Page No 1
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Community
Code No
Applicant
Recommendation
Page Nos
MAE
P/ 2009/0971
EATONFIELD
DEVELOPMENT LTD
MR STEVE JONES
REFUSE/GRANT
3–9
CEF
P/ 2010/0240
WREXHAM COUNTY
BOROUGH COUNCIL
GRANT
10 – 16
GWE
P/ 2010/0453
MR TONI JONES
GRANT
17 – 20
LLA
P/ 2010/0507
KP CARS
MR P HARPER
GRANT
21 – 23
GRE
P/ 2010/0513
MR MARK SHOWELL
GRANT
24 – 31
GRE
P/ 2010/0514
MR MARK SHOWELL
GRANT
32 – 35
BRY
P/ 2010/0521
MR J PARRY
GRANT
36 – 39
WRC
P/ 2010/0525
DIRECT TOWING
MR K STILL
GRANT
40 – 45
ESC
P/ 2010/0535
MR P WOOLLAM
GRANT
46 – 54
WRO
P/ 2010/0542
MR ANDREW JEBB
GRANT
55 – 58
SES
P/ 2010/0578
MR SIMON GRENNAN
GRANT
59 – 64
SES
P/ 2010/0579
MR SIMON GRENNAN
GRANT
65 – 68
BAN
P/ 2010/0580
MR JOHN AINGE
GRANT
69 – 72
ISY
P/ 2010/0588
MR T GIBSON
GRANT
73 – 77
ESC
P/ 2010/0602
MR GEORGE JONES
GRANT
78 – 82
WRA
P/ 2010/0608
MRS PAINTER
GRANT
83 – 86
ESC
P/ 2010/0610
MR R JONES
GRANT
87 – 90
RHO
P/ 2010/0650
MR MJ HUGHES LLOYD
REFUSE
91 – 94
WRC
P/ 2010/0663
WREXHAM COUNTY
BOROUGH COUNCIL
GRANT
95 – 97
ROS
P/ 2010/0682
MR IAN GOODE
GRANT
98 - 100
Total Number of Applications Included in Report: 20
Page No 2
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
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 – 6 September 2010
APPLICATION NO:
P/2009 /0971
LOCATION:
FORMER NAGS HEAD INN MAIN
STREET BETTISFIELD
WHITCHURCH
DATE RECEIVED:
25/11/2009
COMMUNITY:
Maelor South
SY13 2LJ
CASE OFFICER:
KH
WARD:
Overton
DESCRIPTION:
DEMOLITION OF FORMER PUBLIC
HOUSE AND ERECTION OF 4 NO.
TOWN HOUSES.
APPLICANT(S) NAME:
MR STEVE JONES EATONFIELD
DEVELOPMENT LTD
AGENT NAME:
EATONFIELD
DEVELOPMENT LTD
MR STEVE JONES
_____________________________________________________________________
THE SITE
p.p. 9
dwellings.
P/2007/0494
Acces
s
Application
site
p.p 5 dwellings.
P/2007/0493
Land off the eastern side of the main road through Bettisfield and currently
occupied by the former Nags Head pub. Last use was residential but has
been empty for a number of years.
Residential properties lie on three sides with vacant land to the rear with an
extant permission for nine dwellings.
Page No 4
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
PROPOSAL
See above.
HISTORY
P/2007/0494
P/2007/0043
P/2006/0962
P/2005/1057
P/2004/1408
P/2002/1128
(Land to the rear). Erection of 9 no. detached dwellings.
Approval of reserved matters 11.04.08.
(Land adjoining above site). Erection of 5 no. detached
dwellings. Approval of reserved matters 30.11.07.
(Above site). Outline permission for 5 no. dwellings.
Granted 06.12.06.
(Land to rear). Outline application for 9 no. dwellings.
Approved 05.12.05.
Certificate of Lawfulness for the existing use as a private
dwelling. Granted 24.12.02.
DEVELOPMENT PLAN
Within settlement limit. Policies PS1, PS2, GDP1, CLF1.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
Object on grounds:- Historic problems with drainage in Bettisfield
and with adjoining site having permission for 14
homes with a reliance on sealed cess tanks,
additional cess tanks, would be unsustainable
and would increase cost to owners and
increase traffic. Environment Agency has
stated that further housing in Bettisfield should
not be allowed until drainage issues resolved.
- Not a sustainable location with no public
transport and a limited Taxi/Bus Service.
- Refer to design and access statement and
provision of artificial lighting to deter anti-social
behaviour. No anti-social behaviour in
Bettisfield and many residents attracted to
Bettisfield due to the lack of street lighting.
- Do not accept that renovation of Nags Head is
not possible and is one of the few original
buildings in Bettisfield and has a historic
significance in the village.
Notified 25.11.09
Condition required to control construction noise
and septic tanks should be used.
No objections. Initial concerns that parking and
turning provision was inadequate and 2m footpath
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REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Welsh Water:
CPAT:
Environment Agency:
Other Representations:
Site Notice:
should be provided. Amended plans have
addressed these issues.
No adverse comments.
Simple photographic record required.
Concerns regarding foul drainage proposals.
Further development should be refused until a foul
sewerage system is installed in the village. Land
in general in Bettisfield is unsuitable for soakaway
of effluent and no watercourses available with
sufficient flow and dilution for Agency to permit a
discharge of sewage. Cesspools are costly to
empty and increase traffic movement which is
unsustainable and the Agency do not encourage
their use. If the Council is minded to approve then
a condition should require a suitable design for
cesspool.
1 letter of objection on the grounds:- 4 new houses to replace the single dwelling is
unacceptable. When permission was granted
for new development on adjoining sites it was
assumed the existing property would remain.
- Poor state of roads.
- Issues of drainage need to be addressed with a
high water table and land gets saturated.
- No main drains and concerns with foul water
drainage proposal.
- Latest in line of planning permissions in
Bettisfield and the quality of Bettisfield as a
rural village settlement is changing.
Expired 04.01.10.
SPECIAL ISSUES/CONSIDERATIONS
Policy: Policy CLF1 of the adopted UDP seeks to resist loss of community
facilities, particularly within settlements. The policy is however not applicable
in this case as a Certificate of Lawfulness confirmed in 2002 that for at least
10 years previously the property had been used as a dwelling. There has
been no other use other than a dwelling subsequently.
Visual Impact: The scheme comprises two pairs of semi-detached properties
linked by garages. The properties are relatively modest 3-bedroomed
accommodation. Existing dwellings in the vicinity are two-storey and whilst
Ash Cottage to the south of the proposed dwellings is at a lower height the
distance to the property ensures the new development will not be overly
dominant in the streetscene.
Highways: Access to the site will be onto the proposed access road that will
serve 14 proposed dwellings to the rear of the site, previously granted
planning permission.
Page No 6
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Highways have no objections to the scheme on the basis of an amended plan,
which now provides adequate parking and turning and a 2m wide footpath to
the site frontage.
Whilst visibility is only 2.4 x 25m in a north west direction, Highways have no
objections on the basis that the previous use as a pub, although not for a
significant number of years, would have generated a similar number of vehicle
numbers. No significant increase in vehicle numbers since that time.
Drainage: The Environment Agency, Community Council and a nearby
resident have expressed concerns regarding the high water table and
proposed drainage arrangements.
The Environment Agency do not consider cesspools to be a sustainable
option and further development should be discouraged until a foul sewerage
system is introduced in the village.
Whilst I agree that cesspools are not the most sustainable option, I am
satisfied that on the basis the tanks are properly designed and maintained
there should be no problems.
A condition will be required in regard to surface water drainage.
Residential Amenity: Separation distances between the existing and
proposed dwellings comply with adopted standards.
Conclusion: I have no objection to the loss of the existing dwelling which
would be costly to restore whilst it has been advertised over a length of time
with little interest.
With regard to drainage, whilst cesspools are not the most sustainable means
of foul drainage, a condition will ensure they do not cause pollution.
The design and scale of the proposed dwellings is acceptable and will
compliment the streetscene and the properties will not compromise residential
amenity or highway safety. My recommendation is in three parts requiring a
financial contribution to offset a shortfall in secondary education facilities with
Penley School currently full.
RECOMMENDATION A
That the Council enters into an obligation under Section 106 of the Town and
Country Planning Act 1990 requiring payments towards the shortfall in
education facilities. The Chief Planning Officer be given delegated authority
to settle the form and content of the obligation.
Page No 7
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
RECOMMENDATION B
Subject to completion of the Section 106 obligation, planning permission be
GRANTED subject to conditions below: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.
All foul drainage shall be contained withiin sealed and watertight
cesspools, fitted with a level warning device to indicate when the tank needs
emptying.
4.
No development shall take place until a scheme of surface water
drainage has been submitted to and approved by the Local Planning
Authority. The approved scheme shall be completed before the development
is occupied.
5.
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.
6.
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
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.
7.
Notwithstanding the approved plans, details of the finished floor levels
of the proposed dwellings in relation to surrounding dwellings shall be
submitted, in writing, for the further approval of the Local Planning Authority.
Works shall only be carried out in strict accordance with the details as
approved.
8.
This permission shall operate only to allow development to be carried
out in accordance with the approved drawings and the application
documentation. 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).
9.
The use of the garages shall be used only for a purpose incidental to
the use of the properties as single dwelling houses provided that such use
shall not preclude the garaging of a private motor car.
10.
Construction works, ancillary works and the use of plant or machinery
Page No 8
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
audible at or beyond the site boundary shall only be carried out between the
hours of 07:30 and 18:00 (Monday to Friday) and 08:00 to 14:00 (Saturday)
and at no time on Sundays or Bank Holidays.
11.
No windows, doors or other openings shall be inserted into the gable
elevation of Plot 4, other than those indicated on the approved drawing.
12.
The existing hedge on the north east boundary shall be retained at a
height which has been submitted to and agreed, in writing, with the Local
Planning Authority, prior to the first occupation of Plot 4.
13.
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.
14.
Within six months of the first use of the development, trees, hedging
and shrubs shall be planted on site in accordance with a scheme which has
been submitted to and approved by the Local Planning Authority. Any trees,
hedging or shrubs removed, dying, being severely damaged or becoming
diseased shall be replaced by trees, hedging or shrubs of a similar size and
species to those originally required to be planted and thereafter retained.
15.
Details of all boundary means of enclosure shall be submitted to and
approved, in writing, by the Local Planning Authority. Works shall be carried
out strictly in accordance with the details as approved prior to the first
occupation of any of the dwellings hereby approved, and retained thereafter
unless otherwise agreed, in writing, with the Local Planning Authority.
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 prevent pollution of underlying groundwater.
4.
To ensure satisfactory drainage of the site and to avoid flooding.
5.
In the interests of highway safety.
6.
To ensure that the development involves a sustainable approach.
7.
To protect the amenities of the occupiers of nearby properties.
8.
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.
9.
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.
10.
To protect the amenities of the occupiers of nearby properties.
11.
To protect the amenities of the occupiers of the adjoining dwelling.
12.
To protect the amenities of the occupiers of the adjoining dwelling and
the general visual amenities of the area.
13.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
Page No 9
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
14.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
15.
In the interests of the general visual amenities of the area and nearby
residential amenity.
RECOMMENDATION C
That if the Obligation pursuant to Section 106 of the Town and Country
Planning Act 1990 is not completed within six months of the date of the
Committee resolution the Chief Planning Officer be given delegated authority
to refuse the application for the following reason:
The development makes inadequate provision for increased school capacity.
Without this additional capacity, local schools will be unable to cater for the
additional demand for places generated by the development. The
development therefore does not accord with policy/policies GDP2 of the
Wrexham Unitary Development Plan.
_____________________________________________________________________
Page No 10
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0240
LOCATION:
LAND AT WHALLEYS WAY
ACREFAIR WREXHAM
DATE RECEIVED:
26/03/2010
LL14 3UH
COMMUNITY:
Cefn
DESCRIPTION:
OUTLINE APPLICATION FOR
RESIDENTIAL DEVELOPMENT
WARD:
Plas Madoc
APPLICANT(S) NAME:
WREXHAM COUNTY BOROUGH
COUNCIL
CASE OFFICER:
JS
AGENT NAME:
ISP ARCHITECTS
MATTHEW HOARE
_____________________________________________________________________
THE SITE
The site is located behind, and to one side of existing residential properties in
Whalleys Way. The site is partly used as a parking area for local residents,
and partly it forms an open area which is crossed by a number of footpaths.
The area that is intended for housing development within the site contains
sloping ground, and the land is higher than properties in Whalleys Way.
Application
Site
PROPOSAL
As above. This is an outline application with all matters (layout, scale,
appearance, landscaping and access) reserved. The application has been
Page No 11
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
amended to reduce the scale of the proposal, and the indicative layout
scheme shows 4 x 2 storey houses (2 beds).
It is intended that houses will be affordable housing.
RELEVANT HISTORY
None.
DEVELOPMENT PLAN
Within settlement limits. UDP policies PS1, PS2, PS3, PS4, GDP1, H2, CLF4
and T8 refer.
CONSULTATIONS
Community Council:
Objects. The land is very boggy and the area should
be left as a green space.
Local Members:
Consulted 1.4.10
Highways:
No objection to minor development, providing there is
no unacceptable loss of parking facilities and that
there is adequate access in terms of pedestrian
provision and highway alignment. The amended
plans do not raise significant issues.
Education:
Contribution will be required for Ruabon High School
due to on-going developments within the area, and
deficit of senior school places.
Welsh Water:
Conditions required
Environment Agency: Consulted 1.4.10
Public Protection:
Conditions required re treatment of potential
contamination, dust and noise (construction period).
Wrexham Access:
Consulted 1.4.10
Site Notice:
Expired 28.4.10
Other representations: 10 neighbours notified, and no comments received.
SPECIAL CONSIDERATIONS/ ISSUES
Background: This is one of a number of applications which have been
submitted as part of a Joint Venture Initiative with Welsh Assembly
Government to provide affordable housing with Wrexham. This initiative was
approved by the Council’s Executive Board on 19 November 2009. The
partnership has identified potential sites within Council ownership and will
seek reputable experienced developers/builders and/or Registered Social
Landlords (RSL) capable of delivering the maximum number of affordable
housing units. Upon completion, ownership of the affordable housing units
will transfer to RSL(s) to provide housing for social rent and low cost home
ownership.
Policy: No objections in principle and all detailed design matters will be
considered as part of the reserved matters.
Page No 12
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Emerging LDP: The site is allocated for 100% Affordable Housing in the
emerging LDP – deposit plan, with an indicative yield of 4 units. The
submitted illustrative layout plan demonstrates that this scale is possible in
principle, although some layout adjustments might be required as part of the
reserved matters.
Layout: As mentioned above, the proposed layout is not entirely acceptable
in its current form, but this issue can easily be overcome by moving the
position of a couple of plots closer to rear boundaries of properties with
Whalleys Way. Suitable amenity separation distances can be achieved which
reflect the sloping ground, and sufficient room is maintained from existing
pathways, and the existing parking area.
Access/Traffic generation: The revised scheme overcomes previous
highway concerns about the loss of existing parking facilities, and helps
Community Council concerns: Although the site contains sloping ground, it
does not appear unduly boggy. However any surface water run-off from the
development will be conditioned as part of any permission, and effective
drainage soakaways will need to be considered as part of design stage,
particularly if the extra hard surfaced areas generate more surface water runoff than current levels. Also as part of sustainable development measures for
the scheme, the submitted Code for Sustainable Homes Pre-Assessment
Estimator report confirms that these new houses will need to include a code
compliant sustainable urban drainage system in order to achieve necessary
credits under the Code for Homes, and consequently this system should help
regulate surface water drainage more effectively.
Regarding their concern relating to loss of green space, this matter is
considered below.
Loss of open space: In respect of Policy CLF4, redevelopment of informal
open space can only be supported if the loss is not significant, and helps with
retention and enhancements of that existing facility.
Although the site is linked to adjoining POS areas, the site itself is not formally
identified as an Informal POS area within the Council’s Public Open Space
Survey 2009, and this survey confirms that there is a surplus of informal POS
within Cefn community.
Although acknowledging a loss, the site at present only has limited benefit as
informal open space due to its sloping character, but this area does help to
facilitate a useful network of pathways, leading to nearby recreational areas
and facilities. In one direction this includes the children’s equipped area at
Ash Grove (ref CEF34) and the informal space at Chatham Quarry (ref
CEF14), and in another direction, it gives links towards the large informal area
by Rhosymedre School (ref CEF17), and links to shopping facilities within
Cefn.
Page No 13
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The scheme as revised offers scope for these existing pathways to be
maintained, and there is also scope for these paths to be enhanced by
improved natural surveillance from windows in the houses. As a result Policy
CLF4 is not considered to be unduly compromised by this proposal.
Educational contributions: The site is within an area that has a shortage of
senior school places (Ruabon High School), and therefore the ‘reserved
matters’ application will need to demonstrate how this shortage will be offset,
and in this instance this can be controlled by a planning condition.
Conclusion: The development in principle accords with local planning policy
and the principle of housing development will make a positive contribution to
the area.
P/2010 /0240
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 layout of the building(s)
b. the scale of the building(s)
c. the 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.
Development shall not begin on site until a scheme to deal with
potential contamination at the 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.
5.
Each dwelling to be erected as part of this permission shall be
constructed to achieve a minimum Code for Sustainable Homes Level 3 and
achieve 6 credits under category Ene1 in accordance with the requirements of
Code for Sustainable Homes: Technical Guide April 2009.
