Item 4. Page 11. Planning Committee REPORT TO: HEP/60/17 REPORT NO. DATE: 4 th December Head of Environment and Planning REPORTING OFFICER:

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1 Item 4 REPORT TO: REPORT NO. Planning Committee HEP/60/17 DATE: 4 th December 2017 REPORTING OFFICER: Head of Environment and Planning CONTACT OFFICER: David Williams (Ext 8775) SUBJECT: WARD: Development Control Applications N/A PURPOSE OF THE REPORT To determine the listed planning applications. INFORMATION Detailed reports on each application together with the recommendations are attached. RECOMMENDATION See attached reports. BACKGROUND PAPERS None. Page 11

2 Community Code No Applicant Recommendatio Pages n BRO P/2016 /0411 MR J ROBERTSON GRANT WRR P/2017 /0249 PAPA JOHNS (GB) LTD MR P THOMAS GRANT HOL P/2017 /0409 COMMONWOOD FISHERY MR PAUL DUNN GRANT CEF P/2017 /0665 MR IAN CLAYBROOK GRANT WRO P/2017 /0744 MR R CHADWICK GRANT COE P/2017 /0817 WREXHAM COUNTY BOROUGH COUNCIL GRANT BAN P/2017 /0825 MRS SARAH BAILEY-ROGERS REFUSE LLA P/2017 /0829 OLYMPUS GYMNASTICS CLUB LTD MRS JULIE EDWARDS RUA P/2017 /0850 DOVETAIL DOG GROOMING MRS JENNIFER PHILLIPS GRANT GRANT WRC P/2017 /0868 MR DAVID MARTIN GRANT GWE P/2017/0874 MR PHIL GARDNER REFUSE GWE P/2017 /0906 MR S JONES GRANT WRA P/2017 /0911 WREXHAM AFC LTD MR PHIL BENNETT GRANT Total Number of Applications Included in Report 13 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 12

3 APPLICATION NO: P/2016 /0411 COMMUNITY: Broughton WARD: New Broughton LOCATION: LAND OFF QUARRY ROAD AND NEW ROAD BRYNTEG WREXHAM LL11 6AB DESCRIPTION: ERECTION OF 2 NO. SINGLE- STOREY DWELLINGS APPLICANT(S) NAME: MR J ROBERTSON DATE RECEIVED: 26/04/2016 CASE OFFICER: KH AGENT NAME: MR KEITH MILLER P/2016/0411 THE SITE Land to the east of Quarry Road. Site is accessed off Quarry Road onto an unadopted road. The site is bounded by residential properties to all sides. Application site PROPOSAL Erection of 2 single storey dwellings. Page 13

4 HISTORY CB02396 Residential development for one dwelling. Granted DEVELOPMENT PLAN Within settlement. Policies PS1, PS2 and GDP1 of the Wrexham UDP refer. CONSULTATIONS Community Council: Local Member: Notified Public Protection: Highways: Natural Resources Wales: Welsh Water Other Representations: Concerned regarding access to and from the site. Condition ZP06 hours of construction and notes to applicant regarding noise and burning of waste. The unadopted road is badly potholed and rutted for its entire length from the proposed site access in a westerly direction to its junction with Quarry Road. Highways would not wish to support any further development until surfacing improvements have been made to the unadopted road. Conditions required regarding the access, width, visibility splays, parking provision and improvements to the road surface of New Road from the proposed site access, in a westerly direction to its junction with Quarry Road. No objections. Conditions required regarding drainage. Four letters of concern/objection on the following grounds:- hedge retention important; refuse collection is difficult for vehicles already and bins are collected at the end of the road; bins were previously left on the development site; unable to determine the extent of the ownership; surface of the road leading to the site of Quarry Road is already poor with potholes increased movements will further impact on the surface; object unless improvement to the road; Page 14

