing problems with people
attempting to gain unauthorised access to the application site via adjacent properties,
then this is a matter that should be reported to the police.
Ecology: CCW have raised no objection to the scheme but have noted that Great
Crested Newts could be present on side. Consequently, they have advised that the
applicant should be required to put in place appropriate mitigation measures. A
planning condition will be attached.
Page No 67
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Conclusions: The granting of permission for this building for a temporary period of
time is in accordance with policy.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The use of the building shall cease not later than 30 June 2009. The building
together with any hard standing, base or slab upon which it stands shall be completely
removed and the land restored to its previous condition not later than one month after
that date.
2.
The building shall be constructed of the materials specified in the application
documentation unless otherwise agreed in writing by the Local Planning Authority.
3.
Notwithstanding the provisions of the Town and Country Planning (Use
Classes) Order no part of the premises shall be used except for the precise purposes
described in the application plans and documents.
4.
A report detailing a scheme of mitigation measures for Great Crested Newts
and other amphibians within the site shall be submitted to and approved by the Local
planning Authority. Any mitigation measures required shall be implemented in
accordance with time scales to be agreed as part of the measures before development
commences on site.
REASON(S)
1.
To allow the applicant sufficient time to identify and obtain the necessary
consents to site the building in a permanent location within the site.
2.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
3.
In the interests of the amenities of the occupiers of nearby properties and to
ensure that no additional pressure is exerted on the existing car parking facilities.
4.
In order to protect wildlife interests, which are afforded special protection.
NOTE(S) TO APPLICANT
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
You are advised to take note of the advice issued by the Environment Agency in their
letter dated 20 February 2008.
_____________________________________________________________________
Page No 68
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0168
LOCATION:
11 CLAYPIT LANE GRESFORD
WREXHAM
DATE RECEIVED:
18/02/2008
COMMUNITY:
Gresford
DESCRIPTION:
CONSERVATORY AND KITCHEN
EXTENSION
CASE OFFICER:
PF
WARD:
Marford & Hoseley
APPLICANT(S) NAME:
MRS GM CRAWFORD
AGENT NAME:
MRS GM CRAWFORD
_____________________________________________________________________
SITE
WC &
hallway
Conservatory
extension
Site
PROPOSAL
To erect a conservatory to the rear projecting 4.2 metres and 5.8 metres across the
width of the house. A small WC and hallway extension is also proposed to the side of
the house projecting no more than 1.3 metres.
Page No 69
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
HISTORY
None.
DEVELOPMENT PLAN
Within settlement. Policies GDP1, PS2 of the Wrexham UDP and Local Planning
Guidance Note 20 – House Extensions apply.
CONSULTATIONS
Community Council:
Local Member:
Other representations:


Site Notice:
No representations.
Notified 18.02.2008
2 neighbours notified. 1 letter of objection received
raising the following concerns:
Occupants of the conservatory will be able to
overlook neighbouring property.
Glazing should be obscure.
Expired 11.03.2008
SPECIAL CONSIDERATIONS
Design & amenity: The design and proposed materials of the extensions respect the
character of the dwelling. The dwelling fronts a highway on both the front and rear
elevation but I am of the opinion that the extensions will not adversely affect the
character of the dwelling or immediate environment. On this basis I do not have any
objection to the scheme on visual grounds.
There are no issues of loss of amenity generated from the proposed WC extension. I
have carried out the BRE test in LPG20 and the scheme passes on both elevations.
The conservatory, as proposed shows a fully glazed elevation facing No. 13 Claypit
Lane, the land level of which is approximately 0.7 metres higher than the application
site. There is a gap in the boundary through which overlooking can occur. I have
written to the applicant requesting amended plans to address this issue of potential
overlooking, preferably by the erection of a 1.8 metre close boarded fence.
The elevation facing No. 9 Claypit Lane features a high level window. The objection
raised requests that the window be obscurely glazed. I am happy that this window is
at such a level that will not cause a detrimental loss of privacy and as such will not
require obscure glazing. This will be protected by condition.
Conclusion: I am satisfied that subject to sufficient boundary treatment to eliminate
any potential for loss of privacy the scheme is considered acceptable and I
recommend accordingly.
Page No 70
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
2.
No facing materials shall be used other than materials matching those used on
the existing building.
3.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
4.
The cill level of the window in the south western elevation shall be a
minimum of 1.75m above finished floor level. No other windows shall be installed in
that elevation.
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.
4.
To protect the amenities of the occupiers of the adjoining dwelling.
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.
You are advised that building work which involves work on an existing wall shared
with another property, building on the boundary with a neighbouring property or
excavating near a neighbouring building may require the separate consent of the
neighbour under the provisions of the Party Wall Act. If you require further
information or advice please contact the Building Control Section on 01978 292050.
_____________________________________________________________________
Page No 71
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0169
LOCATION:
41 - 43 STANCLIFFE AVENUE
MARFORD WREXHAM
DATE RECEIVED:
18/02/2008
COMMUNITY:
Gresford
DESCRIPTION:
DEMOLITION OF EXISTING
DWELLINGS AND ERECTION OF 2
NO. 4 BEDROOMED DETACHED
DWELLINGS
CASE OFFICER:
JGK
WARD:
Marford & Hoseley
APPLICANT(S) NAME:
ROFFT DEVELOPMENTS (2000) LTD
AGENT NAME:
WYNN ROGERS
PARTNERSHIP
_____________________________________________________________________
THE SITE
Application Site
PROPOSAL
Demolition of existing dwellings and erection of 2 no 4 bedroomed detached
dwellings.
Page No 72
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RELEVANT HISTORY
None.
DEVELOPMENT PLAN
Within settlement limits The policies relevant to considering these proposals are PS1,
PS2, GDP1, H2 and T8. Local Planning Guidance Notes 16 – Parking and 21 – Space
around Dwellings.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
Welsh Water:
Environment Agency:
Wrexham Access Group:
Site Notice:
Adjoining Occupiers:
Notified 18.02.08.
Notified 18.02.08.
Notified 18.02.08.
No objections in principle. Stancliffe Avenue is an
unclassified road subject to a 30mph speed limit. It is
estimated that typical vehicle speeds being around 20 –
25mph given the geometry of the road along this
section. Parking provision at the proposed development
site is adequate for both dwellings. The proposed
redevelopment of the site uses the existing accesses.
Add condition re. no discharge into public sewerage
system and surface water and foul water to be drained
separately.
Falls outside the scope of the Agency. Standard
Guidance Note for Developers.
Notified 18.02.08.
Expired 15.03.08.
Concerns expressed as follows:

Excessive height of proposed properties and
possible overlooking.

Nuisance caused by noise generated by traffic,
mud and dust, and late working or work on Sundays.
SPECIAL CONSIDERATIONS/ ISSUES
Background: The proposal is for the demolition of two existing properties and
replacement with two 4 no bed houses. Property no 41 is currently a single storey
dwelling with a high ridgeline and no 43 is 1½ storeys with dormer windows. The
development will use the existing accesses. The site falls away from Stancliffe
Avenue.
Design and Amenity: The written justification to UDP Policy H2 states that ‘ …
attractive tree-lined and/or low density residential areas such as the Wynnstay
Lane/Stancliffe Avenue/Pistyll Hill/Hoseley Lane area of Marford must not be spoilt
by insensitive developments … ‘. I am satisfied that the proposed redevelopment of
these two plots with two 1½ storey properties, in terms of scale and design, with the
use of appropriate materials will be in keeping with existing properties and the
Page No 73
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
locality in general. I consider that the proposal is in accord with the sentiments
detailed above in relation to UDP Policy H2. I am also of the opinion that sufficient
amenity distances are achieved between the front elevations to the two proposed
properties and those facing the site – 34 and 36, Stancliffe Avenue. In summary, all
amenity distances have been maintained or improved (30m+). I am satisfied that the
proposal will not have an adverse impact upon local residents or the area in general. I
have conditioned the submission of materials for further approval. The boundary
treatment to the proposed development will be important within the context of the
street scene and I have attached a condition ensuring the submission of a landscape
scheme which must also demonstrate the retention of the existing hedge to the
frontage of both properties.
I have attached a standard condition restricting the hours of construction work.
Highways: There are no objections to the proposal on highway grounds. The
proposed development is located on Stancliffe Avenue, which is an unclassified road
subject to a 30mph speed limit. However, it is estimated that typical vehicle speeds
being around 20 – 25mph given the geometry of the road along this section of
Stancliffe Avenue. Parking provision at the proposed development site is adequate
for both dwellings. The proposed redevelopment of the site uses the existing
accesses.
Conclusion: I consider that the proposal remains in accord with Wrexham Unitary
Development Plan policies and Local Planning Guidance Notes. I do not consider
that the development will have an adverse impact upon local residents or the area in
general.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun 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.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
4.
Within 3 months of commencement of development on site, full details of both
hard and soft landscape works for the site shall be submitted to and approved in
writing by the Local Planning Authority. The works shall be implemented in
accordance with a timescale to be approved in conjunction with the scheme of details.
5.
The existing boundary hedge to the frontage boundary shall be retained and
included within the conditioned landscape scheme.
6.
The erection of fencing for the protection of trees and shrubs shall be
undertaken before any equipment, machinery or materials are brought onto the site for
the purposes of the development, and shall be maintained until all equipment,
machinery and surplus materials have been removed from the site. The above
mentioned fencing shall consist of a scaffold framework in accordance with Figure 2
Page No 74
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
of BS 5837 (2005) comprising a vertical and horizontal framework, well braced to
resist impacts, with 2.1m vertical tubes spaced at a maximum interval of 3 metres.
Onto this, weldmesh panels shall be securely fixed with wire or scaffold clamps. This
fencing shall be erected at the full extent of the canopy of each tree and shrub.
Nothing shall be stored or placed in any area fenced in accordance with this condition
and the ground levels within those areas shall not be altered, nor shall any excavations
be made without the written permission of the Local Planning Authority.
7.
All trees, shrubs and hedge plants supplied shall comply with the requirements
of the current BS 3936 Specification for Nursery Stock. All pre-planting site
preparation, planting and post-planting maintenance works shall be carried out in
accordance with the requirement of the current BS 4428 Code of Practice for General
Landscape Operations (excluding hard surfaces). All new tree planting shall be
carried out in accordance with guidance contained in Section 13 of the current BS
5837 A guide for Trees in Relation to Construction - Recommendations.
8.
Any trees or shrubs removed, dying, being severely damaged or becoming
seriously diseased within five years from the completion of the scheme shall be
replaced by trees or shrubs of similar size and species to those originally required to
be planted unless otherwise approved in writing by the Local Planning Authority.
9.
No trees either existing or planted in accordance with this or a previous
permission shall be lopped, topped, felled or uprooted without the prior written
permission of the Local Planning Authority, nor shall any trees be wilfully damaged.
10.
Construction works, ancillary works and the use of plant or machinery audible
at or beyond the site boundary shall only be carried out between the hours of 07:30
and 19:30 (Monday to Friday) and 08:00 to 14:00 (Saturday) and at no time on
Sundays or Bank Holidays.
11.
Parking and turning facilities as shown on the approved plan (Drawing No
2189/2 Jan 2008) shall be provided and retained and shall be completed prior to the
proposed development being brought into use.
12.
No part of the development shall be commenced until a dust management
scheme has been submitted and approved, in writing, by the Local Planning
Authority. The approved measures of dust management shall be implemented
throughout the development of the site.
13.
Foul water and surface water discharges must be drained separately from the
site.
14.
No surface water shall be allowed to connect (either directly or indirectly) to
the public sewerage system.
15.
No land drainage run-off will be permitted, either directly or indirectly, to
discharge into the public sewerage system.
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.
4.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
Page No 75
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
6.
To protect trees which are of significant amenity value to the area.