6.
No development shall begin until details of a 'Design Stage'
assessment and related certification have been submitted to and approved in
Page No 14
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
writing by the Local Planning Authority. The development shall be carried out
entirely in accordance with the approved assessment and certification unless
the Local Planning Authority shall otherwise consent in writing.
7.
No dwelling shall be occupied until a Code for Sustainable Homes
'Post Construction Stage' assessment has been carried out in relation to it, a
Final Code Certificate has been issued for it certifying that Code Level 3 and 6
credits under Ene1 have been achieved and the Certificate has been
submitted to and approved in writing by the Local Planning Authority.
8.
The contents of the Proposed Site Layout plan no.6686/L(9)01 Rev B
as submitted in support of this application shall not be regarded as
representing an approved site layout plan for the development.
9.
The development shall not begin until a scheme has been submitted to
and approved in writing by the local planning authority, to demonstrate that
100% of the dwellings to built under this permission will be affordable housing.
The development shall thereafter be carried out in accordance with the
approved scheme and shall meet the definition of affordable housing in Annex
B of TAN2 or any future guidance that replaces it.
The scheme to be submtted shall include:
i.
the arrangements for the long term management of the affordable
housing;
ii.
the arrangements to ensure that such provision is affordable for both
first and subsequent occupiers of the affordable housing; and
iii.
the occupancy criteria to be used for determining the identity of
occupiers of the affordable housing and the means by which such occupancy
criteria shall be enforced.
10.
All foul and surface water discharges from the site shall be drained
separately from the site.
11.
No surface water or land drainage run-off shall be permitted to connect,
either directly or indirectly to the public sewerage system.
12.
The details to be approved as part of the reserved matters shall include
full details of all retaining walls within the site, and details of finished floor and
ground levels, and details and levels as approved shall be fully implemented
as part of the development.
13.
Development shall not begin until a scheme to address a shortfall in
secondary education provision has been submitted to and approved in writing
by the local planning authority. The scheme shall include the following details
i)
details of measures to address the shortfall in primary education
provision;
ii)
time for the delivery of those measures.
The development shall thereafter be carried out in strict accordance with the
details as approved.
REASON(S)
1.
To comply with the provisions of the Town and Country Planning
(General Development Procedure) Order, 1995 (as amended).
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.
In the interests of the amenities of the future occupants of the buildings.
Page No 15
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
5.
To comply with the requirements for sustainable buildings published by
the Welsh Assembly Government in May 2009 (MIPPS 01/2009).
6.
To comply with the requirements for sustainable buildings published by
the Welsh Assembly Government in May 2009 (MIPPS 01/2009).
7.
To comply with the requirements for sustainable buildings published by
the Welsh Assembly Government in May 2009 (MIPPS 01/2009).
8.
To ensure that all details are reserved for future consideration.
9.
To ensure there is an adequate supply of affordable houses in the
County.
10.
To ensure satisfactory drainage of the site and to avoid flooding.
11.
To prevent hydraulic overloading of public sewerage system, to protect
the health and safety of existing residents and to ensure no detriment or
pollution to the environment.
12.
To protect the amenities of occupants of existing adjacent residential
properties, and in the interests of the visual amenities of the area.
13.
To cater for a shortfall in education provision in the locality
NOTE(S) TO APPLICANT
Further advice on compliance with Condition No. 4 may be obtained by
contacting the Council's Environmental Protection Section on Wrexham
297041.
All ancillary operations and the use of plant and machinery, which are audible
at the boundary, shall be carried out only between 0730 hours to 1930 hours
Monday to Friday, between 0800 hours and 1400 hours on Saturdays and at
no time on Sundays and Bank Holidays.
Applicants should note that the Council has the option to control construction
site noise by means of a Control of Pollution Act 1974, Section 60, Notice,
where deemend necessary.
If a connection is required to the public sewerage system, the developer is
advised to contact Dwr Cymru Welsh Water's Network Development
Consultants.
There shall be no fires on site; to include the prohibition of the burning of
cleared vegetation.
The applicant is advised to submit an appropriate dust management scheme
prior to the commencement of the development. The dust mitigation
measures detailed in the scheme should be implemented for the duration of
the construction phase.
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
Page No 16
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4
and 5 on the enclosed "Applicants' Rights and General Information".
_____________________________________________________________________
Page No 17
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0453
LOCATION:
THE BARNS FFOS Y GO BOTTOM
ROAD SUMMERHILL WREXHAM
DATE RECEIVED:
26/05/2010
LL11 4TR
COMMUNITY:
Gwersyllt
WARD:
Gwersyllt North
DESCRIPTION:
ERECTION OF NEW BARN FOR THE
STORAGE OF HAY-HAYLAGE,
TRACTOR AND AGRICULTURAL
IMPLEMENTS
CASE OFFICER:
KH
AGENT NAME:
MR TONI JONES
APPLICANT(S) NAME:
MR TONI JONES
_____________________________________________________________________
/2010 /0453
THE SITE
Site
access
Proposed
barn
Existing
barn
Hedgerow
/trees
The proposed site at Ffos-y-go is off the eastern side of Bottom Road,
Summerhill. The site is bounded by a residential property to the north, a
relatively recently built pair of replacement dwellings to the west and the
settlement of Summerhill, approximately 200 metres to the south.
The site is accessed via an existing access off an unclassified road to the
immediate north of the site.
Page No 18
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
PROPOSAL
As above.
HISTORY
P/2009/0274
Agricultural notification for extension to existing barn.
Prior approval not required. 29.04.2009
DEVELOPMENT PLAN
Outside of settlement. Policies PS2, GDP1, EC3 and EC4 refer.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
Other representations:
Site Notice:
Object on grounds the proposed development is
unsuitable for the site.
Opposed to the application on the grounds that the
size of the area of pasture land within the
ownership of the applicant does not justify
additional storage space over and above that
already present.
No adverse comments.
No objections with adequate visibility at the
access.
None
Expired 05.07.2010
SPECIAL CONSIDERATIONS/ISSUES
Background/Proposal: The proposal is for a new barn on the site which will
be used in conjunction with a recently extended and refurbished existing barn,
for the storage of a tractor, other agricultural implements and the storage of
hay.
The proposed new barn is 18 x 7.5m, 3.8m to the eaves and 6m to the ridge,
which is comparable to the existing. The additional storage would enable a
secure and weather proof provision for tractor, agricultural equipment and two
cuts of hay. Costs would be reduced by hay not having to be wrapped outside
whilst it could be stored for longer periods when it would be more profitable to
sell.
Visual Impact of Building/Justification: The proposed modest new barn
would be located to the immediate north of the existing barn. The barn would
be largely screened by the existing barn when viewed from the south and set
against a backdrop of trees viewed from other directions. Clad in green metal
sheets and with existing landscaping helps assimilate the building into the
landscape.
Page No 19
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The location, size, materials and landscaping will ensure the building is not
overly intrusive.
The local Councillor is opposed to the application on the grounds that the size
of pasture land within the ownership of the applicant does not justify additional
storage space.
The applicant owns approximately 7 acres of land with another 7.5 acres
rented. Whilst I appreciate over half of the land is rented it is not unusual for
small holdings or new agricultural ventures to operate in this manner to keep
costs down. The land is rented with no fixed term and purely an on-going
agreement. I have spoken with the landowner who rents the land to the
applicant and land to other farmers in the area and this type of informal
arrangement has been operated for a number of years.
The applicant has indicated a financial commitment to the enterprise and
without some degree of certainty with regards to the sustainability of the
enterprise, would not be committing to a second barn. The tractor and other
agricultural equipment has taken a significant proportion of the existing barn
and with the likely purchase of additional equipment and storage of two cuts of
hay I am satisfied the additional barn can be justified.
Other: No residential properties will be adversely affected given distance to
dwellings and intervening screening, whilst adequate visibility at the access
and with similar movements to the existing situation I would not anticipate any
increase in highway changes.
Conclusion: I am satisfied a second barn can be justified and the location,
scale, materials and existing landscaping will ensure the visual impact is
minimised.
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 building hereby approved shall be used solely for the purposes
described in the application documentation. For the avoidance of doubt, no
livestock or non-agricultural storage shall take place at any time.
4.
Prior to the commencement of any works on site, a detailed
specification of the construction of the rear wall (w elevation) and floor of the
proposed barn, to include any proposed excavations, shall be submitted in
writing for the further approval of the Local Planning Authority. Works shall
only be carried out strictly in accordance with the details as approved.
5.
The proposed access shall have a visibility splay of 2.4m x 33m in both
Page No 20
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
directions measured to the centre line 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
commencement of 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 the development fully complies with the appropriate policies
and standards and in the interests of nearby residential amenity.
4.
To ensure the amenity afforded by the trees is continued into the
future.
5.
To ensure adequate visibility is maintained at the site access.
NOTE(S) TO APPLICANT
With regard to Condition 2, details shall include details of the precise colour of
the metal sheeting.
_____________________________________________________________________
Page No 21
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0507
LOCATION:
CROWN INN GRESFORD ROAD
LLAY WREXHAM
DATE RECEIVED:
15/06/2010
LL12 0NT
COMMUNITY:
Llay
WARD:
Llay
DESCRIPTION:
CHANGE OF USE OF STORE ROOM
TO PRIVATE HIRE (TAXI) OFFICE
APPLICANT(S) NAME:
MR P HARPER KP CARS
CASE OFFICER:
SJG
AGENT NAME:
KP CARS
MR P HARPER
_____________________________________________________________________
THE SITE
The site is on the corner of the B5102 and 5373.
PROPOSAL
As above.
The applicant intends to run up to 9 vehicles from the office, but not more than
3 would be there most times, up to 5 on busy evenings. All journeys would be
booked by telephone and there would be no public waiting room. The office is
intended to be in use up to 1am on weekdays and 3am at weekends.
Page No 22
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The business commenced operation from the site in late July 2010.
RELEVANT HISTORY
None.
DEVELOPMENT PLAN
The site lies within the settlement limits. UDP policies T8 and GDP1 are
relevant, together with LPGN 8 private hire vehicles and 16 parking.
CONSULTATIONS
Llay C Council:
Local Member(s):
Highways:
Public Protection:
Site Notice:
Other representations:
No objections
Consulted
Recommend conditions
Comments
Expired 12/7 /2010
Adjoining occupiers notified 21/6/2010. 3 letters of
comment/objection received, on grounds of:
a. Use during unsocial hours would cause noise
and disturbance to adjoining dwellings
b. Increased traffic will be detrimental to highway
and pedestrian safety, given the level of use
and the proximity to the traffic lights
SPECIAL CONSIDERATIONS/ ISSUES
Residential amenity: The use of the car park by taxis during the early hours
of the morning would create additional noise and disturbance for adjoining
dwellings. A restriction on use up to normal pub hours could be considered,
but the permitted hours are Sunday- Thursday- up to 00.30am, Friday and
Saturday, up to 01.30am. I consider this time to be too late into the evening
and therefore recommend any permission is restricted to an earlier closing
time.
Highway safety: The highway authority considers that there is adequate
parking at the site to cater for the public house and the proposed taxi office.
Conditions are recommended regarding no on-site booking or waiting room.
RECOMMENDATION: That permission be GRANTED
CONDITION(S)
1.
The use hereby permitted shall cease and be abandoned not later than
31 December 2011.
2.
The premises shall be used as a non-operational private hire office
only, and there shall be no public waiting room or on-site booking of taxis.
Page No 23
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
3.
No use of the development shall be made before 9.00am or after
11.30pm on any day.
REASON(S)
1.
To enable the Local Planning Authority to reassess the impact of the
proposal.
2.
To protect the amenities of the occupiers of nearby properties.
3.
To protect the amenities of the occupiers of nearby properties.
NOTE(S) TO APPLICANT
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.
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4
and 5 on the enclosed "Applicants' Rights and General Information".
_____________________________________________________________________
Page No 24
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0513
LOCATION:
FORMER KAYBEE DOORS 82
CHESTER ROAD GRESFORD
WREXHAM
DATE RECEIVED:
16/06/2010
COMMUNITY:
Gresford
LL12 8NT
CASE OFFICER:
MP
DESCRIPTION:
CHANGE OF USE TO BIKE SHOP
WARD:
Gresford East & West
APPLICANT(S) NAME:
MR MARK SHOWELL
AGENT NAME:
MR ALASTAIR WILSON
_____________________________________________________________________
THE SITE
As above.
Application site
PROPOSAL
The application proposes change the use of the site to a shop selling bicycles,
cycle clothing, bicycle accessories (such as locks, lights and pumps), energy
drinks and spare parts for bicycles. Cycle servicing and repair services will
also be provided on site.
Page No 25
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
6/10037
P/2000/1083
P/2003/1099
P/2003/1153
P/2009/0298
P/2009/0718
P/2009/0889
P/2010/0514
Change of use to light joinery manufacturing and storage and
distribution of timber and allied building products. Granted
28.7.1983 (Conditions limited the hours of use to 0800 – 1700
hours on weekdays including Saturdays, and not Sundays, and
the permission was made personal).
Use of land as timber products garden centre (fencing, sheds,
decking, garden furniture etc) in conjunction with existing sales
premises and relaxation of condition 2 of 6/10037 to allow the
storage of goods and materials in the open air. Granted 8.1.01.
(Hours of use was limited to 0900 – 1800 on weekdays, and
1000 – 1800 on Sunday or Bank Holidays, and the timber
products had to be associated with Kaybee Doors Ltd, and for
no other purpose).
Erection of conservatory display (in retrospect) and relation of
condition to allow sales of conservatories. Granted 10.11.2003
Relocation of log cabin and pool display commercial sales
facility (in retrospect). Granted 8.12.03
Change of use to vehicle sales and repairs (partly in retrospect).
Refused 7.9.2009
Change of use to provide retail convenience store including
internal & external alterations, ancillary storage/office staff rest
room/toilet & three office units. Withdrawn 11.11.2009
Change of use from retail to vehicle sales, repairs and car wash.
Withdrawn 25.11.2009.
Erection of 2 no. Advertisement flag poles. Pending (see next
agenda item).
DEVELOPMENT PLAN
Within settlement. Policies GDP1, S6 and T8 apply.
CONSULTATIONS
Community Council:
Local Member:
Access Group:
Highways:
No objection provided conditions are imposed to
restrict the use to the sale of bikes and does not
change use class without further consideration.
Conditions should also be imposed to ensure that
there is no noise nuisance or light pollution in this
predominately residential area.
Notified 17.6.10
Notified 17.6.10
Make the following comments:
- Visibility to north east from one access is
impeded by bus shelter. Although it may be
beneficial to close western access, the
development is unlikely to increase vehicular
movements compared with previous levels;
Page No 26
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
-
Public Protection:
Other representations:
Site Notice:
LPG16 would normally require provision of 40
spaces. Car park appears capable of
accommodating this number it is not formally
laid out;
- Recommend condition requiring parking spaces
to be formally laid out and appropriate cycle
parking is considered;
- Recommend turning g facility is provided for
refuse wagons and delivery vehicles.
- Recommend conditions requiring parking plan
and for turning area to be provided.
Recommend condition to deal with potential
contamination from previous uses.
Following a site meeting and discussions with site
owner, contamination condition no longer
considered necessary.
1 letter expressing support for the application.
1 letter opposing proposals and making following
comments:- signs not in keeping with area;
- site is more suited as a replacement area for
local supermarket and other shops. Local
shopping area in Gresford has no adequate/unsafe
parking area;
- opportunities for any other development or
provision of car parking in Gresford is limited, this
site may be the only suitable site available for a
much needed upgrade to present shopping area;
Expired 15.7.10.
SPECIAL CONSIDERATIONS
Background: There has been a recent attempt to convert this premises into
a convenience store (see history), however that planning application was
withdrawn after Officers expressed concerns about the suitability of the site in
respect of parking/turning (in particular for large delivery vehicles) as well as
potential adverse impacts upon the vitality and viability of the nearby Gresford
District Shopping Centre.
Policy: Policy S6 permits small scale retail developments where the following
criteria are met:
a)
b)
c)
the development is safely accessible for customers on foot;
the development does not harm residential amenity and / or does not
give rise to traffic problems e.g. on-street parking that cannot be
addressed;
the sales floor area of each development does not exceed 300 square
metres.
Page No 27
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Dealing with each of these in turn:
a) Accessibility on foot
The site can be accessed by a reasonably good network of pedestrian
footways located alongside the local highway network.
b) Impacts on residential amenity, traffic/highway issues
Small scale retail developments are generally considered compatible with
residential areas and given the opening hours of 9am-6pm Monday to
Saturday (except Thursday where opening until 8pm is proposed) and 10am4pm Sundays and deliveries being made between 11am and 2pm, I do not
expect the proposals to give rise to unacceptable levels of noise or
disturbance. The opening hours and times when deliveries are made can be
controlled by condition. I do not intend to restrict delivery times indicated as
this may prove too inflexible for the business. If deliveries were made during
the proposed opening times, this should ensure minimal impact upon nearby
residential properties whilst also providing a reasonable degree of flexibility to
the business.
Deliveries are to be made by a large van and the plans submitted
demonstrate that there is sufficient space for these types of vehicles to park,
unload and turn within the site. The proposals are therefore far less likely to
cause highway problems than a convenience store where deliveries are often
made by large articulated goods vehicles. Such vehicles could not turn as
easily within the site. The nature of the retail use can be controlled by
condition to ensure that it does not evolve into something that would require
deliveries by larger vehicles.