5 increase on water supply which is already poor; emergency vehicles already struggle to access the road; need for a turning facility for delivery vehicle; road should be widened; hedges should not be removed and replaced with fence; surface water run off could increase; noise and dust; construction vehicles could block the road; privacy issues; adequate parking. Site Notices: 3 site notices expired 01/06/16 SPECIAL CONSIDERATIONS/ISSUES Background/proposal: The application site is an overgrown area to be developed for 2 single storey properties. A previous permission in 1998 granted permission for one dwelling but was never implemented. The site is bounded by residential properties with access off Quarry Road. The unadopted road is in a poor condition and is in need of significant improvements. Design: The properties are single storey to reflect the location in relation to existing properties and issues of amenity. Given that the site slopes from west to east the single storey properties will not look incongruous. The properties will be sympathetic to the general streetscene. A plan showing the proposed layout is shown below. Page 15

6 Proposed layout plan Page 16

7 Highways: The site is located on an unadopted road within a 30mph speed limit. The site was granted planning permission in 1998 for the erection of one dwelling but this has now lapsed. The road is very badly potholed and rutted for its entire length from the proposed site access to its junction with Quarry Road to the west. Highways would not wish to support any further development until surfacing improvements have been made to the unadopted road. Conditions will be imposed to secure splays of 2.4 x 18m as well as details of the access in respect of its width and to ensure it does not impinge on the public rights of way, parking provision and the requirements for improvements to the road surface of the unadopted road. Amenity: The site is bounded by residential properties and careful consideration is required of the level of the proposed dwellings and their relationship with existing properties. The design of the properties and the careful location of windows with required boundary screening will ensure the properties are not overbearing or result in loss of privacy. Additional information regarding ground levels has been provided to ensure that the new dwellings are not overly dominant in relation to existing dwellings due to existing ground level differences across the site. General: Conditions will require boundary treatment details, parking provision, provision of visibility splays and the requirement for improvements to the existing road. Problems with refuse collection is not an issue I can address directly, though, an area at the proposed access appears to enable a bin wagon to reverse into the space. Conditions regarding noise and dust will be added to the decision. Concerns have been expressed that the road should not be obstructed or reduced to prevent emergency vehicles from assessing the areas. The properties have their own parking and should not compound existing problems. CONCLUSION I am satisfied that subject to the required road improvements the application from a highway perspective should generally improve highway conditions on the unadopted road. The design is acceptable and from an amenity perspective subject to compliance with the proposed levels as shown the dwellings should not compromise privacy or be overbearing. RECOMMENDATION: That permission be Page 17

8 CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered , , and and contained within the application documentation. 4. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and Monday to Friday, and to on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained. 5. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway. 6. There shall be no gates or other means of enclosure across the vehicular access point within 5 metres of the highway boundary. 7. The vehicular access hereby approved shall be a minimum width of 4.1 metres. 8. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 18 metres in both directions measured to the centreline of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height about the level of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 9. Notwithstanding the approved plans no part of the development shall commence until further details of the proposed vehicular parking and turning facilities have been submitted to and approved in writing by the Local Planning Authority. The facilities as are approved shall be fully laid out, surfaced and drained prior to first use of the development, and shall thereafter be permanently retained and kept free of any obstruction and made available solely for the parking and turning of vehicles at all times. 10. No part of the development shall commence until a scheme detailing the construction of the following has been submitted to and approved in writing by the Local Planning Authority: Improvements to the road surface of New Road from the proposed site access in a westerly direction to its junction with Quarry Road. The scheme as is approved shall be fully implemented prior to commencement of development. 11. No land drainage/or surface water shall be allowed to connect directly or indirectly with the public sewerage network. 12. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of Page 18

9 surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. 13. Notwithstanding the approved plans full details of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. Works shall only be carried out strictly in accordance with the details as approved and retained hereafter unless otherwise agreed to in writing with the Local Planning Authority. 14. Works shall only be carried out in accordance with the levels approved on the site plan accompanying the application. 15. No part of the development shall commence until an appropriate Dust Management Scheme has been submitted to and approved in writing by the Local Planning Authority. The dust mitigation measures as are approved shall be fully implemented for the entire duration of the construction phase. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To ensure that the development fully complies with the appropriate policies and standards. 4. To protect the amenities of the occupiers of nearby properties. 5. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 6. In the interest of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 7. To ensure the formation of a safe and satisfactory access. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 10. In the interests of highway safety. 11. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health Page 19