7.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
8.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
9.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
10.
To protect the amenities of the occupiers of nearby properties.
11.
To ensure that adequate parking facilities are provided and maintained within
the curtilage of the site in the interests of the free flow of traffic, highway safety and
the amenities of the locality.
12.
To minimise the potential to cause nuisance by way of dust due to the close
proximity of residential properties.
13.
To protect the integrity of the public sewerage system.
14.
To prevent hydraulic overloading of the public sewerage system, to protect the
health and safety of existing residents and ensure no detriment to the environment.
15.
To prevent hydraulic overload of the public sewerage system and pollution of
the environment.
NOTE(S) TO APPLICANT
You are advised that the planning permission hereby granted does not authorise any
building over, diversion, connection or other interference with any sewer, public or
private, which crosses the site. You are advised to contact Welsh Water, PO Box 10,
Treharris, CF46 6XZ (Tel: 01443 331155) in this regard, prior to undertaking any
groundwork in connection with the development. Should you be required to depart
from the details hereby approved, you should contact the Council's planning
department to seek further advice with regard to the submission of amended plans and
/ or a new planning application.
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
The scheme of landscaping referred to in the above conditions shall inlcude any
changes to ground levels (shown by existing and proposed contours/levels) and any
existing vegetation (showing that to be retained) and proposed planting. In addition,
any of the following which apply to the particular site must be included:means of enclosure, car parking layout, access and circulation areas, materials for
hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play
equipment) location of services, and any historic landscape features to be
retained/improved.
This permission is granted subject to the above conditions. Some conditions may
require your attention prior to you carrying out any work on the proposal. These
conditions are known as "conditions precedent". You should be aware that it is
important that you comply with any "conditions precedent". If you do not, then any
work you undertake on the development subject of this permission would not have
planning permission.
Page No 76
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
The burning of waste materials arising from the demolition/construction phase of the
development shall be prohibited including the burning of cleared vegetation.
You should be aware that the Council has the option to control site noise by means of
a Control of Pollution Act 1974, Section 60, Notice, where deemed necessary.
_____________________________________________________________________
Page No 77
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0175
COMMUNITY:
Chirk
WARD:
Chirk South
LOCATION:
LAND AT FORMER RIDGEWAY
LODGE CHIRK GREEN CHIRK
WREXHAM
DESCRIPTION:
OUTLINE APPLICATION FOR
ERECTION OF THREE BEDROOM
DETACHED DWELLING WITH
DETACHED GARAGE.
DATE RECEIVED:
19/02/2008
CASE OFFICER:
PF
AGENT NAME:
BLUE PRINT PLANNING
& DESIGN LTD
APPLICANT(S) NAME:
P WILLIAMS
_____________________________________________________________________
SITE
Settlement
limit
Application
site
2 no.
previously
approved
dwellings
(see below)
PROPOSAL
Outline application for the erection of 1 no. dwelling with all matters reserved for
future approval.
Page No 78
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
HISTORY
CB 164
P/2002/1021
P/2004/0207
P/2005/0573
P/2005/1105
P/2007/0120
Erection of 2 No. bungalows
Outline application for demolition of
existing social club and redevelopment for
residential use of 5 No. dwellings
Demolition of existing social club, outline
application for erection of 2 No. dwellings
and alteration to existing vehicular access
Landscape works in connection with
Outline application No.P/2004/0207
Erection of 4 bedroom detached dwelling
with detached double garage and alteration
to existing vehicular and pedestrian access
Erection of 5 bedroom dwelling
Granted
Refused
04/06/1996
11/11/2002
Granted
05/04/2004
Granted
11/07/2005
Granted
31/10/2005
Granted
02/04/2007
DEVELOPMENT PLAN
Outside settlement limit. Policies PS1, PS2, GDP1 and H5 apply.
CONSULTATIONS
Community Council:
Local Member:
Other representations:
Highways:
Public Protection:
Environment Agency:
Welsh Water:
Site Notice:
No objection
Request application be put to committee.
4 neighbouring occupiers notified. 2 letters of objection
received raising the following concerns:
 The only land that could be developed was the site
of the former lodge club.

A two storey development would impact upon
the character of the area.
No objection subject to satisfactory visibility from a
centralised access point.
No objection
Standard advice applies.
No objection subject to conditions.
Expired 19.03.2008
SPECIAL CONSIDERATIONS
Background: The site forms part of the former Ridgeway Lodge Social Club. The
adjoining site was granted approval for two dwellings on the basis of an inspector’s
report following refusal for five dwellings on the site. In dismissing the appeal the
inspector noted that if any development were allowed it should be limited to the
footprint of the former social club building (as previously developed land), to a
suggested maximum of two units and the remainder of the site devoted to
landscaping.
Policy: The site lies outside the Chirk settlement limit and as such is defined as open
countryside. Any proposals for residential development would need to conform to the
Page No 79
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
criteria set out in policy H5 of the UDP. H5 only permits new housing in the open
countryside in special circumstances. It is designed to prevent new housing in the
form of isolated dwellings, the consolidation of sporadic groups, or the extension of
urban development in the countryside as it would result in a loss of visual quality and
landscape character. This proposal is not consistent with any of these criteria and on
this basis I recommend that the application be refused for the following reason.
RECOMMENDATION
That permission be REFUSED
REASON(S)
1.
The site lies outisde any defined settlement limit. The Council considers that
to allow this proposal would intensify the number of isolated dwellings in the open
countryside. This would undermine and be contrary to the principles of policies PS1
and H5 of the Wrexham Unitary Development Plan.
_____________________________________________________________________
Page No 80
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0176
LOCATION:
21 CHESTER ROAD GRESFORD
WREXHAM
DATE RECEIVED:
19/02/2008
COMMUNITY:
Gresford
DESCRIPTION:
ERECTION OF DWELLING AND
GARAGE AND ALTERATIONS TO
EXISTING DWELLING
CASE OFFICER:
JGK
WARD:
Gresford East & West
APPLICANT(S) NAME:
MR & MRS B BELLAMY
AGENT NAME:
MR & MRS B BELLAMY
_____________________________________________________________________
THE SITE
Application Site
PROPOSAL
As above.
RELEVANT HISTORY
P/2002/1208 Outline application for the erection of 1 detached dwelling. Granted
06.01.03.
P/2003/0443 Change of use from residential to commercial use (Hair and Beauty
Salon). Refused 23.05.03.
Page No 81
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
P/2003/0602 Change of use from residential to financial consultants on the ground
floor and office suite on the first floor. Withdrawn 01.07.03.
P/2003/0991 Change of use from residential to commercial A2 professional /
financial. Refused 14.10.03.
P/2003/1291 Change of use from residential to professional finance. Pending.
P/2005/0325 Conversion of ground floor to A1 retail, first floor flat and extension.
Withdrawn 19.12.05.
P/2005/1444 Conversion of ground floor to restaurant and wine bar and extension to
form retail unit, first floor flats and extension. Withdrawn 18.10.07.
P/2007/1049 Alterations and extensions to existing house to form 2 no additional
dwellings (3 dwellings in total). Withdrawn 18.10.07.
DEVELOPMENT PLAN
Within the settlement limit. UDP Policies PS1, PS2, GDP1, H2 and T8. Local
Planning Guidance Notes 16 – Parking Standards, 20 – House Extensions and 21 –
Space around Dwellings.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
Welsh Water:
Environment Agency:
Wrexham Access Group:
Site Notice:
Adjoining Occupiers:
Notified 21.02.08.
Notified 21.02.08.
Notified 21.02.08.
The proposed development will share an existing access
located on the B5445 Chester Road - a busy classified
road subject to a 30mph speed limit. Visibility is
adequate in both directions. Add condition to ensure
adequate pedestrian visibility. Parking and turning
provision is adequate.
Add conditions to protect the public sewerage system
and Notes to Applicant.
Outside scope of matters for Environment Agency.
Standard Guidance Note for developers applies
Notified 21.02.08.
Expired 15.03.08.
Notified 06.03.08.
SPECIAL CONSIDERATIONS/ ISSUES
Background: In 2003 planning consent was granted for the erection of a single
dwelling. There have also been a number of applications in recent years seeking to
the change the use of the existing property to commercial and/or office use/s – these
have either been withdrawn or refused. An application to alter and extend the existing
property to form 2 no additional dwellings was withdrawn in 2007. Concerns were
then expressed by the Community Council and local community regarding the
increase in vehicular movements in a busy area, on a busy road, lack of parking and
close to a frequently used pelican crossing. Highway advice recommended refusal
due to restricted visibility, conflict of traffic movements close to the pedestrian
crossing and inadequate provision for parking and turning of vehicles.
Page No 82
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
The current proposal is to revert back to the previously approved erection of a single
dwelling and provision of a single storey rear extension to the existing property.
Policy: UDP Policy H2 states that residential development within settlement limits
will be permitted subject to compliance with Policy GDP1. Accordingly, there are no
policy objections to the principle of new residential development or alterations to the
existing property. However, UDP Policies PS2 and GDP1 together with Local
Planning Guidance Notes 7 – Landscape and Development, 16 – Parking Standards
and 21 – Space around Dwellings list criteria for consideration when processing
detailed applications for housing development and I comment on these as follows:
Design and Amenity: I am satisfied that the proposed alterations to the existing
property - a single storey rear extension to provide kitchen/dining area - in terms of
scale and design, is in keeping with the existing property and the locality and the
suggested use of matching materials is also appropriate. The proposed redevelopment
of the vacant plot with a 2½ storey property is appropriately designed and of a scale in
keeping with the existing adjacent property. Again, this proposed property would use
appropriate materials in keeping with the existing property (condition attached to
ensure this is the case). I am satisfied that both the alterations to the existing property
and the addition of the proposed dwelling will not have an adverse impact upon local
residents or the area in general. I have conditioned the submission of materials for
further approval.
The northern and western boundaries will have 1.85m screen fencing. The existing
stone wall, railings and stone pillars to gateway will be relocated along the front
boundary to improve visibility and retain an attractive frontage to the site. The
boundary treatment to the proposed development will be important within the context
of the street scene and I have attached a condition ensuring the submission of a
landscape scheme. It must demonstrate the retention/replacement of the stone wall
and pillars, the possibility of retaining boundary trees and details of additional
proposed planting and hard surfacing.
There are no issues of overlooking. I have attached a standard condition restricting
the hours of construction work.
Highways: The proposed development will share an existing access located on the
B5445 Chester Road which is a busy classified road subject to a 30mph speed limit
along this section. Visibility is adequate in both directions. However, given the
significant number of pedestrians that use the footway fronting the development site, I
have attached a condition to ensure that the proposed shared access provides adequate
pedestrian visibility. This will require the lowering of the existing 1.5m high stone
pillars / railings either side of the access – this will have to be addressed carefully to
take account of requirements to improve the street scene (see earlier comments).
Parking and turning provision is adequate.
Conclusion: I consider that the proposal as detailed above is in accord with Wrexham
Unitary Development Plan policies and Local Planning Guidance Notes. I do not
consider that the development will have an adverse impact upon local residents or the
area in general.
Page No 83
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun 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.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
4.
Within 3 months of commencement of development on site, full details of both
hard and soft landscape works for the site shall be submitted to and approved in
writing by the Local Planning Authority. The works shall be implemented in
accordance with a timescale to be approved in conjunction with the scheme of details.
5.
No facing or roofing materials shall be used other than materials matching
those used on the existing building.
6.
The existing stone wall and stone pillars shall be retained/replaced along the
frontage to the site and details included within the conditioned landscape scheme.
7.
The erection of fencing for the protection of trees and shrubs shall be
undertaken before any equipment, machinery or materials are brought onto the site for
the purposes of the development, and shall be maintained until all equipment,
machinery and surplus materials have been removed from the site. The above
mentioned fencing shall consist of a scaffold framework in accordance with Figure 2
of BS 5837 (2005) comprising a vertical and horizontal framework, well braced to
resist impacts, with 2.1m vertical tubes spaced at a maximum interval of 3 metres.