The applicants anticipate that some customers will cycle to the shop and are
therefore intending to provide cycle parking facilities. This is a reasonable
assumption given the nature of the goods to be sold. In addition there are bus
stops located immediately in front of the site served by regular buses to
Wrexham and Chester so the site is well located for customers wishing to
travel to it by means other than the private car.
Notwithstanding how accessible the site is by other modes of transport, it is
inevitable that a reasonable number of customers will travel to the site by car
so it is still necessary for off-street parking spaces to be provided. LPG16
would allow a maximum of 40 spaces for a non-food retail use in a building of
this size. The plans submitted show 25 spaces being provided (62.5% of the
maximum) however there is sufficient space to for additional spaces if they
are required. The plan does not include any spaces to mobility standard so
amendments are required to ensure adequate parking provision is made for
staff or customers with mobility difficulties to park and access the site. A
revised parking layout plan can be required by condition.
Page No 28
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The application does not propose to make use of a warehouse building to the
rear of the site, however the plans submitted show there being sufficient
provision made for vehicular access, parking and turning to be maintained to
that site via the access and car park serving the application site.
On the basis of the above, I am satisfied the proposals are unlikely to give rise
to problems in respect of residential amenity, parking or highway safety.
c) Retail floor area
The proposed retail floor area is just over 460 square metres approximately
50% more than policy S6 permits, however the policy primarily supports the
development of corner shops/small convenience shops in neighbourhoods or
villages. This application does not propose what could be considered a local
convenience store.
The proposed retail space is significantly less than the definition of ‘large
scale retail’ (developments of 2500 square metres gross floor space and
above) for which policy S4 requires a sequential site selection process, with a
preference being expressed for town centre/district shopping centre or edge of
town/district shopping centre in order to protect/sustain the vitality and viability
of such centres. The application proposes a specialised use selling relatively
bulky goods so whilst it is based outside Wrexham Town Centre or Gresford
District Shopping Centre, it is unlikely to impact significantly upon their vitality
and viability.
To ensure it does not evolve into the type of premises that may not be
appropriate in a non-town centre or district shopping centre location or may
have a detrimental impact upon the Wrexham Town Centre or Gresford
District Shopping Centre, the types of goods and services sold can be
restricted by condition.
Appearance: A new shop front is proposed in the elevation facing Chester
Road, a new roller shutter entrance formed in the site elevation (for deliveries)
and a number of window openings in the site elevations of rear of the building
bricked up. The remaining windows are to be repaired or replaced, with the
large side windows having security shutters installed. A new roof is also
proposed.
The proposed external works will not significantly alter the appearance of the
building or have a significant impact upon the wider street scene. Indeed by
themselves many of the works would probably not need to be subject to a
planning application.
The proposal roller shutters are unlikely to prove harmful to the appearance of
the site given the semi-industrial character of the building and the fact they will
not be particularly prominent.
Page No 29
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Signage: A separate application for signage is being considered (see
P/2010/0514). The visual or safety impact of signage cannot be considered
as part of a planning application.
Conclusion: Although the retail floor area exceeds 300 square metres and
therefore does not strictly accord with policy S6, I am satisfied the retail use
proposed will not prove harmful either to Wrexham Town Centre or Gresford
District Shopping Centre, the amenity of local residents or to highway safety.
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.
Notwithstanding the approved plans, the use hereby granted
permission shall not commence until a revised parking has been submitted to
and approved in writing by the Local Planning Authority. At least 10% of the
parking spaces provided shall be to mobility standards. Parking spaces and
turning facilities shall be provided in strict accordance with the plans as
approved prior to the commencement of the use hereby permitted and
thereafter retained free of all obstructions.
3.
Notwithstanding the provisions of Class A1 of the Town and Country
Planning (Use Classes) Order 1987 (or in any provision equivalent to that
class in any statutory instrument revoking and re-enacting that Order with or
without amendment), no services or products shall be sold/provided from the
premises other than bicycles, cycle clothing and footwear, cycle accessories,
cycle nutritional products, spare parts for bicycles and the servicing and repair
of bicycles as specified in the approved application documentation.
4.
No customers shall be admitted to the premises and no deliveries
made to the premises outside of the following times:
Monday-Saturdays, but not including Thursdays: 09:00 to 18:00
Thursdays: 09:00 to 20:00
Sundays: 10:00 to 16:00
REASON(S)
1.
To comply with Section 91(3) of the Town and Country Planning Act,
1990.
2.
In the interests of the amenities of the future occupants of the buildings.
3.
In the interests of highway safety and to ensure the scale and nature of
the retail use does not harm the vitality and viability of a Gresford District
Shopping Centre or Wrexham Town Centre.
4.
To protect the amenities of the occupiers of nearby properties.
Page No 30
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
NOTE(S) TO APPLICANT
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
Page No 31
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
Further advice on compliance with this condition may be obtained by
contacting the Council's Environmental Protection section on 813722.
_____________________________________________________________________
Page No 32
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0514
LOCATION:
FORMER KAYBEE DOORS 82
CHESTER ROAD GRESFORD
WREXHAM
DATE RECEIVED:
18/06/2010
COMMUNITY:
Gresford
LL12 8NT
CASE OFFICER:
MP
WARD:
Gresford East & West
DESCRIPTION:
ERECTION OF 2 NO.
ADVERTISEMENT FLAG POLES
AGENT NAME:
MR ALISTAIR WILSON
APPLICANT(S) NAME:
MR MARK SHOWELL
_____________________________________________________________________
THE SITE
As above.
Approximate position of 2
no. flagpole signs
PROPOSAL
As above.
Page No 33
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
6/10037
P/2000/1083
P/2003/1099
P/2003/1153
P/2009/0298
P/2009/0718
P/2009/0889
P/2010/0513
Change of use to light joinery manufacturing and storage and
distribution of timber and allied building products. Granted
28.7.1983 (Conditions limited the hours of use to 0800 – 1700
hours on weekdays including Saturdays, and not Sundays,
and the permission was made personal
Use of land as timber products garden centre (fencing, sheds,
decking, garden furniture etc) in conjunction with existing
sales premises and relaxation of condition 2 of 6/10037 to
allow the storage of goods and materials in the open air.
Granted 8.1.01. (Hours of use was limited to 0900 – 1800 on
weekdays, and 1000 – 1800 on Sunday or Bank Holidays,
and the timber products had to be associated with Kaybee
Doors Ltd, and for no other purpose).
Erection of conservatory display (in retrospect) and relation of
condition to allow sales of conservatories. Granted
10.11.2003
Relocation of log cabin and pool display commercial sales
facility (in retrospect). Granted 8.12.03
Change of use to vehicle sales and repairs (partly in
retrospect). Refused 7.9.2009
Change of use to provide retail convenience store including
internal & external alterations, ancillary storage/office staff
rest room/toilet & three office units. Withdrawn 11.11.2009
Change of use from retail to vehicle sales, repairs and car
wash. Withdrawn 25.11.2009.
Change of use to bike shop. Pending (see previous
agenda item).
DEVELOPMENT PLAN
Within settlement.
National guidance is provided by Technical Advice Note 7 Outdoor
Advertisement Control (1996).
CONSULTATIONS
Community Council:
Comments on original proposal (4 no. flagpole
signs):- object as flagpoles of this height and design are
inappropriate and not in keeping with this
predominantly residential area. They would
also detract attention of motorists using
adjoining busy highway and may cause
accidents.
- Request clarification of height. Plan says 5.5m
but application form says 12m.
Page No 34
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Local Member:
Highways:
Other representations:
Site Notice:
Comments on amended scheme (2 no. flagpole
signs);
- very serious concerns about amended
proposal. The height and size of flagpoles out
of keeping with this residential area and has the
potential to cause nuisance to nearby
residential properties. They may also detract
the attention of motorists using adjoining busy
highway.
Realise that some advertising will be required but
not sure if it needs 4. Would suggest 2.
Highway comments (on original submissions);
- flagpoles are likely to impede pedestrian
visibility from accesses. Provided they are relocated to a position at least 3.3m from the
centreline of existing access points, no
objection on highway grounds.
Nearest residential property notified 24.6.10
Expired 15.7.10
SPECIAL CONSIDERATIONS
Background: The application originally proposed 4 flagpole signs, however
this has now been reduced to 2 to reduce the visual impact of the proposals.
The signs are 5.5 m in height and will be set back 3.3.m from the highway
boundary to take account of comments made by Highways and also reduces
the visual impact the signs will have on the street scene.
Extent of control: Control of advertisements is exercised only in respect of:
a) the interests of impact a sign will have upon the visual amenity of the
area where a sign is displayed;
b) the in the interests of public safety – the impact a sign will have on the
safe operation of a form of transport.
Amenity: Whilst I accept that the locality is predominately residential in
character, the application site is a commercial property where some form of
advertisement (including free standing signs) could reasonably be expected
and would not necessarily be out of character. The flagpole signs will not be
immediately adjacent to the highway boundary, are not bulky and will not be
and will be viewed against the backdrop of a large commercial building. As
such they will not have a significant impact upon the appearance of the site or
visual amenity surrounding area.
Safety: The amendments made mean the signs do not intrude upon
pedestrian visibility splays at the two access points to/from the site and as
such will not impede their safe use.
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REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The signs will not be illuminated and being set 3.3m into the site will not be
particularly prominent. They are therefore unlikely to prove distracting to road
users.
Conclusion: The signs are acceptable in respect of amenity and safety.
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).
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.
_____________________________________________________________________
Page No 36
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0521
LOCATION:
CAMBRIAN HOUSE HARWD ROAD
BRYMBO WREXHAM
DATE RECEIVED:
17/06/2010
LL11 5EA
COMMUNITY:
Brymbo
WARD:
Brymbo
DESCRIPTION:
CHANGE OF USE OF WORKSHOP
TO LAUNDRY FACILITY
CASE OFFICER:
MP
AGENT NAME:
MR J PARRY
APPLICANT(S) NAME:
MR J PARRY
_____________________________________________________________________
THE SITE
As above.
Application site
Car park
PROPOSAL
As above. The current permitted use of the site falls within Class B1 of the
Town and Country (Use Classes) Order 1987. The proposed use is ‘sui
generis’ and falls outside of the use classes order.
Page No 37
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
CB/01005
CB/02278
Refurbishment/alteration to provide light industrial, training and
office accommodation. Granted 7.5.1997
Extension to light industrial workshop. Granted 6.8.1998.
DEVELOPMENT PLAN
Within settlement. Policy GDP1 applies.
CONSULTATIONS
Community Council:
Local Member:
Public Protection:
Highways:
Welsh Water:
Other representations:
Site Notice:
Notified 21.6.10
Notified 21.6.10
Potential for noise disturbance. Recommend
condition to control noise levels.
Traffic generation unlikely to be more onerous than
existing use. There is adequate parking. To
ensure traffic generation there should be no public
access to the premises.
Recommend drainage conditions.
1 letter expressing concerns over:
- operating hours;
- chemicals to be used;
- traffic;
- health impacts on nearby occupiers.
Expired 15.7.10
SPECIAL CONSIDERATIONS
Policy: The site is not allocated for any specific use in the Unitary
Development Plan. Policy GDP1 is applicable and requires that adequate
provision for a parking/access is made and that there are no adverse impacts
upon the amenity of the public.
Amenity: The business is to operate as a pick-up and drop-off laundry
service for other businesses or organisations such as hotels, care homes
sports teams etc. They will use their own fleet of 3 vehicles (small vans) to
pick up and drop off laundry from their customers.
The machines to be used in the building are large commercial sized washing
machines and tumble dryers together with ironing machines. Public
Protection have acknowledged that the business does have some potential to
generate noise. Subject to a condition to limit noise output I am satisfied that
the development will not result in significant levels disturbance.
It will also be possible for to restrict operating times by condition. The
applicant proposes opening hours of 8.00am-6.00pm Monday to Friday and
8.30am to 4.00pm Saturdays and not to open on Sundays or Bank Holidays.
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REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
The opening hours are reasonable and sufficient to limit the impact upon
nearby properties.
The proposed tumble dryers are the only equipment requiring ventilation
systems to be installed. This will take the form of external vent located on the
east-facing side of the building. The details submitted suggest hot air from the
dryers will be emitted from this vent via equipment designed to reduce the
impact of any odours. The vent will be approximately 16 metres from the
nearest residential property with the car park attached to the application site
located in between. Full details of this equipment can be required by
condition and subject to it being installed, it is unlikely there would be any
harm to amenity by way of odours.
The applicant has confirmed that no chemicals are to be used during the
washing process, however I would expect detergents to be used in the
washing machines. Provided this is drained from the site via the foul drainage
systems, there should be no impact upon the occupiers of nearby properties.
Welsh Water have not expressed any concerns about the suitability of the
drainage systems in the locality to cater for the development.
Highways: The development will use the existing site access and parking
area. The amount of traffic generated by development is unlikely to be
significantly different to the authorised use so I am satisfied they are
adequate.
Conclusion: I am satisfied the proposals accord with policy GDP1.
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.
Details of equipment to be installed for the extraction and/or treatment
of fumes from the process (including any external ducting) shall be submitted
to the Local Planning Authority. No part of the process shall be commenced
until those details have been approved in writing by the Local Planning
Authority and the approved scheme has been fully implemented. The works
shall be retained in full accordance with the approved details.
3.
The rating level of any noise generated by reason of this development
shall not exceed the pre-existing background level by more than 5dB(A) at
any time. The noise levels shall be determined at the nearest noise sensitive
premises. Measurements and assessment shall be made in accordance with
BS4142 :1997 Method of Rating Industrial Noise Affecting Mixed Residential
and Industrial areas.
4.
The use hereby permitted shall not operate outside of the following
hours: 08:00 to18:00 Monday to Friday; and
08:30 to 16:00 on Saturdays.
No use of the premises shall be made at any time on Sundays or Bank
Holidays.
Page No 39
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
5.
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.
6.
Foul water and surface water discharges shall be drained separately
from the site.
7.
No surface water or land drainage run-off shall be allowed to connect
(either directly or indirectly) to the public sewerage system.
REASON(S)
1.
To comply with Section 91(3) of the Town and Country Planning Act,
1990.
2.
To protect the amenities of the occupiers of nearby properties.
3.
To protect the amenities of the occupiers of nearby properties.
4.
To protect the amenities of the occupiers of nearby properties.
5.
To ensure the nature and scale of the use is controlled in the interests
of the amenities of nearby occupiers and highway safety.
6.
To protect the integrity of the public sewerage system.
7.
To prevent hydraulic overload of the public sewerage system and
pollution of the environment.
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 40
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0525
LOCATION:
EAGLES MEADOW YARD
HIGHTOWN ROAD WREXHAM
DATE RECEIVED:
21/06/2010
LL13 8EB
COMMUNITY:
Caia Park
WARD:
Smithfield
DESCRIPTION:
ERECTION OF NEW PREMISES FOR
DIRECT TOWING
APPLICANT(S) NAME:
MR K STILL DIRECT TOWING
CASE OFFICER:
SJG
AGENT NAME:
BARRON DESIGN
MR C BARRON
_____________________________________________________________________
THE SITE
The site is on the west side of Hightown Road.
PROPOSAL
As above.
The scheme involves demolition of the U shaped buildings and erection of a
replacement (287m2) building for the business. The new building has a
pitched roof, and is two-storey on the west side, sloping down to a single
Page No 41
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
storey section to the east. Materials are brick and sheets for the roof. A new
wall is to be built to retain the screening for dwellings in Hightown road. 6
parking spaces are proposed. No boundary treatment is proposed to the
Eagles Meadow frontage.
Opening hours are to remain as existing:
8.00am-5.30pm Monday-Friday, 8.00am-1.00pm Saturday. The building is to
provide servicing for vans and large cars inside the building. The first floor will
provide storage space and an office. Measures are shown to prevent vehicles
obstructing the path at the rear of dwellings in Hightown Road.
RELEVANT HISTORY
6/16927
6/17309
6/18960
Change of use for fitting tow bars, car
alarms and sunroofs to cars and light
vans
Change of use to workshop for fitting
of towing brackets/sunroofs to
cars/light vans
Continued use of workshop for the
fitting of towing brackets/sunroofs to
cars/light vans (previously granted
under Code No. 17309)
Refused
10/7/1989
Granted
(temp)
23/10/1989
Granted
6/2/1991
DEVELOPMENT PLAN
The site lies within the settlement limits. Policies E4 T8 EC4 and GDP1 of
UDP are relevant, together with LPGN 16 (parking), 17 (trees) and 23
(contamination).
CONSULTATIONS
Caia Park C Council:
Local Member(s):
Highways:
Public protection:
Welsh water:
Site Notice:
Other representations:
No objections
Consulted 21/6/2010
Accept that the proposed development will not
create additional traffic movements. Recommend
condition regarding parking.
Recommend conditions regarding contamination
and construction works.
Recommend conditions
Expired 13/7/2010
Adjoining occupiers notified 22/6/2010. 1 objection
received, on grounds of:
a. The first floor part will spoil the outlook from
adjoining properties and cause further loss of
amenity for properties
b. Increased traffic will cause noise and
disturbance to adjoining dwellings
c. Proposals do not safeguard access to adjoining
dwellings via a path
Page No 42
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
d. Replacement wall required to retain privacy for
adjoining dwellings
SPECIAL CONSIDERATIONS/ ISSUES
Design: The new building will fit in with the locality and will improve the
appearance of the site. The scale of the buildings is appropriate for the
locality given the higher ground to the south.