10 and safety of existing residents and to ensure no detriment to the environment. 12. To ensure satisfactory drainage of the site and to avoid flooding. 13. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area and to protect residential amenity. 14. In the interests of amenity of nearby properties. 15. To protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on This planning permission requires that development be carried out in accordance with the approved plans, including the construction of an estate road intended for adoption by the Council under the Highways Act It is essential therefore that the detailed proposals are submitted to the Highway Authority and confirmed as acceptable BEFORE development commences. Please contact the Highway Authority on telephone no for further guidance. The applicant is advised that submission of a copy of the relevant section 38 adoption agreement, between the applicant and the Highway Authority, to the Local Planning Authority will allow the above condition no(s). 9 and 10 to be formally discharged in writing. Your attention is drawn to the comments/advisory notes from Welsh Water. With regard to Condition 13 - details should include the retention of existing hedgerow and provision of fences where no hedging exists. The applicant is advised that compliance with condition no. 4 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act Any complaints received relating to noise from the development during the permitted hours may still be investigated using the Council's Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate. Applicants are advised that compliance with condition no. 15 does not provide an exemption from the statutory nuisance provisions of the Environmental Protection Act Under the Act dust from any type of activity can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that the dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The Page 20

11 applicant should contact the Council's Housing and Public Protection Department on for further advice and information. Page 21

12 APPLICATION NO: P/2017 /0249 COMMUNITY: Rhosddu WARD: Grosvenor LOCATION: REGENT HOUSE REGENT STREET WREXHAM LL11 1PR DESCRIPTION: SUB-DIVISION AND CHANGE OF USE OF GROUND FLOOR OF UNIT 1 TO A CLASS A3 PIZZA TAKE-AWAY AND DELIVERY, INSTALLATION OF NEW SHOP FRONT AND CUSTOMER ENTRANCE AND ACCESS RAMP WITHIN THE FRONT ELEVATION AND INSTALLATION OF FLUE AND PLANT AT SIDE ELEVATION APPLICANT(S) NAME: MR P THOMAS PAPA JOHNS (GB) LTD DATE RECEIVED: 24/03/2017 CASE OFFICER: KH AGENT NAME: RPS PLANNING AND DEVELOPMENT MR DAFYDD WILLIAMS THE SITE Associated car parking Application site Page 22

13 Regent House is located off the northern side of Regent Street and within Grosvenor Road Conservation Area boundary. Residential properties at Caxton Place are to the west, with further residential properties to the rear. A grade II Listed Building, Grosvenor Lodge is to the east. PROPOSAL Sub-division and change of use of ground floor of unit 1 to a Class A3 Pizza take-away and delivery, installation of new shop front and customer entrance, access ramp within front elevation and plant on side elevation. HISTORY P/2016/1099 P/2016/0763 P/2009/0833 Renewal of unexpired planning permission code no P/2009/0833 for change of use from offices, commercial and retail to residential use with improvements to the external appearance. Pending subject to Section 106 agreement. T33 and T34 crown raise to provide clearance of 4m above parking spaces. Granted Renewal of unexpired planning permission code no P/2004/0718 for change of use from offices and commercial to residential use, with improvements to external appearance. Granted DEVELOPMENT PLAN Within the Grosvenor Road Conservation Area boundary. Regent House is described within the Grosvenor Road Conservation Area Character Assessment and Management Plan as a prominent office / retail block development at the end of Bradley Road at its junction with Regent Street. It is on a key site at the gateway into the Grosvenor Road Conservation Area as approached from the south. A number of Listed Buildings are in close proximity. Policies PS1, PS2, GDP1 (a) (d) (e) (f) and EC7 of the Wrexham UDP refer. CONSULTATIONS Community Council: Consulted Local Member: Concerns regarding noise and highway safety. Public Protection: No objections on the basis of low level extract and condition regarding the means of ventilation for extraction and dispersal of cooking smells. Highways: No objections subject to provision of 5 spaces provided for staff and customers in car park to the rear, day and night time. Conservation Officer: No objection on the basis that extraction flue has been revised and located in a significantly less intrusive location. Fascia signs on the elevation Page 23