Onto this, weldmesh panels shall be securely fixed with wire or scaffold clamps. This
fencing shall be erected at the full extent of the canopy of each tree and shrub.
Nothing shall be stored or placed in any area fenced in accordance with this condition
and the ground levels within those areas shall not be altered, nor shall any excavations
be made without the written permission of the Local Planning Authority.
8.
All trees, shrubs and hedge plants supplied shall comply with the requirements
of the current BS 3936 Specification for Nursery Stock. All pre-planting site
preparation, planting and post-planting maintenance works shall be carried out in
accordance with the requirement of the current BS 4428 Code of Practice for General
Landscape Operations (excluding hard surfaces). All new tree planting shall be
carried out in accordance with guidance contained in Section 13 of the current BS
5837 A guide for Trees in Relation to Construction - Recommendations.
9.
Any trees or shrubs removed, dying, being severely damaged or becoming
seriously diseased within five years from the completion of the scheme shall be
replaced by trees or shrubs of similar size and species to those originally required to
be planted unless otherwise approved in writing by the Local Planning Authority.
10.
No trees either existing or planted in accordance with this or a previous
permission shall be lopped, topped, felled or uprooted without the prior written
permission of the Local Planning Authority, nor shall any trees be wilfully damaged.
11.
This permission shall operate only to allow development to be carried out in
accordance with the approved drawings and the application documentation.
Page No 84
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
Notwithstanding the provisions of the Town and Country Planning (General Permitted
Development) Order 1995, no further development shall take place within the site
(other than the painting of the buildings).
12.
Construction works, ancillary works and the use of plant or machinery audible
at or beyond the site boundary shall only be carried out between the hours of 07:30
and 19:30 (Monday to Friday) and 08:00 to 14:00 (Saturday) and at no time on
Sundays or Bank Holidays.
13.
Parking and turning facilities as shown on the approved plan (dated November
2007) shall be provided and retained and shall be completed prior to the proposed
development being brought into use.
14.
No part of the development shall be commenced until a dust management
scheme has been submitted and approved in writing by the Local Planning Authority.
The approved measures of dust management shall be implemented throughout teh
development of the site.
15.
Foul water and surface water discharges must be drained separately from the
site.
16.
No surface water shall be allowed to connect (either directly or indirectly) to
the public sewerage system.
17.
No land drainage run-off will e permitted, either directl or indirectly, to
discharge into the public sewerage system.
18.
The proposed shared access shall provide pedestrian visibility splays of 2.4 x
3.3m in both directions measured from the back of the footway in which there shall be
no obstruction in excess of 0.6m in height.
19.
The proposed shared access shall be a minimum width of 4.5m.
20.
The proposed access shall be surfaced using hard bound materials for the first
5m behind the highway boundary with no gates being erected.
21.
No private surface water run off shall be permitted to flow onto the adjoining
highway. An Aco drain or similar shall be constructed across the proposed shared
access.
22.
The proposed shared access shall provide pedestrian visibility splays of 2.4 x
3.3 m in both directions measured from the back of the footway in which there shall
be no obstruction in excess of 0.6m in height
23.
The proposed shared access shall be minimum of 4.5m.
24.
The proposed access shall be a surfaced using hardbound materials for the first
5m behind the highway with no gates being erected
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.
4.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
5.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
6.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
7.
To protect trees which are of significant amenity value to the area.
Page No 85
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
8.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
9.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
10.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
11.
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.
12.
To protect the amenities of the occupiers of nearby properties.
13.
To ensure that adequate parking facilities are provided and maintained within
teh curtilage of the site in the interests of the free flow of traffic, highway safety and
the amenities of the locality.
14.
To minimise the potential to cause nuisance by way of dust due to the close
proximity of residential properties.
15.
To protect the integrity of the public sewerage system.
16.
To prevent hydraulic overloading of the public sewerage system, to protect the
health and safety of existing residents and ensure no detriment to the environment.
17.
To prevent hydraulic overload of the public sewerage system and pollution of
the environment.
18.
To ensure that adequate pedestrian is provided at the proposed point of access
to the highway.
19.
To ensure the formation of a safe and satisfactory access.
20.
To ensure that no deleterious material is carried onto the highway and to
ensure the formation of a safe and satisfactory access.
21.
In the interests of highway safety.
22.
To ensure adequate pedestrian is provided at the proposed point of access to
the highway.
23.
To ensure the formation of a safe and satisfactory access.
24.
To ensure that no deleterious material is carried onto the highway and to
ensure the formation of a safe and satisfactory access.
NOTE(S) TO APPLICANT
You are advised that the planning permission hereby granted does not authorise any
building over, diversion, connection or other interference with any sewer, public or
private, which crosses the site. You are advised to contact Welsh Water, PO Box 10,
Treharris, CF46 6XZ (Tel: 01443 331155) in this regard, prior to undertaking any
groundwork in connection with the development. Should you be required to depart
from the details hereby approved, you should contact the Council's planning
department to seek further advice with regard to the submission of amended plans and
/ or a new planning application.
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
The scheme of landscaping referred to in the above conditions shall inlcude any
changes to ground levels (shown by existing and proposed contours/levels) and any
Page No 86
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
existing vegetation (showing that to be retained) and proposed planting. In addition,
any of the following which apply to the particular site must be included:means of enclosure, car parking layout, access and circulation areas, materials for
hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play
equipment) location of services, and any historic landscape features to be
retained/improved.
This permission is granted subject to the above conditions. Some conditions may
require your attention prior to you carrying out any work on the proposal. These
conditions are known as "conditions precedent". You should be aware that it is
important that you comply with any "conditions precedent". If you do not, then any
work you undertake on the development subject of this permission would not have
planning permission.
The burning of wste materials arising from the demolition/construction phase of the
development shall be prohibited, including the burning of cleared vegetation.
You should be aware that the Council has the option to control site noise by means of
a Control of Pollution Act 1974, Section 60, Notice, where deemed necessary.
_____________________________________________________________________
Page No 87
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0192
COMMUNITY:
Cefn
WARD:
Cefn
LOCATION:
LAND ADJACENT TO ROSE
COTTAGE OAKFIELD ACREFAIR
WREXHAM
DESCRIPTION:
OUTLINE APPLICATION FOR THE
ERECTION OF 1 NO. DWELLING AND
CONSTRUCTION OF NEW
VEHICULAR AND PEDESTRIAN
ACCESS
DATE RECEIVED:
25/02/2008
CASE OFFICER:
LB1
AGENT NAME:
GARRY & JO-ANN
EVANS
APPLICANT(S) NAME:
GARRY & JO-ANN EVANS
_____________________________________________________________________
SITE
Plot of land adjacent to Rose Cottage, on site of dismantled railway line.
Application site
Site protected by
Council
Page No 88
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
Outline application for the erection of 1 no. dwelling and construction of new
vehicular and pedestrian access.
HISTORY
None relevant.
DEVELOPMENT PLAN
Within settlement limit, GDP1, PS2 and Guidance Notes 20, 21 & 16.
CONSULTATIONS
Community Council:
Local Member:
Environment Agency:
Welsh Water:
Public Protection:
HSE:
Supports application.
Cllr Coleman Supports application.
Cllr Moysen notified
No objection in principle but note that the site is
located close to a former landfill site and advises
that the developer is made aware of this.
No objection but request conditions are placed
on any permission.
No objection subject to conditions.
Does not advise against the granting of
permission.
Consulted 26/02/08.
objects
One letter of objection received raising the
Highways:
Llangollen Railway Society:
Other representations:
following points:
 The lane to access the site is used everyday by school children going to and from
Acrefair School and to the new playground. Increased traffic would create safety
concerns.
 The new property could create overlooking to the neighbouring property which
has living room and bedroom windows to the rear.
 Led to believe that the Llangollen railway line was protected and that no buildings
would be allowed here.
Site Notice:
Expired 20/03/08
SPECIAL CONSIDERATIONS
The site: The land is not allocated for retention for possible reinstatement of a railway
and no other section of the line in this area has been allocated for retention. Whilst I
am aware that the Council protected the route when its own application for housing
adjacent to Llangollen Rd/ Chapel Street was considered, there is no policy in the
UDP nor in any informal document. Part of the dismantled railway route within
Acrefair has been allocated under Policy T10 as a designated footpath, however this
does not link in with this site.
Page No 89
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
The neighbouring properties are all bungalows and given the fact that the site is raised
some 1.5 metres above the adjacent ground a two-storey property would be out of
keeping in this location and a bungalow would be more appropriate.
Highways: The plot of land is accessed from a private road that currently serves four
other properties. It is considered acceptable for this road to serve an additional
dwelling. There is adequate turning space in front of the site and it would appear that
there is adequate space within the site for the provision of parking spaces adjacent to a
dwelling.
Public Protection: The Health & Safety Executive have indicated that they do not
advise against the proposal. As the site lies on the site of a former railway and
adjacent to a former landfill site there is potentially contamination concerns that
would need to be addressed prior to the commencement of any development.
Amenity: To the north of the site is a bungalow; to the south lies Acrefair School. As
the site lies higher than the neighbouring land there is the potential for overlooking to
be created. However careful siting of the property and provision of land levels could
overcome this.
As the neighbouring properties are all bungalows a two storey property would be out
of keeping in this location. I therefore recommend that a condition be added limiting
the property to a single storey dwelling and that a full survey of the levels of the plot
and surrounding land be submitted with the reserved matters application.
Conclusion: I understand the wish of the Railway Society to protect the route but in
the absence of a policy or a commitment from the Society, I have no power to
recommend refusal on that ground. I am satisfied that it is possible to construct a
property that will not create overlooking to neighbouring land. The site lies within the
settlement limit on an unallocated site and will not obstruct a designated right of way.
P/2008 /0192
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
Approval of the following details shall be obtained from the Local Planning
Authority before any part of the development is commenced:
a. the siting of the building(s)
b. the external appearance of the building(s)
c. the means of access to the site and building(s)
d. the landscaping of the site.
2.
Plans and particulars of the reserved matters referred to in condition 1 (above)
shall be submitted in writing to the Local Planning Authority before the expiry of
three years from the date of this permission. The development shall only be carried
out in strict conformity with such details as are thereby approved.
3.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission or two years from the date of approval of the
last of the reserved matters required to be approved, whichever is the later.
4.
Foul water and surface water shall be drained separately from the site.
Page No 90
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
5.
No surface water shall be allowed to connect, either directly or indirectly, to
the public sewerage system unless otehrwise approved in writing by the Local
Planning Authority.
6.
Land drainage run-off shall not be permitted to discharge, either directly or
indirectly, into the public sewerage system.
7.
Development shall not begin on site until a scheme to deal with potential
contamination at teh site has been submitted to and approved in writing by the Local
Planning Authority. This scheme shall include a phased investigation approach to
identify the extent of contamination and any measures required to remediate the site,
including post-development monitoring. Where remediation works are required, the
development shall not be occupied/used until a Validation Report to show that the
works have been satisfactorily carried out has been submitted to and approved in
writing by the Local Planning Authority.
8.
Details of the land levels at the site shall be submitted as part of the Reserved
Matters application.
9.
The reserved matters application shall include a detailed scheme of proposed
and existing boundary treatments. The scheme as approved shall be implemented
prior to the first occupation of the dwelling and thereafter retained unless otherwise
agreed in writing by the Local Planning Authority.
10.
The dwelling shall be a single storey dwelling.
REASON(S)
1.
To comply with Section 92 of the Town and Country Planning Act, 1990.
2.
To comply with Section 92 of the Town and Country Planning Act, 1990.
3.
To comply with Section 92 of the Town and Country Planning Act, 1990.