Residential amenity: The higher part of the building is approximately 18
metres from the first floor windows of the dwellings in Hightown Road. The
dwellings will see a sloping roof rising to a ridge of 6.75 metres. A new 2
metre high wall is shown to retain privacy for adjoining dwellings. The new
application presents an opportunity to control activities on the site in terms of
hours of operation and activities on the yard, which are not restricted by the
existing permission.
Highway safety: The proposed use should not add to vehicular traffic using
the access.
Landscaping: The bank between the site and the new Eagles Meadow road
is not part of the site, and has been planted as part of the Eagles Meadow
scheme. There are mature trees to the west offering a backdrop to the site,
and the proposed building will be slightly further away from the trees and less
extensive. .
Conclusion: The proposal represents an acceptable redevelopment of an
established commercial site.
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.
Development shall not begin on site until a scheme to deal with
potential contamination at the 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.
4.
The new fences, bollards and wall shown on the approved plan shall be
constructed as part of the scheme and completed before the building is
brought into use and retained as such.
Page No 43
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
5.
No storage or repairs shall take place in the yard.
6.
The premises shall not be used for any purpose other than a purpose
within Class B1 of the Schedule to the Town and Country Planning (Use
Classes) Order 1987 (or in any provision equivalent to that class in any
statutory instrument revoking and re-enacting that Order with or without
amendment).
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.
8.
No use of the development shall be made before 8.00am or after
6.00pm on any weekday and at no time on a Sunday or Bank Holiday.
9.
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.
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.
In the interests of the amenities of the future occupants of the buildings
4.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
5.
To protect the amenities of the occupiers of nearby properties.
6.
To protect the amenities of the occupiers of nearby properties.
7.
To provide for the parking and turning of vehicles clear of the highway
and to ensure that reversing by vehicles into or from the highway is rendered
unnecessary in the interest of traffic safety.
8.
To ensure that the development is not used at a time which would be
likely to cause nuisance or disturbance to nearby residents.
9.
To ensure satisfactory drainage of the site and to avoid flooding.
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".
Further advice on compliance with Condition No. 3 may be obtained by
contacting the Council's Environmental Protection Section on Wrexham
297041.
A) All ancillary operations and the use of plant and machinery, which are
audible at the boundary, shall be carried out only between 0730 hours to 1930
hours Monday to Friday, between 0800 hours and 1400 hours on Saturdays
and at no time on Sundays and Bank Holidays.
B) There shall be no fires on site; to include the prohibition of the burning of
cleared vegetation.
C) A dust management scheme shall be implemented on site to prevent dust
nuisance arising
D) Applicants should note that the Council has the option to control
construction site noise by means of a Control of Pollution Act 1974, Section
Page No 44
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
60, Notice, where deemed necessary.
The permission hereby granted does not authorise encroachment upon, or
interference with, the adjoining property.
You are reminded that the Disability Discrimination Act 1995 applies to this
development.
If it is proposed to provide any illuminated sign then this will require the
separate written consent of this Council in order to comply with the Town and
Country Planning (Control of Advertisements) Regulations, 1992.
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
Page No 45
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
_____________________________________________________________________
Page No 46
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0535
LOCATION:
TURKEY PAPERMILL LAND
OPPOSITE PEN Y DDOL BERSHAM
ROAD BERSHAM WREXHAM
DATE RECEIVED:
21/06/2010
COMMUNITY:
Esclusham
LL14 4HL
CASE OFFICER:
SJG
WARD:
Esclusham
DESCRIPTION:
RESIDENTIAL DEVELOPMENT
COMPRISING 2 NO. 2
STOREY/PART 3 STOREY
DETACHED DWELLINGS AND
CONSTRUCTION OF VEHICULAR
ACCESSES (RENEWAL OF
PLANNING PERMISSION CODE NO.
P/2008/0980 AND P/2005/1471)
AGENT NAME:
LOVELOCK MITCHELL
& PARTNERS
MR B SCHUMACHER
APPLICANT(S) NAME:
MR P WOOLLAM
_____________________________________________________________________
THE SITE
The site is on the south side of the B5099 opposite Penyddol. The site is
within the 30mph speed limit and adjoins a traffic-calming feature. It consists
of an area of 0.18 hectare with a frontage of 36 metres to the road, set behind
a footway, hedge and stone wall. The site slopes down to the south towards
the Clywedog.
Page No 47
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
PROPOSAL
As above.
The proposed dwellings will be constructed to be 2 storey facing Bersham
Road, and three-storey facing south. They have 4 bedrooms, an integral
double garage, rear terrace plus a home office and 2 large living rooms. Foul
drainage is to be connected to the main foul sewers and roof water is to go to
soakaways.
Separate accesses are proposed- one each side of the traffic island, and the
frontage hedge is to be retained between the two accesses. A section of
stone wall is to be removed to provide for the western access.
Ground floor levels for the front (north) elevation are below the road level by
approx. 1.5 metres. The dwellings are set back 14 metres from the highway
boundary, and plot 2 is between 2.75 metres and 4 metres from the west site
boundary.
The application includes detailed landscaping proposals and a design and
access statement, together with cross-sections and a street scene.
RELEVANT HISTORY
P/2005/1471
P/2008/0980
Outline for 2 dwellings
Reserved matters for above
Granted 6/2/2006
Granted 3/11/2008
Page No 48
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
DEVELOPMENT PLAN
The site lies within the settlement limits as defined in the Wrexham Unitary
Development Plan and adjoins Bersham Conservation Area. Policies PS2 H2
EC7 and GDP1 of UDP are relevant, together with LPGN 4 and 21.
CONSULTATIONS
Esclusham C Council:
Local Member:
Highways:
Public Protection:
Welsh Water:
Env Agency:
WACS:
Site Notices:
Consulted 23/6/2010
Consulted 23/6/2010
Recommend conditions
No comments
Recommend conditions- sewers cross site
No comments
Consider that the site should be developed with one
dwelling, rather than two. Two substantial buildings
would constitute an intrusion into the character of this
locality.
Expired 16/7/2010
Other representations: Adjoining occupiers notified
24/6/2010.
1 letter of comment received, referring to the proximity
to the traffic island and difficulties for cyclists
negotiating parked cars.
13 objections received, on grounds of:
a. The three storey houses will be out of keeping with
the small village and the adjoining Conservation Area.
b. Dwellings will cause over-dominance, loss of light
and loss of privacy for the adjoining dwellings at
Chapel Terrace, which drop down from the road.
c. Detrimental impact on the Clywedog valley and
dwellings across the valley
d. Accesses will disrupt the traffic-calming measures
and add to traffic in an area where children cross, and
cause highway safety problems. The road is already
used for parking, especially when events take place at
the club and nearby pub. Visibility is limited by the
traffic calming.
e. Site has been subject to old mine workings and
development could create safety and contamination
problems
f. Loss of a wildlife habitat
g. All local properties are built in stone or render- not
brick
h. Loss of a green area between Bersham and
Wrexham
i. Stone wall on frontage should be retained not
removed, as stated in the Bersham Conservation
Area plan.
Page No 49
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
j. Springs on the site would mean that soakaways
would cause drainage problems for adjoining land.
SPECIAL CONSIDERATIONS/ ISSUES
Principle of development: The site is within the settlement limits and
benefits from a detailed permission (expiring February 2011).
Design: The dwellings are very large structures, but the appearance from
Bersham Road will be quite modest. The impact on the Conservation Area is
also acceptable. The use of brickwork and timber is considered acceptable as
the site is outside the conservation area.
Separation distances have been met and the floor levels of the new dwellings
will be below the floor level of the dwellings opposite. The ridge levels are
comparable with the ridge heights of the front part of Chapel Terrace, but the
terrace slopes down to the south and specific comments have been made
concerning the impact of the large gable wall of plot 2 on these dwellings.
This wall would be 20.5 metres away from 5 Chapel Terrace, and would be a
maximum of 7.5 metres high. Three windows are proposed in the side
elevation at ground floor level as viewed from the front, but they would appear
as first floor windows towards the rear. They are to be obscure glazed.
A revised treatment of the west elevation of plot 2 has been agreed, deleting a
proposed patio window facing Chapel Terrace. Windows on this elevation
have been kept to a minimum and will be conditions to be obscure glazing.
Landscaping: The details supplied are acceptable. A tree report has been
received and shows that the significant trees to the south would not be
affected. Some trees along the west boundary are recommended for removal,
and replacement planting is required. New hedge and tree planting is
proposed around the site. Tree and hedge protection measures are required.
Highway safety: The agreed layout for the site involves two accesses, one
each side of the traffic island. There are concerns over the traffic island and
cycle lane, and the problems created by parked cars, but the highway
authority’s assessment is that the development will not make matters worse.
Drainage: A condition is proposed requiring a scheme of drainage to be
submitted and agreed.
Conclusion: The development is considered to be acceptable and there
have been no changes in policy since the previous permission was granted.
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.
Page No 50
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 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 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.
All hard and soft landscape works shall be carried out in accordance
with the approved details as set out on drawing(s) No(s) 10/AIA/WXM/49 05.
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. Additional tree planting shall be carried out
to the west and south west of plot 2 to compensate for tree removal shown on
drawing 10/AIA/WXM/49 03, in accordance with details to be submitted to and
approved by the Local Planning Authority within three months of
commencement of work on site.
5.
All trees, shrubs and hedge plants supplied shall comply with the
requirements of the current BS 3936 Specification for Nursery Stock. All preplanting 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.
6.
Any trees or shrubs removed, dying, being severely damaged or
becoming seriously diseased from completion of the approved landscaping
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. The approved landscaping scheme shall be
permanently retained.
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 British Standard 5837:2005 comprising a vertical
and horizontal framework, well braced to resist impacts, with vertical tubes
spaced at a maximum interval of 3 metres. Onto this, 2.1 metre weldmesh
panels shall be securely fixed with wire or scaffold clamps. This fencing shall
be erected at the extent of each trees Root Protection Areas, as set out in
British Standard 5837:2005. 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.
No development shall take place until an Arboricultural Method
Statement has been submitted to and approved in writing by the Local
Planning Authority. The statement shall include a specification for tree
protection fencing and ground protection measures that complies with British
Standard 5837:2005; a plan showing the location of retained trees' with their
Page No 51
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
crown spreads, Root Protection Areas' and the location of protective fencing
plotted. A full specification for any access, driveway, path, underground
services or wall foundations within retained trees' Root Protection Areas',
including any related sections, details of general arboricultural matters
including proposed practices with regards to cement mixing, material storage
and fires; details of the frequency of supervisory visits and procedures for
notifying the finding of such visits to the Local Planning Authority and method
statement for protecting retained trees during demolition works should also be
included. Works shall be carried out in accordance with the approved method
statement.
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.
No part of the development shall take place until a schedule of
landscape maintenance for a minimum period of 5 years has been submitted
to and approved in writing by the Local Planning Authority. The schedule
shall include details of the arrangement for its implementation. Development
shall be carried out in accordance with the approved schedule.
11.
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
12.
The new access to plot 1 shall have minimum visibility splays of 2.0 by
33m in a westerly direction to the centre line of the adjoining highway, and 2.0
by 56m in an easterly direction to the nearside edge of the adjoining highway,
within which there shall be no obstruction to visibility above 1m in height.
13.
The new access to plot 2 shall have minimum visibility splays of 2.0 by
33m in a westerly direction to the centre line of the adjoining highway, and 2.0
by 33m in an easterly direction to the nearside edge of the adjoining highway,
within which there shall be no obstruction to visibility above 1m in height.
14.
From a point on the centre line of the accesses 2.4 metres back from
the edge of the footway, to points 3.3 metres to both sides of that point
measured along the edge of the carriageway, all obstructions to visibility shall
be reduced to and thereafter maintained at a height not exceeding 0.6 metre
above the level of the adjacent carriageway.
15.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995, no gate or other barrier shall
be erected across the access within 5 metres of the boundary of the highway.
16.
The access shall be hard surfaced for a distance of @@@m behind
the highway boundary before the development is brought into use.
17.
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.
18.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995, no additional windows,
extensions or additions to the dwelling shall be built, erected or constructed.
19.
The site shall be developed in accordance with the ground and floor
levels indicated on the approved plans. No changes to floor levels or external
ground levels shall be made without the prior written approval of the Local
Page No 52
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Planning Authority.
20.
Any windows to be formed in the west elevation of plot 2 shall only be
glazed or re-glazed with obscure glass which shall thereafter be permanently
retained.
21.
Timber privacy screens shall be erected and thereafter retained on the
sides of the rear balconies, in accordance with details to be submitted to and
approved by the Local Planning Authority prior to occupation of any dwelling
on the site.
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 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 protect trees which are of significant amenity value to the area.
8.
To protect trees which are of significant amenity value to the area.
9.
To protect trees which are of significant amenity value to the area.
10.
To ensure landscape features are properly considered and protected.
11.
To ensure satisfactory drainage of the site and to avoid flooding.
12.
In the interests of highway safety.
13.
In the interests of highway safety.
14.
For the safety and convenience of all pedestrians, but in particular, the
elderly, the disabled and wheelchairs, pram, and pushchair users.
15.
In the interests of highway safety.
16.
To ensure that no deleterious material is carried onto the highway, in
the interests of highway safety.
17.
To provide for the parking and turning of vehicles clear of the highway
and to ensure that reversing by vehicles into or from the highway is rendered
unnecessary in the interest of traffic safety.
18.
To protect the amenities of the occupiers of nearby properties.
19.
To ensure that the development fully complies with the appropriate
policies and standards.
20.
To protect the amenities of the occupiers of nearby properties.
21.
To protect the amenities of the occupiers of nearby properties.
NOTE(S) TO APPLICANT
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
Page No 53
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
Page No 54
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4
and 5 on the enclosed "Applicants' Rights and General Information".
A licence will need to be obtained (as required by section 184 of the Highways
Act 1980) from the Highway Authority in order to lower the kerbline and cross
the footpath at the new access position. The licence is a separate form and
will need to be obtained from the Highways Department, Wrexham County
Borough Council, telephone 01978 297158.
A) All ancillary operations and the use of plant and machinery, which are
audible at the boundary, shall be carried out only between 0730 hours to 1930
hours Monday to Friday, between 0800 hours and 1400 hours on Saturdays
and at no time on Sundays and Bank Holidays.
B) There shall be no fires on site; to include the prohibition of the burning of
cleared vegetation.
C) A dust management scheme shall be implemented on site to prevent dust
nuisance arising
D) Applicants should note that the Council has the option to control
construction site noise by means of a Control of Pollution Act 1974, Section
60, Notice, where deemed necessary.
Please note the attached comments from Welsh Water.
_____________________________________________________________________
Page No 55
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0542
LOCATION:
11 FAIRY ROAD WREXHAM
DATE RECEIVED:
24/06/2010
LL13 7EL
COMMUNITY:
Offa
DESCRIPTION:
LISTED BUILDING APPLICATION
FOR ALTERATIONS TO ROOF
CASE OFFICER:
PF
WARD:
Erddig
APPLICANT(S) NAME:
MR ANDREW JEBB
AGENT NAME:
MR ANDREW JEBB
_____________________________________________________________________
THE SITE
SPECIFIC
POSITION OF
TURRET AND
SURROU-NDING
ROOF PLANE
SITE
PROPOSAL
Listed building consent is sought to re-tile an existing roof slope and turret on
the north eastern side of the building. The roof currently consists of red clay
tiles.
HISTORY
None.
Page No 56
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
DEVELOPMENT PLAN / NATIONAL POLICY
The site is located within the Fairy Road Conservation Area. Planning Policy
Wales Edition 3 (2010) and Welsh Office Circular 61/96 – Planning and the
Historic Environment: Historic Buildings and Conservation Areas are relevant.
CONSULTATIONS
Community Council:
Local Member:
RCAHMW:
Denbighshire Historical
Society:
Flintshire Historical
Society:
Wrexham Access Group:
Other representations:
Site Notice:
Holding objection until further investigation is
carried out on alternative suppliers of the hip tiles
with rounded edges and whether any grant funding
is available from Cadw or other sources. The
Community Council consider that the existing hip
tiles with their rounded edges are an important
feature of the character of the building and should
be retained if at all possible.
Notified 25.06.2010
Consulted 25.06.2010
Consulted 25.06.2010
Consulted 25.06.2010
Consulted 25.06.2010
1 letter of representation received following
notification of application stating:
 Reasonable proposal
 Conservation policy must recognise that certain
materials are no longer economically available.
Expired 23.07.2010
SPECIAL CONSIDERATIONS
Background: 11 Fairy Road is situated in its own grounds on an ‘island’ site
ringed by Fairy Road, Sontley Road and Erddig Road, prominent within the
Fairy Road Conservation Area. The existing roof covering on the building
consists of plain red clay tiles. The turret consist of the same tiles, however
the edges are formed by rounded specially made hip tiles. The applicant has
identified that a number of tiles on the turret and the north eastern roof slope
have become loosened and have fallen to the ground posing an unacceptable
danger. It is accepted that the roof requires repair.
Pre-application discussions have been carried out between the Council and
the applicant to identify ways in which to salvage the existing tiles. However,
due to the age of the tiles, the specific individual shapes and the method in
which they are fixed to the building, retrieving the hipped tiles for reuse is not
feasible. Removal would result in the tiles cracking due to the expansion of
the iron fixing pins.