14 Other Representations: have also been revised and will provide a more sympathetic approach hand painted or applied letters, which would make the proposal for signage more sympathetic to the Conservation Area and nearby listed buildings. 5 letters of objection on the basis of the following comments:- - Vehicle noise; - Disturbance with late hours; - Litter problems; - Customer noise; - Devaluation of properties; - Cars parking close to Caxton Place with Health and Safety Concerns; - Parking at entrance to Caxton Place; - Increase in waste; - Odours; - Public gatherings around take-away, - Insufficient parking; - Indiscriminate parking in immediate vicinity of the unit and along Regent Street; - Extract flue excessive and would impact on character of the area. Site Notice: Expired Press Notice: Expired SPECIAL CONSIDERATIONS / ISSUES Proposal: Sub-division and change of use of ground floor of Unit 1 to a Class A3 pizza take-away and delivery, installation of a new shop front and customer entrance and access ramp within the front elevation and installation of plant and flue at side elevation. The scheme will provide for 5 parking spaces for customers and staff to the rear car park day time and night time. Limited short-stay parking is available on the side road to the building. Visual Impact / Conservation Interests: Regent House is located within the Grosvenor Road Conservation Area with 5 nearby listed buildings in close proximity. Regent House is described within the Grosvenor Road Conservation Area Character Assessment and Management Plan as a prominent office / retail block development at the end of Bradley Road at its junction with Regent Street and on a key site at the gateway into the Grosvenor Road Conservation Area as approached from the south. Concerns had previously been raised in regard to a substantial prominent and overly large flue to the side elevation. An alternative option of a low level extract grill and condenser unit wall mounted at low level have addressed concerns by both Public Protection and the Conservation Officer. The alterations have ensured that the character of the Conservation Area and the Page 24

15 setting of Listed Buildings is protected and additionally protected nearby amenity. Highways: The proposed development site is located on Regent Street which is a busy classified road subject to a 30 mph and is close to the busy signalized junction of Regent Street / Bradley Road which includes pedestrian crossing facilities and cycle lanes. Regent Street is subject to a traffic regulation order imposing no waiting / no loading at any time. The take-away unit initially only had access to 1 space in the car park to the rear but subsequently they have been able to acquire 5 spaces day time and night time. There are a limited number of 30 minute waiting bays on Caxton Place which are not always available particularly during The application includes information on the operation of the business. Whilst a takeaway element is available most orders will be delivered (typically 60% - 70%). Most deliveries take place between 1800 and 2100 hours with post 2100 hours significantly lower. The outlet will be serviced by delivery cars and motorbikes / scooters with a maximum of 6 at any one time though not all vehicles will be on site simultaneously. Highways have confirmed that subject to the provision of 5 spaces for customers and staff day time and night time parking, indiscriminate parking to the front of the property is unlikely given the nature of Regent Street and the signalized junction of Regent Street / Bradley Road and would have no objections. Amenity: The property is located close to residential properties at Caxton Place and to the rear of the existing car parking with a potential for noise. The proposed hours of operation are 1000 to 0000 hours Sunday to Thursday and 1000 to 3000 hours Friday and Saturday. Whilst the take-away is proposed to the front of the property, most orders will be home delivery, typically 60% to 70%. Most deliveries take place between 1800 and 2100 hours. With post 2100 hours typically lower than peaks. The outlet will be serviced by delivery cars and motor bikes / scooters with a maximum of 6 delivery vehicles operating from the outlet at any time. However, most of the time the number will be significantly lower and not all vehicles on site simultaneously. However due to the need to safeguard neighbouring residential amenity I propose to restrict opening hours to open no later than midnight on any day of the week. Other: Site frontage has protected trees and an appropriate condition will be required. Conclusion: I am satisfied that the scheme is acceptable and the highway concerns can be addressed by provision of planning conditions to provide 5 parking spaces for customers and staff to the rear. I would not anticipate parking to the front given the nature of Regent Street and the Page 25