4.
To protect the integrity of the public sewerage system.
5.
To prevent hydraulic overloading of the public sewerage system, to protect the
health and safety of existing residents and ensure no detriment to the environment.
6.
To prevent hydraulic overload of the public sewerage system and pollution of
the environment.
7.
In the interests of the amenities of the future occupants of the buildings.
8.
To allow full assessment of the proposal.
9.
To ensure a satisfactory standard of appearance of the development.
10.
In the interests of teh street scene and amenity of neighbouring properties.
NOTE(S) TO APPLICANT
If a connection is required to the public sewerage system, teh developer is advised to
contact Dwr Cymru Welsh Water's Network Development Consultants on 01443
331155.
Further advice on compliance with Condition 7 may be obtained by contacting the
Council's Environmental Protection Section on 813722. Should the investigation
identify contamination issues that may affect receptors other than the site users, eg
groundwater, then it is recommended that these issues are also addressed in
consultation with the Public Protection Department prior to works commencing on
site, so as to avoid enforcement under Part II of the Environmental Protection Act,
1990.
Page No 91
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
The proposed development lies within a former coal mining area. You should take
account of any hazards to stability which may arise from coal working in or near the
site. Specific advice on any past working may be obtained from the Coal Authority
Mining Reports Service. Phone 0845 762 6848 or from www.coal.gov.uk.
Any operations which may involve entry into former workings, shafts or adits or
implementation of site investigations or other works may need permission from the
Coal Authority.
_____________________________________________________________________
Page No 92
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0197
LOCATION:
JACLYN DOLYDD LANE CEFN
MAWR WREXHAM
DATE RECEIVED:
26/02/2008
COMMUNITY:
Cefn
DESCRIPTION:
ALTERATIONS TO DORMER WITH
GLAZED PANELS TO FRONT AND
SIDE
CASE OFFICER:
SEH
WARD:
Cefn
APPLICANT(S) NAME:
MR M BOWEN
AGENT NAME:
MR M BOWEN
_____________________________________________________________________
THE SITE
Dormer
Window
PROPOSAL
As above.
HISTORY
P/2007/0301
extension, dormer window & loft conversion. Granted 17.04.07
Page No 93
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
DEVELOPMENT PLAN
Within settlement limit. UDP Policies GDP1 and PS2 apply. Local Planning
Guidance Note No. 21 ‘Space around Dwellings’ is also relevant.
CONSULTATIONS
Community Council:
Local Members:
Other Representations:
Site Notice:
Supports this application.
Councillor Coleman supports this application.
Cllr Moysen notified
One letter of objection received based on the following
grounds:
 Overlooking into rear garden and habitable room
windows of adjacent property;
One letter of “no complaints”received.
Expired 18.03.2008
SPECIAL CONSIDERATIONS/ISSUE
Design and Residential Amenity: The proposed dormer window has its main
window looking west. The application is partly in retrospect but despite being slightly
larger than approved I consider it is acceptable in terms of scale and design, and does
not overdominate the roof structure. It is of simple design, in keeping with the
existing dwelling. It is also now proposed to have glazed panels (700mm wide) on
both sides which will be obscure glazed and permanently fixed (secured by condition)
to prevent any overlooking into the adjacent properties.
Conclusion: The proposed development is acceptable in terms of local policy and
does not negatively impact upon local residential amenity, or on the visual amenities
of the area, and I recommend accordingly.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
2.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
3.
The proposed side glazing shall be permanently fixed, non-opening, obscure
glazed only.
REASON(S)
1.
To comply with Section 91(3) of the Town and Country Planning Act, 1990.
2.
To ensure that the development fully complies with the appropriate policies
and standards.
3.
To prevent the potential for overlooking.
_____________________________________________________________________
Page No 94
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0200
LOCATION:
THE ACTON PARK 110 CHESTER
ROAD WREXHAM
COMMUNITY:
Acton
DESCRIPTION:
CASE OFFICER:
FORMATION OF PATIO WITH PICKET PF
FENCE TO FORECOURT AND
INSTALLATION OF 1 NO. 4M SQUARE
UMBRELLA.
AGENT NAME:
PETER HATHAWAY
DESIGN LTD
APPLICANT(S) NAME:
MR N POLLARD MITCHELLS &
MR PETER HATHAWAY
BUTLERS RETAIL LTD
WARD:
Little Acton
DATE RECEIVED:
27/02/2008
_____________________________________________________________________
SITE
Site boundary
Position of
umbrella
PROPOSAL
Erect a 4 metre by 4 metre umbrella and create a patio area to the frontage of the pub
on Chester Road. The site of the proposal is currently used for 2 no. disabled parking
spaces.
Page No 95
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
HISTORY
Most recent and relevant.
24089
P/2000/1018
P/2000/1124
P/2001/0115
P/2001/0185
P/2001/0439
P/2001/0583
P/2000/1125
P/2007/0140
Entrance porch extension
Demolition of existing conservatory, new
single storey extension and entrance porch
Erection of ‘Beacon’ structure
Erection of beacon structure
Display of signs
Erection of 1 No. double sided free
standing post sign
Erection of 3 No. external lighting
columns to car park (in retrospect)
Lettering on beacon structure
Draught lobby and covered shelter
Granted
Granted
29/2/1996
19/01/2001
Refused
Withdrawn
Granted
Granted
09/04/2001
07/06/2001
20/04/2001
11/06/2001
Granted
15/08/2001
Refused
Granted
09/04/2001
02/04/2007
DEVELOPMENT PLAN
Site is within settlement. Policies GDP1 and PS2 apply.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
Other representations:





Site Notice:
Consulted 27.02.2008
Notified 27.02.2008
Consulted 27.02.2008
Consulted 27.02.2008
5 neighbouring occupiers notified. 2 letters received :
Increase in noise disturbance;
Increase in anti-social behaviour
Bedroom window is no more than 25 yards from
proposed shelter.
Increased noise from pub doors opening and
shutting.
The new proposal should be built to the rear of
the pub where it would cause fewer nuisances.
Expired 25.03.2008
SPECIAL CONSIDERATIONS
Visual impact: The structure is proposed on the Chester Road frontage, one of the
key routes into Wrexham town centre. The frontage is well screened by a boundary
wall to the northern side and planting beds to the highway frontage. The height of the
umbrella to its peak is 3 metres and is proposed in a blue colour. The picket fencing
around the patio is proposed at a height of 1.2 metres. Given the boundary treatment
to the frontage and a condition stating that the umbrella should be in a colour to match
the building I do not consider any detrimental visual impact.
Noise impact: The neighbouring property to the north, No. 112 Chester Road is a
retail unit and No. 108 to the south is a derelict building with an extant permission for
Page No 96
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
a change of use to offices. I do not consider any noise nuisance will be created to
these properties. The properties on the other side of Chester Road are all residential.
The closest property is 25 metres from patio area.
The frontage of the public house currently has a limited number of benches for
patrons. I acknowledge that the provision of the patio will encourage patrons to
congregate outdoors, however, the site is separated by a busy main road and
reasonably large distance between the residential properties. As part of any approval
a temporary 12 month permission would be given, enabling the Council to monitor
any impact as a result of the scheme.
Other issues: The two no. disabled parking spaces displaced by the proposed scheme
are to be relocated to the opposite side of the pub frontage. I have no reason to
believe that this proposal would detrimentally increase traffic generation at the site. I
have consulted highways and their response will be reported within the addendum.
The submitted supporting information states that the proposed location of the patio to
the frontage has been chosen to enable greater disabled access to outdoor facilities and
to and improve an underused area of the site.
Conclusion: The design of the patio area and umbrella will not have a detrimental
impact on the appearance of the public house or the general street scene. I consider
any impact on neighbouring properties will be minimal and I therefore recommend
that a temporary permission be granted to monitor the level of impact.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The use of the patio and umbrella shall cease not later than 30 June 2009. The
building together with any hard standing, base or slab upon which it stands shall be
completely removed and the land restored to its previous condition not later than one
month after that date.
2.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
3.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
4.
Notwithstanding the details shown on the approved plan the umbrella shall
only be coloured cream.
5.
Prior to commencement of development the 2 no. disabled parking bays as
shown on the approved drawing no. 607-03 shall be fully marked out and brought into
use.
REASON(S)
1.
In order for the Local Planning Authority to assess the impact of the
development given the proximity of the development to the residential properties
along Chester Road.
2.
To comply with Section 91(3) of the Town and Country Planning Act, 1990.
Page No 97
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
3.
To ensure that the development fully complies with the appropriate policies
and standards.
4.
To ensure a satisfactory standard of appearance of the development.
5.
In order to secure the satisfactory provision of facilities and access for
disabled persons.
NOTE(S) TO APPLICANT
The proposed development lies within a former coal mining area. You should take
account of any hazards to stability which may arise from coal working in or near the
site. Specific advice on any past working may be obtained from the Coal Authority
Mining Reports Service. Phone 0845 762 6848 or from www.coal.gov.uk.
Any operations which may involve entry into former workings, shafts or adits or
implementation of site investigations or other works may need permission from the
Coal Authority.
_____________________________________________________________________
Page No 98
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0202
COMMUNITY:
Broughton
WARD:
Bryn Cefn
LOCATION:
PLOT 38 BROUGHTON HEIGHTS
STATION ROAD PENTRE
BROUGHTON WREXHAM
DESCRIPTION:
ERECTION OF DOUBLE GARAGE TO
SIDE OF PREVIOUSLY APPROVED
HOUSE TYPE 'G'
DATE RECEIVED:
27/02/2008
CASE OFFICER:
JS
AGENT NAME:
PARRY DAVIES
PARTNERSHIP
APPLICANT(S) NAME:
MR GORDON MYTTON GORDON
MYTTON DEVELOPMENTS LTD
_____________________________________________________________________
THE SITE
The site is located right at the end of a cul de sac, called Broughton Heights.
Broughton Heights is a new housing development that is nearing completion.
Proposed garage
Plot 36 or
No 73
Brooughton
Heights
PROPOSAL
As above. The scheme is partly in retrospect because slab of garage has been
constructed.
Page No 99
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RELEVANT HISTORY
P/2005/0263 Erection of 69 houses. Granted 4.11.05
P/2006/1120 Substitution of 2 no. previously approved 'D' house type with 2 no.
detached 'G' types. Granted 31.10.06.
DEVELOPMENT PLAN
The site lies within the settlement limits as defined in the Wrexham Unitary
Development Plan. Policy GDP1 refers.
CONSULTATIONS
Community Council:
Local Member:
Site Notice:
Other representations:
Consulted 29.2.08
Notified 29.2.08
Expired 24.3.08
1 neighbours notified, raising the following:
Own plot (ie plot 36) was partly purchased because it had
extended views eastwards from back garden. The
development will cause a loss of view, and therefore would
object to any building that obscures the view.
SPECIAL CONSIDERATIONS/ ISSUES
Loss of view: Although the view may have been a reason as to why the plot was
purchased by the occupants, it should be noted that the loss of a private view is not a
material consideration. Also it should be noted that amenity separation distances in
relation to the proposal are not an issue given the off set and detached position of the
garage in relation to principle habitable windows at plot 36. Also the garage is 8m
away from this side boundary, and the finished floor level of the new garage is quite a
bit lower than the ground floor level of plot 36. The visual impact of the garage is
limited by its single storey height, and its design is in context with the existing
housing estate.
/2008 /0202
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun before the expiry of five
years from the date of this permission.
2.
No facing materials shall be used other than materials matching those used on
the existing building.
3.
The garage shall be used only for a purpose incidental to the use of the
property as a single dwelling house.
Page No 100
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
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 garage is not used in a manner prejudicial to or likely to
cause nuisance to occupiers of nearby properties.