Page No 57
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
In searching for replacement tiles, the applicant has found one single
company prepared to manufacturer the tiles. However, certain contractual
obligations are required including a minimum order of tiles, double the number
required and a requirement to pay for a first batch of tiles should they not
meet client specification with a requirement to also purchase a second batch.
Impact of proposal: Given these difficulties, the applicant has proposed a
mitred hip joint using matching tiles. An example application is shown below.
Existing turret with damaged hipped tiles (left) and proposed method
(right)
Whilst it is accepted that this solution is not the most ideal, it allows for the
safe reroofing of the building allowing for the shape to be retained.
Conclusion: In accordance with Welsh Office Circular 61/96 the Council
must assess the impacts of the proposed development upon the elements that
make up the special interest of the building, and ultimately its reason for being
listed. Whilst the hipped roof tiles to the turret and the main roof plain
contribute to the special character of the building, it is not solely this element
that that gives the building architectural significance. It is highly unfortunate
that this important detailing cannot be replicated within reasonable financial
terms. However, I see no other reasonable alternative for the owner other
than to incorporate the mitred hip detail.
RECOMMENDATION A
That the Welsh Assembly Government be advised that Wrexham County
Borough Council is disposed to grant Listed Building Consent in accordance
with Article 3 of the Planning (Listed Buildings and Conservation Areas) Act
1990 subject to the condition specified below.
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REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
CONDITION(S)
1.
The works hereby granted consent shall be begun before the expiry of
five years from the date of this consent.
2.
No part of the development shall be commenced until a sample of the
roofing tile has been submitted to and approved in writing by the Local
Planning Authority. The development shall only be carried out in strict
accordance with such details as are approved.
REASON(S)
1.
To comply with Section 18 of the Planning (Listed Building and
Conservation Areas) Act 1990.
2.
To ensure the development is carried out in a manner that reflects the
existing character and appearance of the Listed Building
RECOMMENDATION B
That the Chief Planning Officer be authorised to issue the appropriate
certificate forthwith if WAG refers the application back to the Council for
determination.
_____________________________________________________________________
Page No 59
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0578
LOCATION:
THE LODGE PICKHILL HALL
MARCHWIEL WREXHAM
DATE RECEIVED:
08/07/2010
LL13 0UG
COMMUNITY:
Sesswick
WARD:
Marchwiel
DESCRIPTION:
SINGLE STOREY EXTENSION TO
PROVIDE GROUND FLOOR
CLOAKROOM AND ALTERATIONS
TO EXISTING LODGE AND
CONSTRUCTION OF GARDEN
STORE
CASE OFFICER:
JS
AGENT NAME:
RICHARD GLOVER LTD
MR RICHARD GLOVER
APPLICANT(S) NAME:
MR SIMON GRENNAN
_____________________________________________________________________
THE SITE
The site comprises the Grade II listed building of The Lodge connected with
Pickhill Hall.
Application
Site
Extension and
Garden Store
PROPOSAL
As above.
Page No 60
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
RELEVANT HISTORY
CB01607
CB01608
P/2008/0944
P/2009/0933
P/2009/0938
P/2010/0579
First floor extension to form 2 bedrooms.
Granted 21.11.97
Listed Building Consent for first floor extension.
Granted 15.12.97
Listed Building Consent for renovation of stone gate
piers. Granted 25.11.08
Single storey extension to provide shower room and store
and alterations to existing lodge. Withdrawn
Listed Building Consent for single storey extension.
Withdrawn
Listed Building Consent application for same
development as P/2010/0578 – see next agenda item.
DEVELOPMENT PLAN
Outside the settlement limits. Policies PS2, GDP1, and EC9 refer. Local
Planning Guidance Note 13: Housing in the Countryside is also relevant.
CONSULTATIONS
Community Council:
Supports the application. The size of the proposed
extension is reduced, and efforts have been made to
satisfy previous concerns. Measures indicate that
alterations carried out in 20th century will be rectified
to help match the Victorian style. The results should
enhance the property.
Local Member:
Notified 9.7.10
Site Notice:
Expired 3.8.10
Other representations: 1 letter received from a neighbour, raising the
following objections:
 The new cloakroom is four times larger than the
porch it is replacing.
 The walled area and the garden building will
seriously compromise the appearance of the
Victorian lodge.
 The new wall will take the place of a natural fence.
 The new wall is very close to the public road
leading to the farm and could be a hazard to traffic
entering and leaving the farm.
 The new wall will be located almost on top of
existing mains water supply to the farm. If this
pipe has a leak it will be impossible to make
repairs, and the construction of the wall could
compromise the state of the pipe.
The same letter also acknowledges some of the
history of the Lodge. It was built in the 1860’s at the
time that the lounge extension was built at Pickhill
Hall. It is designed like a ‘Scottish’ type lodge, and a
Page No 61
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
walled area was attached. There were no other
buildings nearby. The courtyard or walled area
contained a WC, coalhouse and storage area. During
the 1970’s and 80’s the walled area was made into
part of the Lodge – with exception of the small porch.
The addition used the exact footings of the original
walled area.
SPECIAL CONSIDERATIONS/ ISSUES
Policy: There are two issues concerning this application. Firstly there is the
issue concerning the listed building, and secondly, there is an issue as to how
proposals impacts upon the countryside (including trees).
Impact on Listed Building: In relation to policy EC9 any alterations and
additions must respect the setting and character of the listed building.
Alterations to the inside of the Lodge will be considered as part of the report
for the listed building consent application, see next agenda item.
Externally the scale of the cloakroom extension is very modest, and detailing
respects the scale of the listed building and does not detract from the
character of the building as its position is away from the original parts of the
Lodge building. It also replaces an existing porch which has no architectural
or historic interest, and this was attached to an earlier extension.
The scale of the garden room is also modest, being located at the rear and
well away from principle elevations of the Lodge. Its design, together with the
link wall attempts to minimise any visual impacts on the listed building whilst
also giving some degree of privacy for occupants of the property from the
adjoining roadway which is used to access nearby farm buildings. The setting
of the listed building is not affected, and since there are no other ancillary
garden store buildings within the curtilage of the property, its need is justified
for modern day living. There is also scope for shrub/hedge planting to be
maintained or introduced near the new buildings and the garden wall, to help
break up the massing of the new walls. Also some detailing of the wall can be
improved, and this can be conditioned.
Visual impact on countryside: In accordance with LPG Note 13, extensions
to houses in the countryside must appear subsidiary, to limit impact of extra
buildings, and normally should not result in more than one third in original floor
area, unless the design is more in character with the existing dwelling, or
essential space to meet modern standards.
Based upon the size of design of the original property, the size of the new
extension and new detached garden room, together with previous extensions,
will exceed the third constraint by 50%. However this latest new addition is
very small, only 7 square metres, and the replaces an existing porch of 3
square metres. The main increase is taken up by the new garden store,
which has a floor area of 18 square metres. But even this building is not
Page No 62
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
significant in terms of the listed building, and it is noted that there are no other
garage or garden stores within the grounds. Therefore it would be unjustified
to take a rigid view regarding the third increase in this instance, and it must be
noted that further buildings over 10 cubic metres would be controlled because
of the listed status of the building. Therefore in this instance the scale of the
increase is acceptable, and will not compromise adopted policies.
Some of the alterations included with the application will have potential to
impact upon an existing mature tree, located between the Lodge and the
roadway. A tree report has been submitted to consider these works, and
subject to conditions, the works should not affect this important amenity
feature.
Neighbour Concerns: Regarding matters not already considered above, it
should be noted that the granting of permission does not authorise
encroachment to take place, and any disturbance to a pipe will need to be
considered as part of the construction stage of the proposal. An advisory note
has been included as part of the recommendation to verify this possibility.
The wall is set back from the edge of the road, and shrub/hedge planting
between the road and the wall will give some degree of protection from farm
vehicles. However it is noted that the track is wide enough to take farm
vehicles.
Conclusion: The works, including the extension and detached garden room
are justified from a listed building and policy aspect, and detailing included as
part of the application, together with conditions, will help preserve this listed
building.
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.
The development shall only be carried out in strict conformity with the
details shown on the approved drawings and in the application
documentation.
3.
All development works subject of this permission shall be carried out in
accordance with the details set out in submitted and approved Shields
Arboricultural Implication Assessment Ref: .PHL Rev. A, dated 1 November
2009.
4.
The erection of fencing protection measures for the protection of trees,
hedges and shrubs as set out in the submitted and approved Shields
Arboricultural Implication Assessment Ref: .PHL Rev. A, dated 1 November
2009, shall be undertaken before any demolition works and/ or 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 fencing and ground
protection measures shall be erected at the locations shown on the submitted
Page No 63
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
and approved Tree Protection Fencing Plan Ref. Project 53. 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.
5.
No part of the development hereby approved shall be commenced until
full details for arboricultural supervision of tree protection measures has been
submitted to and approved by the Local Planning Authority. Supervisory works
shall be carried out in accordance with the approved details.
6.
Notwithstanding the approved plans, further details of the coping for the
new brick wall shall be submitted to and approved before the wall is erected,
and detail as approved shall be fully implemented as part of the development.
7.
Before development commences details of a landscaping scheme for
the area between the new boundary wall/garden store building and the
adjacent roadway shall be submitted to and approved in writing. The scheme
as approved shall be fully implemented within the first planting season
following the erection of the wall and the store, and shall thereafter be
retained.
8.
No part of the development shall be commenced until a sample(s) of
the facing brick to be used on the cloakroom extension, the garden store and
brick wall and coping, has been submitted to and approved in writing by the
Local Planning Authority. The development shall only be carried out in strict
accordance with such details as are approved.
REASON(S)
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 that retained trees are adequately protected during the
development.
4.
To ensure that retained trees are adequately protected during the
development.
5.
To ensure that retained trees are adequately protected during the
development.
6.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
7.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
8.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
NOTE(S) TO APPLICANT
You are advised that this permission does not in itself authorise the carrying
out of the development hereby permitted until the necessary Listed Building
Consent has been obtained. Your concurrent application for Listed Building
Consent has now been forwarded to the National Assembly for Wales.
Page No 64
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
With regards to condition 6 above, it is considered that a more traditional
method of coping should be considered.
You are advised to investigate the possibilities that this construction work
might affect an existing water supply pipe leading to nearby farm buildings,
before constructing the foundations for the wall and the garden store building.
This permission hereby granted does not authorise encroachment upon,
interference with, any adjoining property, including underground services.
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.
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 65
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0579
LOCATION:
THE LODGE PICKHILL HALL
MARCHWIEL WREXHAM
DATE RECEIVED:
08/07/2010
LL13 0UG
COMMUNITY:
Sesswick
WARD:
Marchwiel
DESCRIPTION:
LISTED BUILDING CONSENT FOR
SINGLE STOREY EXTENSION TO
PROVIDE GROUND FLOOR
CLOAKROOM AND ALTERATIONS
TO THE EXISTING LODGE AND
CONSTRUCTION OF GARDEN
STORE
CASE OFFICER:
JS
AGENT NAME:
RICHARD GLOVER LTD
MR RICHARD GLOVER
APPLICANT(S) NAME:
MR SIMON GRENNAN
_____________________________________________________________________
THE SITE
The site comprises the Grade II listed building of The Lodge connected with
Pickhill Hall.
PROPOSAL
As above.
RELEVANT HISTORY
CB 1607
CB 1608
P/2008/0944
P/2009/0933
P/2009/0938
P/2010/0579
P/2010/0578
First floor extension to form 2 bedrooms.
Granted 21.11.97
Listed Building Consent for first floor extension.
Granted 15.12.97
Listed Building Consent for renovation of stone gate
piers. Granted 25.11.08
Single storey extension to provide shower room and store
and alterations to existing lodge. Withdrawn
Listed Building Consent for single storey extension.
Withdrawn
Listed Building Consent application for same
development as P/2010/0578 – see next agenda item.
Planning application for the same development – see
previous report
Page No 66
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
DEVELOPMENT PLAN
Outside the settlement limits. Policies PS2, GDP1, and EC9 refer. Local
Planning Guidance Note 13: Housing in the Countryside is also relevant.
See previous report. Circular 61/96 is relevant.
CONSULTATIONS
Community Council:
Supports the application. The size of extensions has
been reduced, and information indicates that
measures will be taken to restore internal fabric and
alterations carried out in 20th century, which did not
match the Victorian style. The results should
enhance the property.
Local Member:
Notified 9.7.10
RCAHMW:
No observations to offer.
Press Notice:
Expired 6.8.10
Site Notice:
Expired 3.8.10
Other representations: 1 letter received from a neighbour in respect of the
concurrent application for planning permission – see
previous report.
SPECIAL CONSIDERATIONS/ ISSUES
Details: Although a number of internal alterations are proposed to the
building, they all seek to restore original room layouts and design features
within the original building, and to improve upon alterations previously
undertaken when previous extensions were carried out. These are all seen as
enhancement works, and all the work is intended to reflect the character and
appearance of the listed building, subject to some minor control over some
details.
The issue of new extension (and a new building) on the Lodge has already
been examined as part of the planning application, and the extension is
justified to enable reasonable modern living standards for its continued
occupation as a dwelling. Detailing of extension is acceptable, although a
sample of the brick will need to be approved. But both the extension and the
new building are located adjacent to previous extensions, and away from the
principle elevations of the Lodge.
The design of the new brick wall will be subject to further control though the
planning permission to ensure that new coping stones are in keeping with the
character of the listed building.
Page No 67
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
RECOMMENDATION A
That CADW on behalf of WAG be advised that Wrexham County Borough
Council is disposed to grant LBC in accordance with Article 3 of The Planning
(Listed Buildings & Conservation Areas) Regulations 1990, subject to the
conditions specified below:
CONDITION(S)
1.
The works hereby granted consent shall be begun before the expiry
date of five years from the date of this consent.
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 first been obtained.
3.
Prior to the installation of items specified below, further details or
specifications shall be submitted to and approved by the Local Planning
Authority:
(i)
external sub-floor vents,
(ii)
fire surrounds,
(iii)
finished treatment of bathroom panelling.
Works shall only be carried out in strict accordance with such details and
specifications as approved.
4.
Prior to their use on the building, a specification of the proposed mortar
and internal plaster, and a mortar pointing sample, shall be submitted to and
approved in writing with the Local Planning Authority. Work shall only be
carried in strict accordance with the specification and sample as approved.
5.
Prior to their use, a sample of the gravel finish to be used as part of the
development shall be submitted to and approved in writing with the Local
Planning Authority. Work shall only be carried out in accordance with the
sample as approved.
REASON(S)
1.
To comply with Section 18 of the Planning (Listed Building and
Conservation Areas) Act 1990.
2.
To ensure that the development fully complies with the appropriate
policies and standards.
3.
To ensure the works reflect the character and appearance of the
building.
4.
To ensure the works reflect the character and appearance of the
building.
5.
To ensure the works reflect the character and appearance of the
building.
NOTE(S) TO APPLICANT
You are advised that some items included as part of this application are also
subject to separate planning permission, and you should also be aware of any
constraints imposed by that separate permission before undertaking any work.
Page No 68
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
RECOMMENDATION B
That the Chief Planning Officer be authorised to issue appropriate certificate if
CADW refers the application back to the Council for determination.
_____________________________________________________________________
Page No 69
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0580
LOCATION:
MILLBROOK HOUSE OVERTON
ROAD BANGOR ON DEE WREXHAM
DATE RECEIVED:
08/07/2010
LL13 0BY
COMMUNITY:
Bangor is y Coed
WARD:
Bronington
DESCRIPTION:
TWO STOREY EXTENSION
APPLICANT(S) NAME:
MR JOHN AINGE
CASE OFFICER:
LB1
AGENT NAME:
PLANNING & BUILDING
SERVICES
MR BARRY SMITH
_____________________________________________________________________
THE SITE
Detached property in Bangor on Dee.
PROPOSAL
Two storey side extension.
HISTORY
P/2006/0139 – Conservatory extension to rear of property. Granted 15/03/06.
Page No 70
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
DEVELOPMENT PLAN
Lies within the settlement limit and Bangor on Dee Conservation Area
(recently designated as an Article 4 Conservation Area). Policies PS2, GDP1,
EC7, Guidance Notes 20, 21, 16 and 4 apply.
CONSULTATIONS
Community Council:
Local Member:
Other representations:
Site Notice:
Object to the application:
 Materials and design should be in keeping with
the property and the Conservation Area.
 Cars often park on the road outside the
property, off street parking must be provided so
the flow of traffic is not affected.
 The three storey element is not in keeping with
the property or Conservation Area.
 It is believed that there is a business being run
from the property.
Consulted 12/07/10
Four letters of objection received raising the
following points:
 The three storey extension is out of character
with the area and would be overwhelming on
the plot.
 Occupants of the property regularly park their
vehicles on the public path creating
considerable risk to pedestrians and drivers.
 Proposed extension will loom over School
House restricting light and view.
 The occupants of the property run their
business from the garage creating parking
problems and highway congestion.
 Proposed extension will further reduce parking
places at the property.
 Design is not appropriate for the Conservation
Area where special controls are in place.
Expired 04/08/10
SPECIAL CONSIDERATIONS
The application: The property lies on the edge of the Bangor on Dee
Conservation Area which has recently been designated as an Article 4 Area.
The property is a modern two storey property and the original application was
for an extension that would have been three stories high. This was
considered unacceptable and amended plans showing a two storey side
extension have been submitted. Neighbouring properties have been reconsulted and any comments will be placed on the addendum.
Page No 71
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Design and Amenity: The amended plans show a two storey side extension
that has a roofline lower than that of the main house; it is also set back from
the front of the property. It is therefore clearly subsidiary to the existing
property and will not have an adverse impact on the property or the
Conservation Area.
There is to be one ground floor side facing window. This does not directly
face any windows on the neighbouring property as they are not directly in line,
this will minimise any potential overlooking. The extension passes the BRE
45 degree tests in relation to the neighbouring houses.
The proposed extension will only be 10 metres from Old School House which
is less than the required standard as contained in Guidance Note 21. There
are two windows in the facing elevation which may be affected, one on the
ground floor and one on the first floor. The extension passes the BRE tests in
relation to the first floor window, however fails in relation to the ground floor.
The ground floor window is a secondary window for the room it serves and
therefore there will be no adverse impact created by the proposed extension.
Parking: The amended plans show a car port at ground floor, retaining
access to the garage, there will also be two off street parking places to the
front of the property. This therefore meets the requirements of the Guidance
Note; there are no highway restrictions to prevent parking outside the
property.
Other Considerations: The Enforcement Team have investigated claims of
a business being run from the property. The applicants have stated that the
garage is used as a home office with no employees working there, however
from September a unit is to be leased on the Industrial Estate where the
business will operate from.
Conclusion: The amended design of the extension is considered appropriate
and there will be no adverse impact on the street scene or Conservation Area.
I therefore recommend that permission is granted following the expiry of the
consultation period.
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 business use presently carried out at the property shall cease prior to
the commencement of development.
Page No 72
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
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 there is sufficient parking provision to serve the dwelling in
accordance with LPG No 16 and to prevent any overspill onto Overton Road.
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 73
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0588
LOCATION:
SUTTON GREEN COTTAGE
SUTTON GREEN BOWLING BANK
WREXHAM
DATE RECEIVED:
13/07/2010
COMMUNITY:
Isycoed
LL13 9RP
CASE OFFICER:
LB1
WARD:
Holt
DESCRIPTION:
DEMOLITION OF EXISTING
DERELICT SHED AND ERECTION
OF NEW SINGLE STOREY
ANCILLARY DWELLING
AGENT NAME:
JNL DESIGN
MR JONATHAN EDSALL
APPLICANT(S) NAME:
MR T GIBSON
_____________________________________________________________________
THE SITE
Detached property in Bowling Bank.
Proposed
ancillary
dwelling
PROPOSAL
Demolition of existing derelict shed and erection of new single storey ancillary
dwelling.
Page No 74
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
None relevant.
DEVELOPMENT PLAN
Lies outside of settlement limit, Policies GDP1, PS2, H3, H4, H5 and
Guidance Note 13 apply.
CONSULTATIONS
Local Member:
Community Council:
Highways:
Public Protection:
Other representations:
Site Notice:
Consulted 14/07/10
No observations
Visibility is poor; however annexes do not
lead to significant increase in traffic
movements. Recommend that the ancillary
use is conditioned as separate dwelling
would not be acceptable.
No objection, conditions relating to noise
during construction should be placed on
permission.
One letter of objection received raising the
following points:
 The existing building is not falling down,
it requires routine maintenance.
 The plan outlining the ownership of land
is incorrect; the boundary is the
continuation of the field ditch and the
wall of the shed building.
 The plan implies that the access belongs
to the property whereas the entrance is
across common crown land which
belongs to the village.
 The discharge from the septic tank is
through a ditch across common land and
causes problems with odours and flies.
The addition of an additional property
will exasperate the current situation.
 There is no need for additional windows
facing Sutton Villa.
 Any building should not exceed the
original floor area and is not extended so
it encroaches onto neighbouring land.
 Any work would affect newts in the area
and the colony of bats that have been
residence in the building for years.
 The application is for new build on
Green Belt land and should be refused.
Expired 10/08/10
Page No 75
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
SPECIAL CONSIDERATIONS
The site: Sutton Green Cottage is a two storey detached property that has a
detached garage and storage building which has formerly been used as a
cowshed. Building Control have advised that the building itself is not suitable
for conversion. The application is therefore for the demolition of this storage
building and erection of a granny annexe, which when there is no further
requirement for its use will be converted back to a storage building.
The footprint and size of the proposed annexe is the same as the building to
be demolished with materials to match the main dwelling.
Policy: The site lies outside of the settlement limit, however is not within a
Green Barrier or Special Landscape Area. Annexes are generally required to
be extensions to existing dwellings or the conversion of existing buildings. In
this instance the application is for the erection of a new building, albeit
replacing an existing one. The overall impact on the open countryside will
therefore not change, there will be no additional built development and the
use of the building will be such that there will be no significant increase in the
volume of traffic.
Any permission would be conditioned to ensure that the use is for an annexe
only and would revert to storage upon discontinuance of that use.
Design and Amenity: The design of the building is in keeping with the main
dwelling and detached garage and is an improvement on the existing
structure. The floor area provides for a one bedroomed annexe with a small
kitchen and living room.
It is proposed that the annexe will have two windows facing the neighbouring
property Sutton Villa, these are to be for the bathroom and the bedroom.
Sutton Villa lies 60 metres from the proposed annexe so there will be no
overlooking created.
Ecology: The building does not lend itself to bat habitat having a metal roof
and a large proportion of windows and light entering the building. The
Ecologist has confirmed that there is no evidence of bats in the building.
Other Considerations: There will not be a significant increase in traffic as a
result of this development and whilst the visibility from the access is restricted
highway safety would not be compromised. The crossing of common ground
to gain access to the site is a civil matter.
The drainage of the site is to be using the existing septic tank. The discharge
of this and whether it has sufficient capacity are not matters which fall under
planning control.
The matter of land ownership and boundary disputes are civil matters
between neighbouring occupiers.
Page No 76
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Conclusion: Whilst the erection of a new build is contrary to policy in that
extensions or conversions are considered to be more appropriate, in this
instance the amount of built development remains the same and the impact
on the open countryside is not increased.
I am satisfied that there will be no adverse impact on the locality or
neighbouring properties and I therefore 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.
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.
This permission shall operate only to allow development to be carried
out in accordance with the approved drawings and the application
documentation. 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).
4.
The annexe hereby approved shall only be used as ancillary
accommodation to the main dwelling and occupied by persons who are
related to the occupants of Sutton Green Cottage. For the avoidance of doubt
it shall not be used as a separate dwelling.
5.
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 18:00 (Monday to Friday) and 08:00 to 14:00 (Saturday)
and at no time on Sundays or Bank Holidays.
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.
Due to the location in the open contryside it is considered important to
ensure no additional development is carried out without the permission of the
Local Planning Authority.
4.
The annexe relies on the independence of the existing and proposed
accommodation and joint use of garden and access and the result of any
severance of this would create a substandard unit of residential
accommodation.
5.
To protect the amenities of the occupiers of nearby properties.
Page No 77
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
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.
In the event of any protected species being disturbed during the construction
process work should immediately cease and CCW contacted.
_____________________________________________________________________
Page No 78
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0602
LOCATION:
HIGHFIELD WREXHAM ROAD
PENTRE BYCHAN WREXHAM
DATE RECEIVED:
16/07/2010
LL14 1PE
COMMUNITY:
Esclusham
WARD:
Ponciau
DESCRIPTION:
ALTERATION AND EXTENSION TO
EXISTING DWELLING TO ALLOW
FOR LARGER LIVING
ACCOMMODATION AND ERECTION
OF DOUBLE GARAGE WITH STORE
CASE OFFICER:
SJG
AGENT NAME:
BLUE PRINT
MR STUART
HATHERALL
APPLICANT(S) NAME:
MR GEORGE JONES
_____________________________________________________________________
THE SITE
The site is on the west side of Wrexham Road.
The property is set back from the road and occupies an elevated, sloping site.
The floor level is approximately 1 metre above ground level at the front.
Page No 79
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
PROPOSAL
As above.
The application involves 2 elements:
1. Alterations and extensions: side extension with room in roof and loft
conversion of existing bungalow with 4 new dormer windows, to provide 2
bedrooms on first floor and sunroom, utility (replacing 1 bedroom) and
porch with raised patio on ground floor.
2. Garage: hipped roof double garage with store to the side of the dwelling
and behind adjoining bungalows.
Details of the levels of the garage and house have been received, showing
that the garage will be at a lower level (2 metres below house floor level) to
allow access from the driveway.
RELEVANT HISTORY
None.
DEVELOPMENT PLAN
The site lies outside the settlement limits. Policies PS2 and GDP1 of UDP are
relevant, together with LPGN 13, 20 and 21.
CONSULTATIONS
Esclusham C Council:
Local Member(s):
Highways
Site Notice:
Other representations:
Expressed concern about the proposed double
garage at the site. Due to the sloping nature of the
site it was felt that the garage would have an
adverse effect on the view from the rear of the
adjacent property. Accept that the revised plan
addresses these concerns.
Consulted 20/7/2010
Consulted 21/7/2010
Expired 13/8/2010
Adjoining occupiers notified 22/7/2010. 1 letter of
no objection received.
1 letter of concern received, on grounds of:
a. The property is above the bungalows to the east
and would become a two storey property. The
south and east facing dormer windows will
overlook the bungalow and garden below and
should have obscure glazing to protect privacy.
b. The garage and store must not be used for
commercial purposes
c. Soakaways should not cause run-off to the
adjoining properties.
Page No 80
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
SPECIAL CONSIDERATIONS/ ISSUES
Design: The dwelling lies outside settlement limits, and the extension of over
½ of the original floor area exceeds the guidance for extensions in the
countryside set out in LPGN 20 and 13. However, the ribbon of dwellings
along the Wrexham Road is a continuous built-up frontage. Extensions have
been permitted to other dwellings in this row on the basis that the character of
the countryside will not be adversely affected by extensions over the strict 1/3
limit in LPGN13.
The appearance of the dwelling from the road will be acceptable and in
keeping with the locality.
The impact on adjoining dwellings in general will be within acceptable
guidelines as only 2 small rooflights are proposed in the north elevation, and
dormers are confined to the other 3 elevations. The garage has now been
confirmed to be set 2 metres below the house floor level.
There is a specific issue with the impact on Meadowlea and Holmlea to the
east. There is a 2 metre high hedge on the boundary, and these dwellings are
some 3 metres below the floor level of Highfield. The new front windows and
patio are set to the north side of the bungalow to the east. The separation
distances between first floor windows are 25 metres, but by guidance note 21
standards, 28 metres is required due to the difference in ground levels.
In view of these concerns, the use of obscure glazing is required, to reduce
the overlooking impact from the first floor dormer windows.
Business use: The application is submitted as a householder application, so
no change of use of the land or buildings could be authorised.
Drainage: Soakaway drainage would be dealt with under the Building
Regulations.
Conclusion: The proposal is acceptable in terms of adopted policies and
guidance, subject to the use of obscure glazing for the dormer windows facing
east and south.
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 site shall be developed in accordance with the ground and floor
levels indicated on the approved plans. No changes to floor levels or external
Page No 81
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
ground levels shall be made without the prior written approval of the Local
Planning Authority.
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.
5.
The first floor dormer windows to be formed in the south and east
elevations shown with a red O shall only be glazed or re-glazed with obscure
glass which shall thereafter be permanently retained.
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 ensure that the development fully complies with the appropriate
policies and standards.
4.
To provide for the parking and turning of vehicles clear of the highway
and to ensure that reversing by vehicles into or from the highway is rendered
unnecessary in the interest of traffic safety.
5.
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".
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Page No 82
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
_____________________________________________________________________
Page No 83
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0608
LOCATION:
DATE RECEIVED:
16 CHERRY HILL DRIVE WREXHAM 16/07/2010
LL12 7TU
COMMUNITY:
Acton
DESCRIPTION:
CONSERVATORY EXTENSION
(PARTLY IN RETROSPECT)
CASE OFFICER:
LB1
WARD:
Borras Park
APPLICANT(S) NAME:
MRS PAINTER
AGENT NAME:
THE OLD WREXHAM
SAWMILLS
MR J SMITH
_____________________________________________________________________
THE SITE
Semi detached property.
PROPOSAL
Conservatory extension to rear of property (partly in retrospect)
Page No 84
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
None relevant.
DEVELOPMENT PLAN
Lies within the settlement limit, Policies GDP1, PS2, Guidance Note 20 apply.
CONSULTATIONS
Local Member:
Community Council:
Other Representations:
Site Notice:
Consulted 20/07/10
No observations
One letter received raising the following points:
 Concerned that the size and height of the
proposed extension will dominate and impose
upon the adjoining property being a minimal
distance from the boundary line.
 The existing works have been completed by
trespass upon the neighbouring property and
the fence panel that was removed to gain
access remains ill fitted, broken and propped
into permission.
 If future access is required to finish the
extension prior written notice should be given
and any damage made good.
 The siting of the extension and proximity of the
wall to the boundary could have a detrimental
impact on the value of the adjoining property.
Expired 13/08/10
SPECIAL CONSIDERATIONS / ISSUES
Background: This application is partly in retrospect with the base and side
walls of the conservatory having been completed. It requires permission due
to the proximity and size of the detached garage. The application was
brought in as a result of enforcement action.
Design and Amenity: The design of the conservatory is acceptable for the
property. It passes the BRE test in relation to the adjoining property. The
wall that faces the adjoining property is a solid brick wall so there will be no
overlooking created. The conservatory is sufficient distance from the
adjoining property to ensure that the guttering does not intrude on the
neighbouring house.
The house to the rear lies 27 metres away so no overlooking will be created to
this property.
Other Considerations: Matters of property value, access to and damage of
neighbouring properties cannot be considered under the planning process and
are civil matters between the occupiers.
Page No 85
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Conclusion: The conservatory does not have an adverse impact on the
neighbouring properties and I therefore recommend accordingly.
P/2010 /0608
RECOMMENDATION: That permission be GRANTED
CONDITION(S)
1.
No facing materials shall be used other than materials matching those
used on the existing building.
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.
REASON(S)
1.
To ensure a satisfactory standard of appearance of the development in
the interests of the visual amenities of the area.
2.
To ensure that the development fully complies with the appropriate
policies and standards.
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.
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Page No 86
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
_____________________________________________________________________
Page No 87
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0610
LOCATION:
MEADOW LEA WREXHAM ROAD
PENTRE BYCHAN WREXHAM
DATE RECEIVED:
16/07/2010
LL14 1PE
COMMUNITY:
Esclusham
DESCRIPTION:
DORMER ALTERATIONS
APPLICANT(S) NAME:
MR R JONES
WARD:
Ponciau
CASE OFFICER:
PF
AGENT NAME:
MR R JONES
_____________________________________________________________________
THE SITE
SITE
WREXHAM
ROAD
PROPOSAL
The proposal is to make alterations to the existing dormer on both front and
rear roof elevations. The front dormer consists of substituting the hip with a
plain gable with a full glazed elevation. The rear dormer alteration includes
widening the existing width.
Page No 88
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
None.
DEVELOPMENT PLAN
The site is located outside settlement. Policies GDP1, PS2 and Local
Planning Guidance Note 20 apply.
CONSULTATIONS
Community Council:
Local Member:
Other representations:
Site Notice
Consulted 19.07.2010
No objection.
2 neighbouring occupiers notified. 1 letter of
representation received raising the following
points:
 Meadowlea and Holmlea were built as a
matching pair;
 Any alteration to the dormer would unbalance
the appearance of the pair;
 The height of the new window does not
enhance the appeal of the new design;
 Other means of internal alteration should be
sought to maximise headroom; and
 The alteration could affect the value of the
dwellings.
Expired 16.08.2010
SPECIAL CONSIDERATIONS
Design and Amenity: The dwelling is semi-detached, therefore the
alterations will impact upon the symmetry of the building. It is not listed or in a
conservation area and is also set well back from the highway. I do not
consider that the change in the appearance of the building will be so
detrimental to the character of the building or the well established, mixed
architectural style street scene as to justify amendments or refusal.
Other issues: Any impact of proposed development on the value of property
cannot be considered through the planning application process.
Conclusion: I consider the alterations are of such a nature that would not
justify refusal of the application on design grounds. Given the acceptable
nature of the proposal I recommend accordingly.
Page No 89
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
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.
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.
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.
The proposed development lies within an area which could be subject to
current coal mining or hazards resulting from past coal mining. Such hazards
may currently exist, be caused as a result of the proposed development, or
occur at some time in the future. These hazards include:
· Collapse of shallow coal mine workings.
· Collapse of, or risk of entry into, mine entries (shafts and adits).
· Gas emissions from coal mines including methane and carbon dioxide.
· Spontaneous combustion or ignition of coal which may lead to underground
heatings and production of carbon monoxide.
· Transmission of gases into adjacent properties from underground sources
through ground fractures.
· Coal mining subsidence.
· Water emissions from coal mine workings.
Page No 90
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Applicants must take account of these hazards which could affect stability,
health & safety, or cause adverse environmental impacts during the carrying
out their proposals and must seek specialist advice where required. Additional
hazards or stability issues may arise from development on or adjacent to
restored opencast sites or quarries and former colliery spoil tips.
Potential hazards or impacts may not necessarily be confined to the
development site, and Applicants must take advice and introduce appropriate
measures to address risks both within and beyond the development site. As
an example the stabilisation of shallow coal workings by grouting may affect,
block or divert underground pathways for water or gas.