_____________________________________________________________________
Page No 101
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0203
COMMUNITY:
Caia Park
WARD:
Whitegate
LOCATION:
85 KINGSMILLS ROAD WREXHAM
DESCRIPTION:
ERECTION OF DETACHED
DWELLING, DEMOLITION OF
EXISTING DWELLING AND
ERECTION OF PAIR OF SEMIDETACHED DWELLINGS.
DATE RECEIVED:
27/02/2008
CASE OFFICER:
MP
AGENT NAME:
MR G ROBERTS
APPLICANT(S) NAME:
MR S WILLIAMS
_____________________________________________________________________
SITE
As above.
Approximate position of
dwellings
Page No 102
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
PROPOSAL
The applicant is proposing to develop the site in two phases. The first phase would be
the erection of a new four bedroom detached dwelling. Upon completion the existing
property would be demolished and replaced by a pair of semi-detached properties.
HISTORY
16419
P/2001/0352
P/2004/0958
P/2007/0266
P/2008/0820
Erection of 3 bedroomed detached house and alterations to
existing vehicular access.
Granted 26 July 1989.
Erection of dwelling
Granted 11.06.01
Outline application for the erection of one dwelling (Previously
granted under Code No. P/2001/0352) Granted 6.9.2004
Demolition of existing dwelling and erection of 10 No. two
bedroom apartments.
Withdrawn.
Demolition of existing dwelling and erection of 5 no. 2
bedroom apartments. Granted 3.9.2007
DEVELOPMENT PLAN
Inside the settlement limit. Policies PS2, GDP1 and H2 apply.
CONSULTATIONS
Caia Park CC:
Offa Community Council:
Local Member:
Adjoining LM:
Public Protection:
No objections
No comments
Notified 28.2.08
Notified 28.2.08
Recommend applicant is advised to put in place
measures to minimise the development has during
construction.
Welsh Water:
Recommend drainage conditions.
Environment Agency: No comment. Standard advice applies.
Highways:
Notified 28.2.08
Lesley Griffiths AM:
Commented on behalf of adjacent occupiers stating that
the existing properties should not suffer from any future
development in terms of privacy, by being overlooked,
or loss of light.
Other representations:
2 letters received expressing the following concerns:
- All areas are being developed and existing residents
are being hemmed in by further development;
- Buyers would not want to purchase objectors
property because the proposed development will
hem in the house. She won’t get any return on her
investment;
- Worried about bird life and the affect the
development will have upon habitat and loss of
green spaces;
- Don’t want anything back onto the boundary fence
to obstruct her view;
Page No 103
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
-
Site Notice:
Potential loss of daylight into rooms within the
house and being overlooked by bedrooms;
- Structures 2 metres nearer site boundary than
existing house – just 39 inches from garden
boundary. How will this affect light?;
- The existing wooden fence does not mark the
boundary, the stake fence beyond it does
Expired 24.3.08
SPECIAL CONSIDERATIONS
Background: Members will recall that the applicant previously proposed the
demolition of the existing dwelling to allow its replacement by apartments. He no
longer intends to pursue the development for which permission was obtained in
September 2007 and intends to pursue a different development consisting of a pair of
detached properties and a single detached dwelling.
Design: The properties differ in appearance to the Victorian terrace properties to the
east and north of the site, as well as the more recent properties that front onto Derby
Road. They are of a fairly simple architectural style and are set further back from the
highway boundary than the properties to the east. Nevertheless, viewing the site in
the wider context of its locality, it is clear that there is no uniform design/character
nor is there a clearly definable building line.
The semi-detached properties differ in appearance from the proposed detached
dwelling, however the architectural detail and overall character are similar. In
addition the westerly semi-detached property incorporates a small two storey side
extension not included on the adjoining property, allowing the former to be a 3
bedroom property, where as the latter is a 2 bedroom property. The differences
between the properties will not detract from the appearance of the site and indeed will
add interest to the development when viewed from Kingsmills Road.
On the basis of the above I am satisfied that the design, appearance and siting of the
dwellings within the site is acceptable.
Amenity: With regards the properties located to the rear and west, the development
accords with the standards set out in LPG21. The position of the detached dwelling
will have some impact upon no.87 Kingsmills Road, with a lounge/dining room,
bedroom and kitchen window being affected. With regards the lounge/dining room
and bedroom window, I am satisfied that the due to the orientation of the proposed
dwelling, there will be no unacceptable loss of light
With regards to the impact on the kitchen, although the separation distances to the
new dwelling do not accord with LPG21, it does not appear to be a principle habitable
room. It is also worth noting that this window currently looks directly into the garden
of the applicant’s property because the existing boundary wall is only around 1 metre
in height. The outlook from this window could therefore be significantly altered by
either the erection of a 2 metre wall or an outbuilding, either of which could be
constructed as permitted development. The provision of additional boundary
treatment would be desirable in the interests of protecting the amenity of existing and
Page No 104
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
future occupiers in any case. I am also satisfied that the orientation of the proposed
dwelling will ensure the proposals will not be unacceptably overbearing or result in an
unacceptable loss of light.
The detached dwelling does also have windows facing no. 87 Kingsmills Road. At
ground floor these serve a WC, a hall (neither habitable rooms) and a kitchen (albeit a
small secondary window). The impact of the kitchen window can be mitigated by
effective boundary treatment. The two first floor windows do not serve habitable
rooms.
The proposed site plan indicates that two of the units will be provided with detached
garages located towards the rear of the site, however no elevation details have been
submitted. I am confident that the siting of these outbuildings will not harm the
amenity of nearby occupiers (it is worth noting the applicant could construct them as
permitted development at the moment in any case). Subject to details of their
appearance being submitted I consider the provision of garages acceptable. A
condition will be attached.
Highways: Each dwelling will be provided with its own private driveway which will
converge on a single shared access into the site. The layout makes adequate provision
for parking/turning of vehicles.
Conclusions: I am satisfied that the development accords with adopted policies.
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
The development hereby permitted shall be begun 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.
Development shall only be carried out in strict accordance with the approved
plans unless the prior written approval of the Local Planning Authority has been
obtained.
4.
The vehicle parking and turning areas indicated on the approved plans shall be
laid out, surfaced and drained prior to the first use of the building hereby granted and
shall thereafter be retained for those purposes, free of all obstruction.
5.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995 no windows or other openings, other than those
shown on the approved plans, shall be installed in the west-facing elevation of Unit 2
or the south-east facing elevation of Unit 1.
6.
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995 the garage of unit 2 shall be used for no purpose
that would preclude its use for the garaging of a private motor car.
7.
Prior to the commencement of any demolition works on site, the following
details shall be submitted for the further approval of the local planning authority:
i. an audit of all existing building materials
Page No 105
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
ii. the potential re-use and recycling of those materials for incorporating into an
agreed, replacement site development, and
iii. where relevant, the recipient of remaining building materials.
The approved audit shall form part of the building contract agreed for new building
development for the site, a copy of which shall be submitted for record purposes for
the local planning authority.
8.
The existing dwelling, known as 85 Kingsmills Road, shall be demolished
within one month of the first occupation of unit 1.
9.
Notwithstanding the details shown on the approved site plan, the detached
garages shall not be constructed until full elevation details have been submitted to and
approved in writing by the Local Planning Authority. The garages shall be constructed
in accordance with the details as approved.
10.
Within 3 months of commencement of development on site, full details of both
hard and soft landscape works for the site shall be submitted to and approved in
writing by the Local Planning Authority. The works shall be implemented in
accordance with a timescale to be approved in conjunction with the scheme of details.
11.
Within 3 months of the date of commencement of development on site, a
scheme of boundary treatment shall be submitted to and approved in writing by the
Local Planning Authority. The scheme as approved shall be implemented prior to the
first occupation of the apartments hereby approved.
12.
The finished ground floor level of any dwelling erected under this permission
shall not exceed that of the existing dwelling, no. 85 Kingsmills Road.
13.
Foul and surface water discharges shall be drained separately from the site.
14.
No surface water or land drainage run-off will be allowed to connect (either
directly or indirectly) to the public sewerage system.
15.
The access shall be provided with pedestrian visibility splays of 2.4 metres by
3.3 metres in both directions, within which there shall be no obstruction to visibility in
excess of 0.6 metres in height. The splays shall be provided prior to the first
occupation of the apartments hereby approved and thereafter maintained.
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.
4.
In the interests of highway safety.
5.
To protect the amenities of the occupiers of nearby properties.
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 ensure that the development involves a sustainable approach.
8.
To ensure a satisfactory standard of appearance of the development and in the
interests of the future occupiers of Unit 1.
9.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
10.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
Page No 106
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
11.
To ensure a satisfactory standard of appearance of development and in the
interests of the amenities of nearby occupiers.
12.
To protect the amenities of the occupiers of nearby properties.
13.
To protect the integrity of the public sewerage system.
14.
To prevent hydraulic overload of the public sewerage system and pollution of
the environment.
15.
To ensure the formation of a safe and satisfactory access.
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.
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on
the enclosed "Applicants' Rights and General Information".
The scheme of landscaping referred to in the above conditions shall inlcude any
changes to ground levels (shown by existing and proposed contours/levels) and any
existing vegetation (showing that to be retained) and proposed planting. In addition,
any of the following which apply to the particular site must be included:means of enclosure, car parking layout, access and circulation areas, materials for
hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play
equipment) location of services, and any historic landscape features to be
retained/improved.
This permission is granted subject to the above conditions. Some conditions may
require your attention prior to you carrying out any work on the proposal. These
conditions are known as "conditions precedent". You should be aware that it is
important that you comply with any "conditions precedent". If you do not, then any
work you undertake on the development subject of this permission would not have
planning permission.
All works, ancillary operations and the use of plant and machinery which are audible
at the site boundary shall be carried out only between 07:30 hours to 18:00 hours
Monday to Friday, between 08:00 hours to 14:00 hours on Saturdays, and at no time
on Sundays and Bank Holidays.
There shall be no bonfires on the site, to include the prohibition of the burning of
cleared vegetation.
A dust management scheme shall be implemented on site to prevent dust nuisance
from arising.
The applicant should be advised that the sewerage undertaker responsible for the
sewers into which the development will be connected is Welsh Water and not, as the
application documents state, the Local Authority.
_____________________________________________________________________
Page No 107
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0214
LOCATION:
63 VICTORIA ROAD WREXHAM
DATE RECEIVED:
28/02/2008
COMMUNITY:
Offa
DESCRIPTION:
INTERNALLY ILLUMINATED WALL
MOUNTED DISPLAY UNIT
CASE OFFICER:
LB1
APPLICANT(S) NAME:
MR MATT SWINDLES PRIMESIGHT
LTD
AGENT NAME:
PRIMESIGHT LTD
MR MATT SWINDLES
WARD:
Offa
_____________________________________________________________________
SITE
Victoria Wine Lodge, Victoria Road, Wrexham.
Proposed
illuminated
advert
PROPOSAL
Internally illuminated wall mounted display unit. (1.31m x 1.905m approx 0.6m
above pavement level.
Page No 108
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
HISTORY
None relevant.
DEVELOPMENT PLAN
Lies within settlement limit, GDP1, PS2, LPGN 1 apply.
CONSULTATIONS
Community Council:
Local Member:
Other representations:
Site Notice:
Object to the illumination element of this
application as it is located in a residential area
and will be a distraction to motorists.
Consulted 03/03/08
Neighbouring properties notified 06/03/08
Expired 27/03/08
SPECIAL CONSIDERATIONS
The site: The advert lies on the side elevation of the Victoria Wine Lodge facing the
adjoining car park and garage. It does not face any residential properties. The advert
display unit is currently in situ and the owners are suggesting it has been in place for
an extended period of time. This application is for the internal illumination of the
board.
The shop has an illuminated fascia sign, which is illuminated during the hours of
opening (9.00am to 10.00pm).
Applicants submission: The agent has suggested limiting the hours of illumination of
the advert to correspond with the opening hours of the shop and consequently the
hours of illumination of the sign.
Amenity: The illumination of the sign during the opening hours of the shop will have
minimal impact upon the amenity of the nearby residential properties as this will
mainly be during daylight hours. As the sign does not directly face any residential
properties there will be no direct light to any residential windows.
The display unit is illuminated in a manner that no direct light source will be visible to
users of the adjacent highway and therefore there should be no distraction.
Conclusion: Limiting the hours of illumination to the opening hours of the shop will
restrict the illumination of the sign to that of the illumination of the fascia sign of the
shop. This will minimise impact upon residential amenity and I therefore recommend
accordingly.
P/2008 /0214
Page No 109
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
RECOMMENDATION
That permission be GRANTED
CONDITION(S)
1.
Any advertisements displayed, and any site used for the display of
advertisements, shall be maintained in a clean and tidy condition to the reasonable
satisfaction of the Local Planning Authority.
2.
Any structure or hoarding erected or used principally for the purpose of
displaying advertisements shall be maintained in a safe condition.
3.
Where an advertisement is required under these Regulations to be removed,
the removal shall be carried out to the reasonable satisfaction of the Local Planning
Authority.
4.
No advertisement is to be displayed without the permission of the owner of the
site or any other person with an interest in the site entitled to grant permission.
5.
No advertisement shall be sited or displayed so as to obscure, or hinder the
ready interpretation of, any road traffic sign, railway signal or aid to navigation by
water or air, or so as otherwise to render hazardous the use of any highway, railway,
waterway or aerodrome (civil or military).
6.
The intensity of illumination emitted from the signs the subject of this consent
shall not exceed 658 candelas/sq.m.
7.
The advertisements shall not be illuminated before 9.00am and after 10.00pm.
8.
No light source to any sign(s) hereby granted consent shall be directly visible
to drivers of motor vehicles using the adjacent highway.
9.
Notwithstanding the provisions of the Town and Country Planning (Control of
Advertisements) Regulations 1992 (or any Order revoking and re-enacting that Order
with or without modification) no advertisement shall be displayed on the premises or
within the site other than those hereby approved or previously given consent.
REASON(S)
1.
To comply with the Town and Country Planning (Control of Advertisements)
Regulations 1992.
2.
To comply with the Town and Country Planning (Control of Advertisements)
Regulations 1992.
3.
To comply with the Town and Country Planning (Control of Advertisements)
Regulations 1992.
4.
To comply with the Town and Country Planning (Control of Advertisements)
Regulations 1992.
5.
To comply with the Town and Country Planning (Control of Advertisements)
Regulations 1992.
6.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
7.
To ensure a satisfactory standard of appearance of the development in the
interests of the visual amenities of the area.
8.
In the interests of highway safety.
9.
To minimise clutter and to avoid excessive display to the detriment of the
visual amenities of the area.
_____________________________________________________________________
Page No 110
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
APPLICATION NO:
P/2008 /0237
COMMUNITY:
Rhosddu
WARD:
Maesydre
LOCATION:
POWELL ROAD (A5152) WREXHAM
DESCRIPTION:
12M MAST SUPPORTING 3 NO
ANTENNAS PROVIDING 2G AND 3G
COVERAGE, GIVING A TOTAL
HEIGHT OF 14M AND 2 NO
EQUIPMENT CABINETS
APPLICANT(S) NAME:
VODAFONE LTD
DATE RECEIVED:
04/03/2008
CASE OFFICER:
MP
AGENT NAME:
PATRICK FARFAN
ASSOCIATES LTD
_____________________________________________________________________
P/2008 /02
PROPOSAL
Within an existing grass verge adjacent to school access.
Application site
Page No 111
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
HISTORY
P/2005/0582 12m 'street works' monopole with a tri-sector antenna. Ground based
equipment consisting of 1 no. equipment cabinet. Approved 7 July
2005.
DEVELOPMENT PLAN
Within the settlement limit. Policies PS2 and CLF8 are applicable.
CONSULTATIONS
Community Council:
Local Member:
Highways:
Public Protection:
Other representations:
Site Notice:
Object as they are of the opinion that the site is
unsuitable for the siting of this mast and equipment,
especially in view of the fact that there is a school in
close proximity to the site and there is also a mast
almost opposite to the site proposed. Members are
extremely concerned at the proposal.
Verbally mentioned his concern about the installation of
this equipment.
Notified 5.3.08
Notified 5.3.08
Notified 17.3.08
Expires 7.4.08
SPECIAL CONSIDERATIONS
Background: This is a replacement of existing mast approved under P/2005/0582 on
7 July 2005. The proposed mast is marginally higher and will contain more antennae.
Policy: There are no objections in principle to the proposal, however, it must comply
with Wrexham UDP Policies PS2 and CLF8. Development Plan policies allow for
the development of telecommunications facilities whilst ensuring that masts or
installations are carefully sited to avoid or minimise any visual intrusion upon the
landscape/townscape. National Guidance on telecommunications in Wales is
contained in Planning Policy Wales Technical Guidance Advice Note (Wales) 19 –
Telecommunications. The importance of providing an efficient telecommunication
infrastructure is rightly considered crucial to the economic viability of Wales.
However, advice goes on to state this provision must be made, avoiding adverse
impact upon the environment. Wrexham UDP Policy CLF8 is as follows:
“The development of telecommunications facilities and related infrastructure
will be permitted, having regard to technical and operational considerations,
where an appraisal has been carried out:(a)
firstly, of the potential for sharing other masts and sites; if there is no
potential
(b)
secondly, of the potential to use existing buildings and structures; if
there is no potential
(c)
thirdly, of the potential to use other sites.
Page No 112
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
The siting of any development should minimise the impact on the local
landscape / townscape, and should comprise measures of mitigation of any
adverse impact, as appropriate.
This policy aims to facilitate the growth of new and existing systems whilst ensuring
that masts or installations are carefully sited to avoid or minimise any visual intrusion
upon the landscape/townscape.
Site selection: The proposal is effectively an upgrade of the existing equipment on the
site by way of the replacement of the existing mast and the provision of an additional
equipment cabinet. The site was selected because it can provide the upgraded
coverage the operator requires without requiring a new site.
Pre-application consultation: Discussions took place with the planning department
in February 2008. The operator also has a commitment, as identified in the Code of
best Practice, to carry out consultation in accordance with a rating determined under
the Traffic Light Model. This allows the site to be rated by the operator according to
its likely sensitivity in terms of environmental, planning and community
considerations and a plan is devised that sets out any additional consultation. The site
has been rated as ‘Green’, whereby statutory consultation is considered adequate. The
application has indicated that pre-application consultation took place with the Local
Member and that no comments were received at the time of submission.
Where a proposed installation is close to a school TAN19 makes clear that operators
should consult with the relevant body of the school. The site is close Alexandra
School, Park Avenue. The operator did not undertake any pre-application
consultation with the school, however school has been notified as part of the Local
Planning Authority consultation in connection with this application. The operator has
therefore agreed to contact the school directly and request that the are copied in on
any comments that the school intends to send to the Local Planning Authority. Given
that the principle of telecommunications equipment being sited at this location has
previously been accepted I consider this to be an acceptable way forward.
I note the observations of the Community Council but this is a replacement mast. It is
not an addition to the existing mast and is not located any closer to the school.
Alexandra School has been notified and at the time of writing this report no objections
have been raised by them.
Health effects and public perception: The Welsh Assembly states in TAN 19 that
the planning system is not the place for determining health safeguards. It remains the
Government’s responsibility to decide what measures are necessary to protect public
health. The Government and the Welsh Assembly have declared that applications for
prior approval or planning permission for the type of development being proposed
need to be accompanied with a declaration that the equipment will operate in full
compliance with the International Commission on Non-Ionizing Radiation Protection
ICNIRP guidelines. It is the Assembly’s view that were transmissions from a
proposed base station would meet the ICNRP guidelines it should not be necessary for
a local planning authority in processing an application to consider further the health
aspects and concerns about them. The application documents include such a
Declaration of Conformity with ICNIRP Public Exposure Guidelines.
Page No 113
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
With regard to 'perception of risk', it is clear that this can be a material planning
consideration. However, it must be weighed along with other considerations,
including government policy guidance and the expertise of its independent advice. It
also is clear that there must be some reasonable substance to those fears and totally
unsupported fear should have very limited weight indeed. Whilst I accept the
materiality of concerns about the health and well being of those who live in the
locality, I consider that there is no basis in national policy for determining that prior
approval is not required for that reason alone. A finding of 'no risk' can never be
achieved with complete certainty in relation to anything and, in the absence of any
widely-accepted demonstrable risk, we are left with perception. Perception of risk is a
material consideration, but while it must be considered it is given little weight by
Planning Inspectors and the Court in the decision making process where conformance
with the ICNIRP guidelines is demonstrated.
Siting and appearance: Policy CLF8 does not specifically cover the re-use of
existing sites, however it does require telecommunications equipment to be sited and
designed so as to minimise the visual impact. In this context I consider the main issue
to be whether the current proposal will have a significant or detrimental impact
compared to the previously approved installation.
The new equipment cabinet will be similar in size and appearance to the existing one
and will not prove obtrusive or harmful to visual amenity. The proposed mast will be
similar in appearance to the existing one and will be the same height (12m). The new
antennae will however be slightly larger than the ones previously installed meaning
the combined height of the new installation will be 14.4 metres compared to 14
metres. I am satisfied however that the new installation will not have a significant
additional impact so as to be harmful to the visual amenities of the surroundings.
Conclusions: On the basis of the above I am satisfied that the proposals accord with
policies PS2 and CLF8.
Members are reminded that the local planning authority has 56 days, beginning with
the date on receipt of the application, in which to notify its determination on whether
prior approval is required to siting and appearance and to notify the applicant of its
decision to give or refuse such approval. There is no power to extend the 56 day
period. If no decision is made, or the local planning authority fails to notify the
developer of its decision within the 56 days, permission is deemed to have been
granted. The 56 day period expires on 28/04/08.
RECOMMENDATION
That delegated powers are granted to the Chief Planning Officer to approve the siting
and design of the mast proposed in the above application following the expiry of the
consultation period (7 April 2008) provided no representations are received raising
issues not covered in this report. In the event that new matters arise, the Chief Planing
Officer be authorised to deal with the matter following consultation with the Chair
and Vice Chair.
37
_____________________________________________________________________
Page No 114
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
LIST OF DELEGATED DECISIONS ISSUED
WRO P/2007/0548
GRANTED
on 25/03/2008
WRR P/2007/1004
GRANTED
on 25/02/2008
BRO P/2007/1115
GRANTED
on 26/03/2008
1 Croesnewydd Road Wrexham
LL13 7TB
Listed Building Consent for external works
Grove Road Health Centre Grove
Road Wrexham LL11 1DY
Erection of new clinic and associated administration
building.
BRYN SEION CHAPEL CLAYTON
ROAD PENTRE BROUGHTON
WREXHAM LL11 6BN
LLA P/2007/1217
GRANTED
on 27/02/2008
RHO P/2007/1309
GRANTED
on 26/03/2008
GRE P/2007/1322
REFUSED
on 13/03/2008
BRN P/2007/1446
GRANTED
on 27/02/2008
WRA P/2007/1455
WITHDRAWN
on 25/02/2008
OVE P/2007/1477
GRANTED
on 04/03/2008
WRR P/2008/0002
GRANTED
on 21/02/2008
WRR P/2008/0003
GRANTED
on 07/03/2008
HOL P/2008/0011
GRANTED
on 26/02/2008
LLA P/2008/0012
GRANTED
on 26/02/2008
BRO P/2008/0017
REFUSED
on 26/02/2008
WRR P/2008/0019
GRANTED
on 20/03/2008
MAE P/2008/0021
REFUSED
on 03/03/2008
ESC P/2008/0025
REFUSED
on 06/03/2008
Ivy Cottage Singrett Hill Llay
Wrexham LL12 0NS
CONVERSION OF REDUNDANT CHAPEL
INTO 3 NO. RESIDENTIAL UNITS,
ASSOCIATED PARKING AND EXTERNAL
WORKS
Extension and alterations to dwelling.