In coal mining areas there is the potential for existing property and new
development to be affected by mine gases, and this must be considered by
each developer. Gas prevention measures must be adopted during
construction where there is such a risk. The investigation of sites through
drilling alone has the potential to displace underground gases or in certain
situations may create carbon monoxide where air flush drilling is adopted.
Any intrusive activities which intersect, disturb or enter any coal seams, coal
mine workings or coal mine entries (shafts and adits) require the prior written
permission of the Coal Authority. Such activities could include site
investigation boreholes, digging of foundations, piling activities, other ground
works and any subsequent treatment of coal mine workings and coal mine
entries for ground stability purposes.
Failure to obtain Coal Authority permission for such activities is trespass, with
the potential for court action. In the interests of public safety the Coal Authority
is concerned that risks specific to the nature of coal and coal mine workings
are identified and mitigated.
The above advice applies to the site of your proposal and the surrounding
vicinity. You must obtain property specific summary information on any past,
current and proposed surface and underground coal mining activity, and other
ground stability information in order to make an assessment of the risks. This
can be obtained from The Coal Authority's Property Search Service on 0845
762 6848 or at www.groundstability.com
_____________________________________________________________________
Page No 91
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0650
LOCATION:
LAND TO THE REAR OF THORLIE
GRANGO LANE PONCIAU
WREXHAM
DATE RECEIVED:
27/07/2010
COMMUNITY:
Rhos
LL14 1ER
CASE OFFICER:
SEH
DESCRIPTION:
RELAXATION OF CONDITION 14
IMPOSED UNDER PLANNING
PERMISSION CODE NO.
P/2009/1003 RELATING TO THE
REQUIREMENT FOR PROVISION OF
ON SITE PUBLIC OPEN SPACE.
WARD:
Ponciau
AGENT NAME:
JHL CONSULTANTS
LTD
MR J HUGHES-LLOYD
APPLICANT(S) NAME:
MR MJ HUGHES LLOYD
_____________________________________________________________________
THE SITE
P/2006/0960 Permission for
4 no. dwellings not yet
implemented
P/2005/0188 Permission
for 1 no. dwelling.
P/2009/0578 Permission
for 3 no. dwellings not
yet implemented
Proposed road
improvements
P/2009/1003
Permission for
1 no.
dwelling.
P/2002/1336
Permission for 1 no.
dwelling.
PROPOSAL
Variation of condition no.14 of P/2009/1003 states that ‘As part of the
reserved matters application, details of a scheme for on-site Public Open
Space and for its future maintenance shall be submitted to and approved in
Page No 92
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
writing by the Local Planning Authority. The details as approved shall be fully
implemented in accordance with a timescale to be approved as part of the
scheme’.
RELEVANT HISTORY
P/2002/1336
P/2005/0188
P/2006/0960
P/2008/1182
P/2009/0578
P/2009/1003
P/2010/0314
Erection of dwelling with integral garage,
construction of new vehicular & pedestrian
access & alteration to existing vehicular &
pedestrian access.
Erection of dwelling with integral garage,
construction of new vehicular & pedestrian
access & alteration to existing vehicular &
pedestrian access.
Erection of 4 no. two storey detached 4
bedroom dwellings with integral garage.
Construction of new access and footpath
from existing road.
Outline application for the erection of 1no.
detached four bedroom, two storey dwelling
with separate garage and construction of
private drive from adoptable road.
(superseded by P/2009/0578 3 no.
dwellings)
Outline application for the erection of 3 no.
detached four bedroom, two storey dwelling
with separate garage and construction of
private drive from adoptable road.
Outline application for the erection of 1 no.
detached four bedroom, two storey dwelling
with separate garage and construction of
private drive from adoptable road.
Outline application for the erection of 1 no.
detached dwelling with separate garage and
construction of private drive from adoptable
road.
Granted
27/01/2003
Granted
06/01/2006
Granted
06/11/2006
Granted
05/01/2009
Granted
07/09/2009
Granted
01/02/2010
Refused
18/06/2010
DEVELOPMENT PLAN
Within defined settlement limit. UDP Policies PS2, PS4, GDP1, H2, and CLF5
apply. Local Planning Guidance Notes Nos. 7 ‘Landscape and Development’
and 10 ‘Public Open Space in New Housing Development’ are also relevant.
CONSULTATIONS
Community Council:
Local Members:
Highways:
Other representations:
Consulted 29/07/2010
Consulted 29/07/2010
Consulted 29/07/2010
Four letters of support received on the basis that there
is adequate existing open space locally.
Page No 93
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
Site Notice:
One objection received on the basis that the site will
become overdeveloped.
Expired 20/08/2010
SPECIAL CONSIDERATIONS/ ISSUES
Background: Outline planning permission was granted earlier this year for 1
dwelling (P/2009/1003) with all matters including layout, scale, appearance,
landscaping and access reserved for subsequent approval. This brought the
total number of dwellings at the site to 10 no. as confirmed on that application
form. In considering the impact of this development on both the visual
amenities of the area and upon the existing local public open space facilities,
condition no. 14 was attached to secure public open space within the site as a
whole, details of which were required as part of the reserved matters
application.
It was envisaged at that time that the area of land to the right of the access
road would be upgraded to provide an area of useable public open space
which would be integral to the site, in the interests of both local residential and
visual amenities. The importance of retaining this area was recognised by the
Planning Committee in their resolution to refuse planning permission earlier
this year (P/2010/0314) to build a dwelling on the land. This decision was
made because the remaining land would be too small to provide landscaping
of a quality which will make a positive contribution to the area as an integral
part of the development and because of the lack of proximity to useable public
open space.
This application now seeks the removal of this condition on the basis that it is
undesirable to have the public open space within the site given local
opposition to the proposal.
Public Open Space (POS): In my view the POS should be contained within
the site as an integral part of the development, and should contribute to the
character of the area. There is no evidence to demonstrate why this area of
land would not be suitable, especially given that it has constraints to prevent
its development for any alternative use, and no exceptional circumstances
have been justified.
To allow the relaxation of this condition because of the phased approach to
the development may encourage developers in the future to approach
residential development in the same piecemeal fashion, to the detriment of the
quality of the environment.
Conclusion: There is in my view no reason why this area cannot be
designed to avoid any detrimental impact upon local residential amenities and
this area would provide a buffer between the proposed and existing built
development and help assimilate the development into the locality in the
interests of the visual amenities of the development.
Page No 94
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
RECOMMENDATION: That permission be REFUSED
REASON(S)
1.
The development does not incorporate sufficient on-site public open
space, resulting in an unattractive built environment and a poor standard of
amenity being afforded to future occupiers. It therefore conflicts with policies
PS2, PS4, GDP1 a), b) and k), H2 and CLF5 of the Wrexham Unitary
Development Plan and Local Planning Guidance Notes Nos. 7 'Landscape
and Development' and 10 'Public Open Space in New Housing Development'.
_____________________________________________________________________
Page No 95
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0663
LOCATION:
LAND OFF CEIRIOG ROAD
WREXHAM
DATE RECEIVED:
03/08/2010
LL13 0PQ
COMMUNITY:
Caia Park
WARD:
Cartrefle
CASE OFFICER:
PF
DESCRIPTION:
ON STREET PARKING LAY-BY
APPLICANT(S) NAME:
WREXHAM COUNTY BOROUGH
COUNCIL
AGENT NAME:
WREXHAM COUNTY
BOROUGH COUNCIL
MISS SHARON
STEVENS
_____________________________________________________________________
THE SITE
Extent of
application
site
PROPOSAL
To create a stretch of on road parking in the form of a lay by along Ceiriog
Road adjacent to a triangle of public open space. The lay by is approximately
38 metres in length.
Page No 96
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
None.
DEVELOPMENT PLAN
The site is within settlement limit. Policies PS2, GDP1, T8 and CLF4 apply.
CONSULTATIONS
Community Council:
Local Member:
Highways:
Other representations:
Site Notice
Consulted 03.08.2010
Notified 03.08.2010
Require condition relating to footway width.
20 neighbouring occupiers notified. 1 letter of
representation received raising the following
concerns:
 Road should be extended from No. 11 to No.
13 Ceiriog Road so that occupiers can park in
their gardens.
Expired 28.08.2010
SPECIAL CONSIDERATIONS
Amenity: The scheme is located in a logical position along Ceiriog Road in
order to provide parking provision for the majority of dwellings which do not
benefit from off road parking. A negligible amount of the informal public open
space will be lost (footpath width) in order to construct the lay by.
Other matters: Whilst the Council acknowledges that off road parking
spaces for each individual dwelling would be the ideal situation, the proposal
seeks to alleviate obvious existing parking problems to allow safe access for
refuse collections and emergency service access. The strategic management
of parking and property is not an issue to consider as part of this application.
Conclusion: I consider that the proposal will not have a significant impact
upon the character of the area or highway safety. As such I recommend
accordingly.
RECOMMENDATION
That Wrexham County Borough Council Resolves in accordance with
Regulation 3 of the Town & Country Planning General Regulations 1992 that
planning permission be Granted subject to any conditions specified below:
/2010 /0663
Page No 97
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
CONDITION(S)
1.
The development hereby permitted shall be begun before the expiry of
five years from the date of this permission.
2.
The proposed footway and footway link shall be a minimum width of 2
metres.
REASON(S)
1.
To comply with Section 91(3) of the Town and Country Planning Act,
1990.
2.
In the interests of pedestrian safety.
_____________________________________________________________________
Page No 98
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
APPLICATION NO:
P/2010 /0682
LOCATION:
DATE RECEIVED:
BURTON SCHOOL HOUSE SCHOOL 05/08/2010
ROAD BURTON WREXHAM
LL12 0AW
COMMUNITY:
Rossett
WARD:
Rossett
DESCRIPTION:
CONSERVATORY / GARDEN ROOM
EXTENSION
APPLICANT(S) NAME:
MR IAN GOODE
CASE OFFICER:
PF
AGENT NAME:
MR IAN GOODE
_____________________________________________________________________
THE SITE
PROPOSAL
To erect a 6 metre by 4 metre conservatory extension to the dwelling,
consisting of matching brick dwarf wall and slate roof. The glazing frame
material is subject to confirmation.
Page No 99
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
HISTORY
Most relevant
P/2009/0659
P/2009/0668
Conversion of existing triple garage to
residential dwelling. Granted 09.11.2009
Extension and alterations to existing dwelling. Granted
09.11.2009
DEVELOPMENT PLAN
The site is located outside settlement within a Special Landscape Area.
Polices PS2, GDP1, EC5 and Local Planning Guidance Notes 13, 16 and 20
are relevant.
CONSULTATIONS
Community Council:
Local Member:
Site Notice:
Consulted 06.08.2010
Requests application is reported to the Committee.
Expired 01.09.2010
SPECIAL CONSIDERATIONS
Background: The application is made following a previous approval to sub
divide the existing triple bay garage into a separate dwelling. That application
included the erection of a small porch, utility room and a two storey rear
extension. The rear extension was approved with a small projection from the
rear elevation of the building.
Design: The extension subject to this application is proposed to the rear
corner of the building at a maximum height of 4.3 metres. The elevation
facing the road consists mainly of glass and the roof and all other materials
are proposed to match the existing building. Confirmation is required
regarding window and door frame details.
Adopted Council guidance states that where a building has been previously
converted, the emphasis will be on keeping extensions to a minimum. Whilst
the previous approved extensions are noted, in this instance the original
building is residential in nature. I do not consider that the character of the
building will be detrimentally impacted by the erection of the proposed
domestic style extension, therefore having little impact upon the wider rural
setting.
Conclusion: I am satisfied that the proposal will not harm the character of
the building or the wider rural setting and therefore I recommend accordingly.
Page No 100
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
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.
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.
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 101
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
LIST OF DELEGATED DECISIONS INCLUDED IN REPORT
ISY P/2008/0771
GRANTED
on 29/07/2010
ISY P/2009/0648
GRANTED
on 28/07/2010
WRR P/2010/0002
GRANTED
on 19/08/2010
RHO P/2010/0217
WITHDRAWN
on 03/08/2010
RHO P/2010/0235
WITHDRAWN
on 03/08/2010
CEF P/2010/0236
GRANTED
on 28/07/2010
BRO P/2010/0257
GRANTED
on 28/07/2010
ISY P/2010/0263
GRANTED
on 28/07/2010
BRO P/2010/0383
GRANTED
on 21/07/2010
HOL P/2010/0393
WITHDRAWN
on 20/07/2010
HOL P/2010/0394
WITHDRAWN
on 20/07/2010
BRY P/2010/0395
GRANTED
on 21/07/2010
WRR P/2010/0416
GRANTED
on 29/07/2010
ABE P/2010/0417
WITHDRAWN
on 03/08/2010
GWE P/2010/0443
REFUSED
on 16/07/2010
MAE P/2010/0444
GRANTED
on 29/07/2010
WRC P/2010/0446
REFUSED
on 19/07/2010
MAR P/2010/0456
GRANTED
on 20/07/2010
ABE P/2010/0457
GRANTED
on 29/07/2010
LAND ADJACENT TO DEMON
TWEEKS 75 ASH ROAD SOUTH
WREXHAM INDUSTRIAL ESTATE
WREXHAM LL12 9UG
PARK COTTAGE BOWLING BANK
WREXHAM LL13 9RR
19 GROSVENOR ROAD WREXHAM
LL11 1DE
LAND OFF HALL STREET
RHOSLLANERCHRUGOG WREXHAM
LL14 1AS
GITTINS YARD GUTTER HILL
JOHNSTOWN WREXHAM LL14 1NG
SPECULATIVE WAREHOUSE AND OFFICE
ACCOMMODATION.
DEMOLITION OF EXISTING DWELLING AND
OUTBUILDINGS AND ERECTION OF NEW FOUR
BEDROOMED DWELLING WITH DETACHED
GARAGE
SITING OF PORTAKABIN AT REAR OF EXISTING
OFFICE PREMISES TO PROVIDE ADDITIONAL
OFFICE ACCOMMODATION
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT
LAND AT BRO GWILYM CEFN
MAWR WREXHAM LL14 3NU
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT
LAND AT COLLIERY ROAD
TANYFRON WREXHAM LL11 5SZ
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT
LAND TO THE REAR OF ELM
COTTAGE BOWLING BANK ISYCOED
WREXHAM LL13 9RY
GATEWEN HALL GATEWEN ROAD
WREXHAM LL11 6YZ
ERECTION OF NEW STABLE BLOCK AND OPEN
MENAGE COMPRISING FOUR STABLES, TACK
AND HAY STORE AND HORSE HANDLING YARD
CERTIFICATE OF LAWFUL USE FOR SITING OF
METAL STORAGE UNIT.
GREDINGTON ARMS CROSS
STREET HOLT WREXHAM LL13 9JD
DEMOLITION OF REAR EXTENSION
GREDINGTON ARMS CROSS
STREET HOLT WREXHAM LL13 9JD
ERECTION OF 3 DWELLINGS AND CHANGE OF
USE OF FORMER PUBLIC HOUSE TO ANTIQUE
STORE WITH LIVING ACCOMMODATION ABOVE
ERECTION OF TIMBER FIELD SHELTER (IN
RETROSPECT), ADDITIONAL TIMBER FIELD
SHELTER AND NEW HAY BARN
ADAPTATION OF EXISTING EXTERNAL RAMP
LAND NORTH OF WAEN FARM
GLASCOED ROAD BWLCHGWYN
WREXHAM LL11 5YG
GLYNDWR UNIVERSITY PLAS
COCH CAMPUS MOLD ROAD
WREXHAM LL11 2AW
HTC MANAGEMENT SERVICES LTD
REDWITHER ROAD WREXHAM
INDUSTRIAL ESTATE WREXHAM
LL13 9RD
LAND ADJACENT TO SUNNY BANK
CEFN Y BEDD WREXHAM LL12 9YN
CREATION OF NEW ACCESS, STAFF CAR PARK,
DISABLED ACCESS, DISABLED TOILET, NEW
OFFICE ENTRANCE AND DIVERSION OF
EXISTING STREAM
OUTLINE APPLICATION FOR RESIDENTIAL
DEVELOPMENT AND ASSOCIATED WORKS.
WYEN WENN FARM HANMER
WHITCHURCH SHROPSHIRE SY13
3DL
LAND ADJACENT TO 81 BENJAMIN
ROAD WREXHAM LL13 8EG
ERECTION OF STRAW STORAGE SHED
4 SCHOOL COTTAGES WREXHAM
ROAD MARCHWIEL WREXHAM LL13
0PN
UNIT 74 CLYWEDOG ROAD SOUTH
WREXHAM INDUSTRIAL ESTATE
WREXHAM LL13 9XS
DEMOLITION OF EXISTING GARAGE AND
ERECTION OF NEW GARAGE
ERECTION OF 2 ONE BEDROOMED
APARTMENTS
EXTENSION TO EXISTING INDUSTRIAL UNIT
Page No 102
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
WOR P/2010/0463
GRANTED
on 20/07/2010
LLA P/2010/0467
GRANTED
on 24/08/2010
ROSEDALE TALLARN GREEN
MALPAS SY14 7LL
REAR CONSERVATORY EXTENSION
LLAY HALL FARM LLAY ROAD LLAY
WREXHAM LL12 0TH
LLA P/2010/0468
GRANTED
on 21/07/2010
MAE P/2010/0469
GRANTED
on 20/07/2010
LLAY HALL FARM LLAY ROAD LLAY
WREXHAM LL12 0TH
ISY P/2010/0473
WITHDRAWN
on 27/07/2010
BARN COTTAGE BOWLING BANK
WREXHAM LL13 9RR
HOL P/2010/0477
GRANTED
on 27/07/2010
ISY P/2010/0484
GRANTED
on 28/07/2010
WRO P/2010/0485
GRANTED
on 29/07/2010
WRA P/2010/0486
GRANTED
on 20/07/2010
HOL P/2010/0489
GRANTED
on 19/07/2010
RUA P/2010/0491
GRANTED
on 20/07/2010
HOL P/2010/0492
GRANTED
on 29/07/2010
YEW TREE HOUSE HUGMORE
LANE LLANYPWLL WREXHAM LL13
9YE
UNIT 7 OAK ROAD WREXHAM
INDUSTRIAL ESTATE WREXHAM
LL13 9RG
20 WINDSOR DRIVE WREXHAM
LL11 2BD
LISTED BUILDING CONSENT FOR CONVERSION
OF AGRICULTURAL BUILDING TO 9 DWELLINGS
(AMENDMENT TO PREVIOUS APPLICATION
P/2007/0940)
CONVERSION OF AGRICULTURAL BUILDING TO
9 DWELLINGS (AMENDMENT TO PREVIOUS
APPLICATION P/2007/0939)
SUBMISSION OF RESERVED MATTERS
PURSUANT TO OUTLINE PLANNING
PERMISSION CODE NO P/2008/0458 (ACCESS,
APPEARANCE, LAYOUT AND SCALE) FOR THE
ERECTION OF ONE DWELLING AND GARAGE
ERECTION OF DWELLING AND ATTACHED
GARAGE (REVISED SCHEME DESIGN TO THAT
PREVIOUSLY APPROVED AND COMMENCED
UNDER CODE NOS. ISY 16489 AND ISY 17939)
ERECTION OF WOODEN FENCING (1.9M HIGH)
WRO P/2010/0494
GRANTED
on 29/07/2010
BRN P/2010/0495
GRANTED
on 21/07/2010
ROS P/2010/0496
GRANTED
on 21/07/2010
HOL P/2010/0497
GRANTED
on 21/07/2010
RHO P/2010/0500
GRANTED
on 29/07/2010
WRA P/2010/0502
GRANTED
on 29/07/2010
WRC P/2010/0503
GRANTED
on 06/08/2010
LAND ADJACENT TO OAKWOOD
HOUSE CADNEY LANE BETTISFIELD
WHITCHURCH SY13 2LP
CHANGE OF USE TO PLANT HIRE AND
GROUNDWORK BUSINESS
EXTENSION TO PROVIDE KITCHEN AND FAMILY
AREA
19 CHELSTON AVENUE WREXHAM
LL13 9TQ
ALTERATIONS AND EXTENSIONS
POPLAR FARM COMMONWOOD
HOLT WREXHAM LL13 9TA
FARM BUILDING FOR LIVESTOCK
3 EAST AVENUE RUABON
WREXHAM LL14 6BG
SINGLE STOREY BEDROOM / SHOWER ROOM
EXTENSION TO REAR
6 SMITHFIELD DRIVE HOLT
WREXHAM LL13 9AQ
LONGFIELDS 11 SONTLEY ROAD
WREXHAM LL13 7EN
ALTERATIONS AND EXTENSIONS
INCORPORATING NEW PORCH, LARGER
KITCHEN, UTILITY ROOM AND WC WITH
BEDROOM AND ENSUITE OVER
CONSTRUCTION OF REPLACEMENT DISABLED
ACCESS RAMP TO BOTH FRONT AND REAR
OAKS FARM ELLESMERE ROAD
BRONINGTON WREXHAM SY13 3EU
SINGLE STOREY BEDROOMS AND BATHROOM
EXTENSION
HAYTOR 4 PARK LANE COURT
ROSSETT WREXHAM LL12 0BQ
INSTALLATION OF EMERGENCY ESCAPE
WINDOW IN GARAGE BLOCK
8 REDWOOD CLOSE HOLT
WREXHAM LL13 9XJ
REPLACEMENT GLAZING UNITS TO FRONT
ELEVATION AND 1 LANDING WINDOW
3 HALL STREET
RHOSLLANERCHRUGOG WREXHAM
LL14 2LD
18 FFORDD MADOC BORRAS PARK
WREXHAM LL12 7PS
ERECTION OF CONCRETE SHED/OUTBUILDING
(IN RETROSPECT)
CAPRICORN ANIMAL RESCUE 53
CHESTER STREET WREXHAM LL13
8BA
PARKING AND OPERATION OF 1 NO. PRIVATE
HIRE VEHICLE (RENEWAL OF PLANNING
PERMISSION CODE NO. P/2008/1298)
REFURBISHMENT OF EXISTING RETAIL UNIT TO
INCLUDE: ROOF REPLACEMENT, EXTENSION,
REPLACEMENT OF SHOPFRONT AND INTERNAL
REFURBISHMENT.
Page No 103
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
RUA P/2010/0508
GRANTED
on 02/08/2010
ABE P/2010/0509
REFUSED
on 21/07/2010
ROS P/2010/0510
WITHDRAWN
on 11/08/2010
WYNNSTAY HALL ESTATE
RUABON WREXHAM LL14 6LA
CONSTRUCTION OF STABLE BUILDING
2 BRIDGE WAY EAST PENTRE
MAELOR WREXHAM LL13 9RB
INCORPORATION OF LAND INTO RESIDENTIAL
CURTILAGE (IN RETROSPECT)
BROAD OAK FARM LLYNDIR LANE
ROSSETT WREXHAM LL12 0AU
RHO P/2010/0512
GRANTED
on 14/07/2010
MAE P/2010/0515
GRANTED
on 21/07/2010
7 MAES GLAN
RHOSLLANERCHRUGOG WREXHAM
WREXHAM LL14 2DT
CHURCH PLACE OVERTON ROAD
PENLEY WREXHAM LL13 0LU
BRY P/2010/0516
GRANTED
on 03/08/2010
FORMER BRYMBO STEELWORKS
BRYMBO WREXHAM LL11 5BT
WRC P/2010/0517
GRANTED
on 14/07/2010
WRA P/2010/0520
GRANTED
on 29/07/2010
LLA P/2010/0524
GRANTED
on 14/07/2010
MAR P/2010/0526
GRANTED
on 29/07/2010
BRO P/2010/0527
GRANTED
on 29/07/2010
HOL P/2010/0528
WITHDRAWN
on 16/08/2010
WRO P/2010/0529
GRANTED
on 29/07/2010
ESC P/2010/0530
GRANTED
on 21/07/2010
ABE P/2010/0531
GRANTED
on 11/08/2010
GLY P/2010/0532
GRANTED
on 16/08/2010
WRC P/2010/0534
GRANTED
on 21/07/2010
RHO P/2010/0538
GRANTED
on 29/07/2010
RHO P/2010/0539
GRANTED
on 12/08/2010
UNIT C1C EAGLES MEADOW
WREXHAM LL13 8DG
CHANGE OF USE AND PART RE-DEVELOPMENT
TO A LIVE/WORK DEVELOPMENT COMPRISING
21 NO. DWELLINGS, OFFICES TOGETHER WITH
ASSOCIATED ACCESS AND LANDSCAPING.
PARKING OF 1 NO. PRIVATE HIRE VEHICLE ON
A PERMANENT BASIS (PREVIOUSLY GRANTED
UNDER CODE NO. P/2009/0239)
ALTERATIONS AND EXTENSIONS TO EXISTING
COTTAGE AND ASSOCIATED EXTERNAL
WORKS AND SITING OF TEMPORARY STATIC
CARAVAN (IN RETROSPECT)
SUBMISSION OF RESERVED MATTERS
PURSUANT TO OUTLINE PLANNING
PERMISSION CODE NO. P/2009/0125 (ACCESS)
FOR CONSTRUCTION OF SPINE ROAD.
NEW SHOP FASCIA SIGN
LGC P/2010/0541
GRANTED
on 02/08/2010
57 JEFFREYS ROAD WREXHAM
LL12 7PD
TWO STOREY EXTENSION TO REAR OF
PROPERTY
LLAY HALL FARM LLAY ROAD LLAY
WREXHAM LL12 0TH
ERECTION OF AGRICULTURAL BUILDING TO
STORE HAY AND MACHINERY
MARCHWIEL CP SCHOOL THE
RIDGEWAY MARCHWIEL WREXHAM
LL13 0SB
THE BUNGALOW OFF QUARRY
ROAD BRYNTEG WREXHAM LL11
6AF
WREXHAM GOLF CLUB HOLT ROAD
WREXHAM LL13 9SB
COVERED OUTDOOR TEACHING AREA
UNIT H YALE BUSINESS VILLAGE
ELLICE WAY WREXHAM LL13 7YL
ALTERATIONS AND EXTENSIONS
EXTENSION TO EXISTING PRACTISE AREA AND
ERECTION OF COVERED DRIVING BAYS AND
GOLF ACADEMY FOR MEMBERS AND VISITORS
TWO-STOREY OFFICE BUILDING
WESTLEIGH ESLESS LANE
RHOSTYLLEN WREXHAM LL14 4DG
SINGLE STOREY REAR EXTENSION
PLOT 2A COED ABEN ROAD
WREXHAM INDUSTRIAL ESTATE
WREXHAM LL13 9UH
LAND ADJACENT TO THE STAR INN
NEW ROAD GLYN CEIRIOG
LLANGOLLEN LL20 7AB
LAND ADJACENT TO 130 GWENFRO
WREXHAM LL13 8TR
ERECTION OF INDUSTRIAL UNIT
DELVERN 13 TAN Y CLAWDD
JOHNSTOWN WREXHAM LL14 2ST
SINGLE STOREY SHOWER ROOM EXTENSION
TO REAR OF PROPERTY
D AND J THOMAS ABATTOIR
BEECH AVENUE
RHOSLLANERCHRUGOG WREXHAM
LL14 1AA
MAES Y COED TYN Y CESTYLL
ROAD GLYN CEIRIOG WREXHAM
LL20 7NL
EXTENSION TO PROVIDE ADDITIONAL CHILLER
STORAGE AND ASSOCIATED IMPROVEMENTS
ERECTION OF FIELD SHELTER
CONSTRUCTION OF OFF-STREET CAR PARK
EXTERNAL BALCONY EXTENSION
Page No 104
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
ESC P/2010/0545
GRANTED
on 11/08/2010
LLA P/2010/0546
GRANTED
on 11/08/2010
WRA P/2010/0549
GRANTED
on 29/07/2010
ESC P/2010/0550
GRANTED
on 23/08/2010
ISY P/2010/0553
GRANTED
on 18/08/2010
LLA P/2010/0555
GRANTED
on 11/08/2010
GWE P/2010/0556
GRANTED
on 03/08/2010
12 PINEWOOD CLOSE
RHOSTYLLEN WREXHAM LL14 4DF
CONSTRUCTION OF LEAN-TO CONSERVATORY
3 TENTH AVENUE LLAY WREXHAM
LL12 0LL
SINGLE-STOREY EXTENSION TO FORM NEW
KITCHEN / DINING ROOM AND CONSERVATORY
CLIFTONS OF WREXHAM 124
RHOSNESNI LANE WREXHAM LL12
7NE
BRYN RHEDYN ISA TALWRN ROAD
LEGACY WREXHAM LL14 4ER
NEW ROOF COVERING AND RED FACING BRICK
IN LIEU OF RENDER
SILVERBURN LODGE HOLT ROAD
BOWLING BANK WREXHAM LL13
9RL
SCHAPPE BUILDING RACKERY
LANE LLAY WREXHAM LL12 0PB
ERECTION OF TWO DOG KENNELS AND PLAY
SHED (IN RETROSPECT)
LAND ADJACENT TO LIVERY
STABLES MOSS ROAD GWERSYLLT
WREXHAM LL11 4SH
WRA P/2010/0557
GRANTED
on 02/08/2010
LLR P/2010/0558
GRANTED
on 02/08/2010
54 ELM GROVE WREXHAM LL12
7NR
ERECTION OF TWO STORAGE CONTAINERS,
WOODEN GARDEN SHED AND EX EXHIBITION
TRAILER FOR THE PURPOSES OF STORAGE OF
STOCK FEED AND ANCILLARY EQUIPMENT (IN
RETROSPECT)
ERECTION OF SINGLE STOREY REAR
EXTENSION
HAN P/2010/0559
GRANTED
on 29/07/2010
ABE P/2010/0560
GRANTED
on 11/08/2010
SES P/2010/0563
WITHDRAWN
on 05/08/2010
LLA P/2010/0566
GRANTED
on 23/08/2010
GWE P/2010/0567
REFUSED
on 03/08/2010
BAN P/2010/0569
GRANTED
on 03/08/2010
RUA P/2010/0570
GRANTED
on 03/08/2010
6 STRIGA BANK HANMER
WREXHAM SY13 3BJ
WRR P/2010/0571
GRANTED
on 02/08/2010
BRN P/2010/0572
GRANTED
on 29/07/2010
RUA P/2010/0576
GRANTED
on 18/08/2010
WRR P/2010/0585
WITHDRAWN
on 23/08/2010
DW SPORTS AND FITNESS PLAS
COCH RETAIL PARK PLAS COCH
ROAD WREXHAM LL11 2BA
THE HULLY HULLY LANE TY
BROUGHTON WHITCHURCH SY13
3BG
OAK LODGE PENYLAN RUABON
WREXHAM LL14 6HW
BLAENAU DWR BLAENAU ROAD
FRONCYSYLLTE WREXHAM LL20
7RY
ERECTION OF CONSERVATORY EXTENSION
PITCHED ROOF TO OFFICE BLOCK
SINGLE STOREY EXTENSION TO EXISTING
DWELLING TO PROVIDE NEW KITCHEN,
CONVERSION OF DOMESTIC OUTBUILDING TO
PROVIDE ADDITIONAL LIVING SPACE
SINGLE STOREY SIDE EXTENSION
IPSEN BIOPHARM LTD ASH ROAD
NORTH WREXHAM INDUSTRIAL
ESTATE WREXHAM LL13 9JT
LAND SOUTH OF PICKHILL LANE
CROSS LANES WREXHAM LL13 0UE
NEW SPRINKLER WATER STORAGE
INSTALLATION
PUSSYWILLOW GRESFORD ROAD
SINGRET LLAY WREXHAM LL12 0NS
SINGLE STOREY SIDE EXTENSION AND FRONT
BALCONY
SUMMERHILL MOTORS OFF TOP
ROAD SUMMERHILL WREXHAM
LL11 4TE
7 SANDOWN CLOSE BANGOR ON
DEE WREXHAM LL13 0JF
CHANGE OF USE FROM VALETING BUILDING
TO VEHICLE REPAIR / SERVICING BUILDING (IN
RETROSPECT)
SINGLE STOREY GABLE STUDY EXTENSION
AND GABLE CONSERVATORY EXTENSION
PARK EYTON LODGE OVERTON
ROAD RUABON WREXHAM LL14
6HN
VARIATION OF CONDITION NO. 2 OF PLANNING
APPLICATION NUMBER P/2007/0210 FOR
ERECTION OF DETACHED DOUBLE GARAGE
AND WORKSHOP TO ALLOW USE AS LIVING
ACCOMMODATION.
ERECTION OF 2 NO. INTERNALLY ILLUMINATED
FASCIA SIGNS
19 HIGH STREET WREXHAM LL13
8HP
OUTLINE APPLICATION FOR CONSTRUCTION
OF TWO DWELLINGS
ERECTION OF HAY AND STRAW STORAGE
BARN
SUN ROOM EXTENSION
CONVERSION OF UNUSED UPPER FLOORS
INTO 5 APARTMENTS
Page No 105
REPORT OF THE CHIEF PLANNING OFFICER – 6 September 2010
GWE P/2010/0591
GRANTED
on 18/08/2010
MARAY LITTLE MOUNTAIN ROAD
SUMMERHILL WREXHAM LL11 4SH
CHI P/2010/0596
GRANTED
on 10/08/2010
WRA P/2010/0609
GRANTED
on 18/08/2010
GRE P/2010/0611
WITHDRAWN
on 16/08/2010
BRY P/2010/0613
GRANTED
on 26/08/2010
MIN P/2010/0652
WITHDRAWN
on 26/08/2010
HALTON FARM HALTON CHIRK
WREXHAM LL14 5BG
SINGLE-STOREY EXTENSION WITH PITCHED
ROOF TO REAR OF DWELLING AND ERECTION
OF CONSERVATORY TO GABLE ELEVATION (IN
PART RETROSPECT)
CONSTRUCTION OF SILAGE CLAMP
30 BORRAS PARK ROAD
WREXHAM LL12 7TH
CHANGE OF USE FROM OFF-LICENCE TO CAFE
/ RESTAURANT (A3 USE)
19 HAWTHORN ROAD MARFORD
WREXHAM LL12 8XJ
SINGLE STOREY SIDE EXTENSION AND REROOFING OF EXISTING GARAGE
4 EDWARDS AVENUE BRYMBO
WREXHAM LL11 5AT
ERECTION OF BEDROOM OVER EXISTING
LOUNGE
AGRICULTURAL LAND WERN HALL
ESTATE WERN ROAD MINERA
WREXHAM LL11 3DU
SITING OF UNDERGROUND GAS STORAGE
TANK (IN RETROSPECT)