LAND ADJOINING INGLENEWKE
NORTH ROAD PONCIAU
WREXHAM LL14 1HF
71 Hillock Lane Marford Wrexham
LL12 8YG
ERECTION OF DETACHED DWELLING AND
DOUBLE GARAGE
HENRWST SMITHY HIGHER
WYCH ISCOYD WREXHAM SY13
3AU
51 MILE BARN ROAD WREXHAM
LL13 9LX
LISTED BUILDING APPLICATION FOR
CONTEMPORARY OAK FRAMED
EXTENSION.
EXTENSION TO SIDE AND REAR OF
DWELLING.
THE BROW WREXHAM ROAD
OVERTON WREXHAM LL13 0HF
ALTERATIONS AND REFURBISHMENT, AND
ENTRANCE PORCH EXTENSION
NORTH EAST WALES INSTITUTE
PLAS COCH MOLD ROAD
WREXHAM LL11 2AW
NORTH EAST WALES INSTITUTE
PLAS COCH MOLD ROAD
WREXHAM LL11 2AW
1 MILLFIELD FRANCIS LANE
HOLT WREXHAM LL13 9WJ
NEW DISABLED RAMP AND EXTERNAL
DOOR TO QUADRANGLE
CARLTON GARDEN CENTRE
PINFOLD LANE LLAY WREXHAM
LL12 0TU
LAND ADJACENT TO BRYN
CELYN WREXHAM ROAD
BRYNTEG WREXHAM LL11 6LD
19 CHESTER STREET WREXHAM
LL13 8BG
LOG CABIN RETAIL SHOP SELLING
SWIMMING POOL EQUIPMENT/CHEMICALS
AND DISPLAY AREA.
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT (2 NO. DWELLINGS)
WOOD FARM BREADEN HEATH
HANMER WHITCHURCH SY13
2LQ
9 Y DDOL BERSHAM WREXHAM
LL14 4HN
Replacement roof structure and alterations to
elevations.
LISTED BUILDING CONSENT FOR DISABLED
RAMP TO QUADRANGLE AREA. NEW
INTERAL DOOR.
ALTERATION TO FRONT FENCELINE
CHANGE OF USE TO RESIDENTIAL
PROPERTY MANAGEMENT AND LETTING
OFFICE (A2).
CONVERSION OF SWIMMING POOL TO
DWELLING
PROVISION OF DORMER TO PROVIDE
BEDROOM IN ROOF SPACE
Page No 115
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
GWE P/2008/0027
GRANTED
on 27/02/2008
BRY P/2008/0033
GRANTED
on 26/02/2008
LLA P/2008/0035
GRANTED
on 10/03/2008
BRN P/2008/0038
GRANTED
on 22/02/2008
HOL P/2008/0039
GRANTED
on 10/03/2008
LAND ADJOINING GWYNFA
RHOSROBIN ROAD RHOSROBIN
WREXHAM LL11 4PG
8 MOUNT ISA DRIVE BRYMBO
WREXHAM LL11 5DZ
SUBMISSION OF RESERVED MATTERS FOR
ERECTION OF 1 NO. DWELLING.
UNIT 16, WARREN WORKSHOPS
MINERS ROAD LLAY
INDUSTRIAL ESTATE LLAY
WREXHAM LL12 0PJ
WESTWOOD REDBROOK
MAELOR WHITCHURCH
SHROPSHIRE SY13 3AF
LAND AT WREXHAM GOLF CLUB
HOLT ROAD WREXHAM LL13
9SB
CHANGE OF USE FROM COMPUTER SHOP TO
TAXI OFFICE
TERRACED RETAINING WALL.
CONSTRUCTION OF MANEGE 40M X 20M
WITH 1-3M TIMBER POST AND RAIL FENCE.
CHANGE OF USE OF LAND FROM
AGRICULTURAL TO PITCH AND PUTT
COURSE FOR JUNIOR GOLFERS (IN
RETROSPECT)
ERECTION OF 2 NO. TWO BEDROOM
DWELLINGS.
RHO P/2008/0043
GRANTED
on 12/03/2008
WRC P/2008/0044
GRANTED
on 25/02/2008
WRR P/2008/0045
GRANTED
on 27/02/2008
LAND AT HIGH STREET
RHOSLLANERCHRUGOG
WREXHAM LL14 2LD
46 TOWER VIEW WREXHAM
LL13 9BE
ESC P/2008/0046
GRANTED
on 28/02/2008
CHI P/2008/0047
GRANTED
on 22/02/2008
ROS P/2008/0048
GRANTED
on 17/03/2008
BRO P/2008/0049
GRANTED
on 22/02/2008
BRONWYLFA ROAD LEGACY
WREXHAM LL14 4HY
TWO STOREY EXTENSION TO DWELLING TO
PROVIDE BEDROOM WITH EN-SUITE AND
SITTING ROOM AND SHOWER ROOM ON
GROUND FLOOR.
INSTALLATION OF 40 KVA GENERATOR
AND ANCILLARY EQUIPMENT.
34 TELFORD RISE CHIRK
WREXHAM LL14 5AJ
SINGLE STOREY PITCHED ROOF EXTENSION
TO PROVIDE UTILITY ROOM.
ALLINGTON FARM BROAD LANE
ROSSETT WREXHAM LL12 0ES
EXTENSION TO DWELLING.
FERNDALE GARDEN CENTRE
BERSE ROAD CAEGO WREXHAM
LL11 6TP
MIN P/2008/0050
GRANTED
on 12/03/2008
CAE ADAR FARM CAE ADAR
LANE BWLCHGWYN WREXHAM
LL11 5UE
CEF P/2008/0052
GRANTED
on 13/03/2008
ABE P/2008/0055
GRANTED
on 27/02/2008
LAND IN FRONT OF NOS. 9 - 11
BODLYN ACREFAIR WREXHAM
LL14 3HE
LYAN PACKAGING SUPPLIES LTD
CLYWEDOG ROAD SOUTH
WREXHAM INDUSTRIAL ESTATE
WREXHAM LL13 9XS
TAL Y GARTH UCHA GLYN
CEIRIOG LLANGOLLEN LL20 7AB
RENEWAL OF TEMPORARY PLANNING
PERMISSION FOR STORAGE OF 16 NO.
CARAVANS (PREVIOUSLY GRANTED UNDER
PLANNING PERMISSION CODE NO.
P/2002/0706).
RELAXATION OF CONDITION NO. 7 OF
PLANNING PERMISSION CODE NO.
P/2005/0330 TO ALLOW USE OF COTTAGE
FOR PERMANENT OCCUPATION (FULL
RESIDENTIAL).
CONSTRUCTION OF OFF STREET / ON
STREET PARKING FACILITIES
GLY P/2008/0056
GRANTED
on 22/02/2008
22 FFORDD MEIRIONYDD
WREXHAM LL11 2LG
OFF STREET PARKING
ERECTION OF STEEL FRAMED PORTAL
BUILDING FOR STORAGE OF PACKAGING
MATERIALS.
ERECTION OF TELESCOPIC POOL
ENCLOSURE.
Page No 116
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
OVE P/2008/0057
REFUSED
on 04/03/2008
CHI P/2008/0059
GRANTED
on 26/02/2008
WRR P/2008/0060
GRANTED
on 27/02/2008
DINAS HARAN 26 SALOP ROAD
OVERTON ON DEE WREXHAM
LL13 0EH
ISAMBARDS LLOYDS LANE
CHIRK WREXHAM LL14 5PY
GLY P/2008/0061
GRANTED
on 04/03/2008
ROS P/2008/0064
GRANTED
on 26/02/2008
WRR P/2008/0067
GRANTED
on 03/03/2008
MIN P/2008/0068
GRANTED
on 12/03/2008
TAI'N Y MYNYDD BRONYGARTH
OSWESTRY SHROPSHIRE SY10
7NT
LAND ADJACENT TO LLIN ROSS
LLYNDIR LANE ROSSETT
WREXHAM LL12 0DE
5 HAMPSHIRE DRIVE WREXHAM
LL11 2UT
BRN P/2008/0069
GRANTED
on 27/02/2008
UNIT 5A BROAD OAK BUSINESS
PARK REDBROOK MAELOR
WHITCHURCH SHROPSHIRE SY13
3AQ
FRANKIE & BENNY'S UNIT B11A
EAGLES MEADOW WREXHAM
WRC P/2008/0071
GRANTED
on 27/02/2008
WRC P/2008/0072
GRANTED
on 18/03/2008
LLA P/2008/0074
GRANTED
on 18/03/2008
CHI P/2008/0075
GRANTED
on 03/03/2008
GRE P/2008/0077
GRANTED
on 27/02/2008
WRR P/2008/0078
GRANTED
on 27/02/2008
RUA P/2008/0079
WITHDRAWN
on 07/03/2008
RUA P/2008/0080
GRANTED
on 22/02/2008
BRO P/2008/0081
GRANTED
on 17/03/2008
PLAS COCH PUBLIC HOUSE PLAS
COCH ROAD WREXHAM LL11
2BW
MINERA HALL MINERA HALL
ROAD MINERA WREXHAM LL11
3YE
ERECTION OF DWELLING AND GARAGING
EXTENSION TO FORM KITCHEN AND
LOUNGE / DINER AND CONVERSION OF
EXISTING GARAGE.
RELAXATION OF CONDITION NO. 4 OF
PLANNING PERMISSION CODE NO.
P/2006/1197 FOR RETENTION OF ALL
WEATHER GARDEN SHELTER.
ERECTION OF AGRICULTURAL WORKERS
DWELLING.
ERECTION OF 4 BEDROOMED DORMER
BUNGALOW
ERECTION OF CONSERVATORY
CONVERSION OF EXISTING OFFICE
BUILDING/FLAT INTO A FURTHER 2
APARTMENTS IN ADDITION TO THE 5
APARTMENTS ALLOWED IN RESPECT OF
PLANNING PERMISSION P/2004/1112 DATED
13.01.04.
CHANGE OF USE OF UNIT 5A FROM
STORAGE OF MECHANICAL MACHINERY
AND GARAGE EQUIPMENT TO B1/B8 USE.
RESTAURANT SIGNAGE (TDA/1)
FRANKIE & BENNY'S UNIT B11A
EAGLES MEADOW WREXHAM
RESTAURANT SIGNAGE (TDA/2)
9 HUNTERS WAY LLAY
WREXHAM LL12 0RE
SINGLE STOREY SHOWER ROOM
EXTENSION
THE CHERRIES HALTON CHIRK
WREXHAM LL14 5BD
EXTENSION TO REAR AND SIDE OF
DWELLING
2 PANT OLWEN GRESFORD
WREXHAM LL12 8ES
ERECTION OF CONSERVATORY (IN
RETROSPECT)
111 CRISPIN LANE WREXHAM
LL11 2HS
TWO STOREY EXTENSION TO REAR OF
DWELLING AND DETACHED GARAGE
MAES Y LLAN FARM MAES Y
LLAN LANE RUABON WREXHAM
LL14 6AD
18 VICARAGE FIELDS RUABON
WREXHAM LL14 6LB
CONVERSION OF REDUNDANT BARNS INTO
5 NO. DWELLINGS AND ERECTION OF 14 NO.
DWELLINGS
SINGLE STOREY AND TWO STOREY SIDE
AND REAR EXTENSION.
NEW DWELLING ADJOINING
ERNDALE BERSE ROAD NEW
BROUGHTON WREXHAM LL11
6TS
CONSTRUCTION OF GARAGE (ADJOINING
EXISTING GARAGE AT ERNDALE)
Page No 117
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
WRR P/2008/0082
GRANTED
on 29/02/2008
WRA P/2008/0083
GRANTED
on 17/03/2008
LLR P/2008/0084
GRANTED
on 03/03/2008
LLA P/2008/0087
GRANTED
on 13/03/2008
WRR P/2008/0089
GRANTED
on 17/03/2008
WRO P/2008/0091
GRANTED
on 11/03/2008
ROS P/2008/0092
GRANTED
on 27/02/2008
CEI P/2008/0093
WITHDRAWN
on 18/03/2008
MAR P/2008/0094
REFUSED
on 22/02/2008
GLY P/2008/0096
REFUSED
on 29/02/2008
BRY P/2008/0098
REFUSED
on 12/03/2008
GRE P/2008/0099
GRANTED
on 13/03/2008
TYRE TREND RAILWAY ROAD
WREXHAM LL11 2DL
INSERTION OF 4 NO. WINDOWS IN ROOF
SLOPE
2 BIESTON CLOSE WREXHAM
LL13 9SZ
EXTENSIONS TO BOTH SIDES OF DWELLING
TO PROVIDE TWO EN-SUITE BATHROOMS
AND SUN LOUNGE AND STUDY.
EXTENSIONS AND ALTERATIONS
TOGETHER WITH LOFT CONVERSION
GLY P/2008/0101
REFUSED
on 12/03/2008
MIN P/2008/0104
GRANTED
on 18/03/2008
COE P/2008/0105
GRANTED
on 10/03/2008
COE P/2008/0106
GRANTED
on 18/03/2008
RHO P/2008/0113
GRANTED
on 12/03/2008
GWE P/2008/0115
GRANTED
on 12/03/2008
LAND ADJOINING ARFRYN OLD
ROAD DOLYWERN, PONTFADOG
LLANGOLLEN LL20 7AG
ASHLEA MAESYFFYNNON ROAD
MINERA WREXHAM LL11 3DE
CRUD YR AWEL GATE ROAD
FRONCYSYLLTE LLANGOLLEN
LL20 7RH
UNIT 9 AERIAL ROAD LLAY
INDUSTRIAL ESTATE WREXHAM
LL12 0TU
REAR OF 1 - 2 HIGH STREET
WREXHAM LL13 8HP
CHANGE OF USE FROM LIGHT INDUSTRIAL
TO M.O.T. TESTING & VEHICLE SERVICING.
USE OF PREMISES AS RADIO BASE FOR TAXI
CONTROL.
KINGSTON VILLA 51 TALBOT
ROAD WREXHAM LL13 7DY
CUT DOWN AND REMOVE 2 NO. POPLAR
TREES (WITHIN A CONSERVATION AREA).
UNIT 2A/1B ROSSETT BUSINESS
VILLAGE LLYNDIR LANE
ROSSETT WREXHAM LL12 OAY
TYN Y GERDDI TREGEIRIOG
LLANARMON DC LLANGOLLEN
LL20 7LA
SMITHY COTTAGE SONTLEY
ROAD SONTLEY WREXHAM LL13
0YW
2 WERNFADOG PONTFADOG
LLANGOLLEN LL20 7AN
PROVISION OF AIR CONDITIONING UNITS
(IN RETROSPECT).
THE SWALLOWS BRYMBO ROAD
BWLCHGWYN WREXHAM LL11
5UA
THE LAURELS PANT LANE
GRESFORD WREXHAM LL12 8HB
CONSTRUCTION OF SINGLE STOREY
GLAZED SUN LOUNGE
2 PENYGELLI COURT
COEDPOETH WREXHAM LL11
3RW
GOLDEN LION INN TUDOR
STREET COEDPOETH WREXHAM
LL11 3RP
31 BANGOR ROAD JOHNSTOWN
WREXHAM LL14 2SR
14 AVONDALE CRESCENT
PANDY WREXHAM LL12 8EJ
EXTENSIONS AND ALTERATIONS
TWO STOREY EXTENSION
CONSTRUCTION OF GARAGE.
OUTLINE APPLICATION FOR THE ERECTION
OF ONE SINGLE-STOREY DWELLING,
CONSTRUCTION OF NEW VEHICULAR AND
PEDESTRIAN ACCESS AND INSTALLATION
OF SEPTIC TANK
OUTLINE APPLICATION FOR ERECTION OF
TWO-STOREY DWELLING
RENEWAL OF PLANNING PERMISSION FOR
TEMPORARY MOBILE HOME (PREVIOUSLY
GRANTED UNDER CODE NO. P/2006/0906)
GROUND AND FIRST FLOOR SIDE
EXTENSION
ERECTION OF OUTDOOR SMOKING
SHELTER (IN RETROSPECT)
KITCHEN EXTENSION
ADDITIONAL WALLING AND REVISED ROOF
PITCH (AMENDMENTS TO PLANNING
PERMISSION CODE NO. P/2007/0885)
Page No 118
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
MIN P/2008/0121
REFUSED
on 12/03/2008
ROS P/2008/0122
GRANTED
on 18/03/2008
CITY ARMS MINERA WREXHAM
LL11 3DW
MIN P/2008/0123
GRANTED
on 07/03/2008
ISY P/2008/0125
GRANTED
on 17/03/2008
WRR P/2008/0127
GRANTED
on 13/03/2008
RHO P/2008/0128
GRANTED
on 12/03/2008
WRA P/2008/0130
GRANTED
on 12/03/2008
WRR P/2008/0131
GRANTED
on 13/03/2008
GRE P/2008/0132
GRANTED
on 13/03/2008
6 GWERN Y GASEG ROAD
COEDPOETH WREXHAM LL11
3RE
WESTWAYS BOWLING BANK
ISYCOED WREXHAM LL13 9RY
GRE P/2008/0134
GRANTED
on 12/03/2008
ROS P/2008/0135
REFUSED
on 18/03/2008
ROS P/2008/0141
REFUSED
on 17/03/2008
WRR P/2008/0142
GRANTED
on 17/03/2008
COE P/2008/0144
GRANTED
on 18/03/2008
MAE P/2008/0145
GRANTED
on 26/03/2008
GWE P/2008/0150
GRANTED
on 10/03/2008
WRR P/2008/0152
GRANTED
on 13/03/2008
CROSSLEY HOUSE PANT LANE
GRESFORD WREXHAM LL12 8EY
2 RODENS CLOSE ROSSETT
WREXHAM LL12 0EZ
CERTIFICATE OF LAWFULNESS FOR
EXISTING USE OF AGRICULTURAL LAND AS
DOMESTIC GARDEN.
CONVERSION OF GARAGE TO CREATE
GROUND FLOOR STUDY AND UTILITY
ROOMS TO NORTH SIDE OF DWELLING,
CONVERSION OF EXISTING PORCH TO
CREATE AN ENTRANCE LOBBY AND
ADDITIONAL LEAN-TO PORCH TO FRONT OF
DWELLING.
CHANGE OF GARAGE FLAT ROOF TO
PITCHED ROOF.
KITCHEN & UTILITY ROOM EXTENSION
8 TY GWYN LANE WREXHAM
LL11 2UA
ERECTION OF LEAN TO CONSERVATORY
3 PLAS HAFAN JOHNSTOWN
WREXHAM LL14 1RA
SINGLE STOREY EXTENSION TO GABLE END
OFF BOX LANE ACTON
WREXHAM LL12 8BY
NEW PEDESTRIAN ACCESS TO ACTON
SCHOOL.
64 HAYTOR ROAD WREXHAM
LL11 2PU
SINGLE STOREY REAR EXTENSION WITH
DETACHED GARAGE.
13 CHESTNUT CLOSE GRESFORD
WREXHAM LL12 8ER
TWO STOREY SIDE EXTENSION WITH
CLOAKROOM, DINING ROOM AND UTILITY
TO GROUND FLOOR WITH BEDROOM AND
EN-SUITE TO FIRST FLOOR.
GROUND AND FIRST FLOOR EXTENSION
LOWER HONKLEY FARM
STRINGERS LANE BURTON
ROSSETT WREXHAM LL12 0AP
LANGDALE CHESTER ROAD
LAVISTER WREXHAM LL12 0DF
RESIDENTIAL DEVELOPMENT FOR 5 NO
TWO STOREY DETACHED DWELLINGS WITH
DETACHED GARAGE
ERECTION OF 1 NO. DWELLING
(SUSTAINABLE CODE 3 ECO HOME).
YALE COLLEGE GROVE PARK
ROAD WREXHAM LL12 7AB
SITING OF MOBILE ON A TEMPORARY
BASIS.
CROSS FOXES HIGH STREET
COEDPOETH WREXHAM LL11
3RY
YEW TREES ELLESMERE LANE
PENLEY WREXHAM LL13 0LP
PERGOLA FOR USE AS SMOKING AREA (IN
RETROSPECT)
WOOD COTTAGES TYN Y COED
MOSS ROAD MOSS WREXHAM
LL11 6HA
12 CASTLE CLOSE TY GWYN
LANE WREXHAM LL11 2TS
EXTENSION TO PROVIDE GRANNY FLAT.
SINGLE STOREY EXTENSION
TWO STOREY SIDE EXTENSION TO
DWELLING
Page No 119
REPORT OF THE CHIEF PLANNING OFFICER – 7 April 2008
GWE P/2008/0155
GRANTED
on 18/03/2008
BRY P/2008/0156
REFUSED
on 19/03/2008
BRO P/2008/0157
REFUSED
on 18/03/2008
WRC P/2008/0166
GRANTED
on 18/03/2008
WRR P/2008/0167
GRANTED
on 17/03/2008
RUA P/2008/0174
WITHDRAWN
on 25/03/2008
RUA P/2008/0180
GRANTED
on 18/03/2008
WRA P/2008/0190
GRANTED
on 26/03/2008
LLR P/2008/0254
WITHDRAWN
on 25/03/2008
1 SUNNYACRE OLD MOLD ROAD
GWERSYLLT WREXHAM LL11
4RH
BRYN TIRION RUTHIN ROAD
BWLCHGWYN WREXHAM LL11
5UU
PATS COACHES SOUTHSEA
ROAD SOUTHSEA WREXHAM
LL11 6PP
10 MILLBANK RISE KINGSMILLS
WREXHAM LL13 0YU
SINGLE STOREY EXTENSION TO PROVIDE A
THERAPY ROOM
LANDSCAPE COUNTER BUILD
CENTER CAMBRIAN WORKS
STATION APPROACH WREXHAM
LL11 2NY
OLD BUILDERS YARD STATION
TERRACE RUABON WREXHAM
LL14 6DH
BRIDGE END COTTAGE PONT
ADAM RUABON WREXHAM LL14
6DY
REPLACEMENT SIGNAGE
48 PARK AVENUE WREXHAM
LL12 7AH
GORFFWYSFA METHODIST HILL
FRONCYSYLLTE LLANGOLLEN
LL20 7SN
LOFT EXTENSION AND ALTERATIONS
CHANGE OF USE OF LAND FOR CAR
PARKING IN CONNECTION WITH BUS DEPOT
(IN RETROSPECT)
TWO STOREY SIDE EXTENSION TO
DWELLING
ERECTION OF 2 PAIRS OF 3 BEDROOM SEMI
DETACHED DWELLINGS.
REMOVAL OF EXISTING EXTENSION AND
CONSTRUCTION OF NEW EXTENSION,
ALTERATIONS TO INTERNAL AND
EXTERNAL FABRIC.
TWO-STOREY REAR EXTENSION AND
ERECTION OF DETACHED GARAGE
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT (2 NO. DWELLINGS)