16 signalised junction of Regent Street and Bradley Road. The proposed replacement of the large flue has been replaced by a low level extract grill more sympathetic and respecting the character of the Conservation Area and nearby Listed Buildings. I am conscious of the amenity concerns and noise, disturbance and potential odour. The proposed plant and extraction system will generate minimal noise and odour. Whilst most orders are home delivery, typically around 60% to 70%, most deliveries take place between 1800 and 2100 hours with post 2100 hours typically significantly lower than the 1800 to 2100 hours. An attached Noise Impact Assessment assesses the impact of the opening hours on residential amenity at the nearest residential properties based on a worst case scenario to be negligible until hours and minor until hours. The outlet will be serviced by delivery cars and motor bikes / scooters. A maximum of 6 delivery vehicles would operate from the outlet at any time. However, most of the time the number will be significantly lower and not all the vehicles will be on site simultaneously. Regent Street is a relatively busy road late into the evening and early mornings with traffic going into and out of the town centre. However despite the conclusions of the Noise Impact Assessment I propose to impose further restrictions on the opening hours to protect nearby residential properties. RECOMMENDATION: That permission be CONDITION(S) 1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered Rev B, , Rev H and as contained within the application documentation. 2. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 3. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 4. Works shall be carried out in strict accordance with the submitted Noise Impact Assessment Report 17/0474/R1 and the Noise Management Plan PJ/NMP/ASVI unless otherwise agreed in writing with the Local Planning Authority. 5. Prior to the first use of the food outlet a plan shall be submitted to and approved in writing by the Local Planning Authority indicating the provision of 5 parking spaces allocated for the proposed take-away use, with details how they will be marked out and details of appropriate signage directing to the rear car park. The spaces shall be provided for the duration of the proposed use. Page 26

17 6. No use of the development shall be made before 1000 to 0000 hours ( midnight ) on any day of the week. 7. The proposed use shall not commence until the means of ventilation for extraction and dispersal of cooking smells set out within 'Supporting information on the proposed extraction system and plant at Unit 1A Regent House, Regent Street, Wrexham, LL11 1PR' has been implemented prior to first use and shall thereafter be permanently retained in effective condition. REASON(S) 1. To define the scope of the planning permission 2. To comply with Section 91(3) of the Town and Country Planning Act, To protect the amenities of the occupiers of nearby properties. 4. To protect the amenities of the occupiers of nearby properties. 5. In the interests of highway safety. 6. To protect the amenities of the occupiers of nearby properties. 7. To protect the amenities of the occupiers of nearby properties. 8. To protect trees which are of significant amenity value to the area. Page 27

18 APPLICATION NO: P/2017 /0409 COMMUNITY: Holt WARD: Holt LOCATION: COMMONWOOD FISHERY BUCK ROAD COMMONWOOD HOLT WREXHAM LL13 9TF DESCRIPTION: CHANGE OF USE FOR THE PROVISION OF HOLIDAY ACCOMMODATION ALLIED TO THE EXISTING FISHERY COMPRISING 8 HOLIDAY LODGES AND 12 TIMBER HOLIDAY PODS, CENTRAL FACILITIES LODGE AND RECEPTION / MANAGERS LODGE AND CONSTRUCTION OF FISHING LAKE APPLICANT(S) NAME: MR PAUL DUNN COMMONWOOD FISHERY DATE RECEIVED: 17/05/2017 CASE OFFICER: PF AGENT NAME: LAMBE PLANNING & DESIGN LTD MR JONATHAN MOORE LAMBE THE SITE Page 28

19 PROPOSAL Planning permission is sought to change the use of land allied to an established leisure fishery comprising the siting of 8 holiday lodges and 12 timber holiday pods along with the provision of central facilities building and management accommodation and the construction of an additional fishing lake. A layout plan of the proposed development is shown later in this report. HISTORY P/2007/0463 Angling complex. Granted P/2008/1200 Construction of pond. Granted P/2011/0482 Additional pond area, parking area and tractor/trailer storage unit. Refused P/2011/0671 Additional pond area and parking area. Granted P/2012/0886 Proposed toilet provision and shower block. Withdrawn. PLANNING POLICY The site is located outside any defined settlement limit. The land has no other local policy designation. Policies PS2, GDP1, EC4, CLF9 and T8 are relevant. Guidance is contained in Local Planning Guidance Note 13 Housing in the Countryside. CONSULTATIONS Community Council: Concerned for the following reasons: The increase in traffic to and from the site, in a Rural area - this development would cause added pressure to the very busy junction at Commonwood Road/Borras Road as recently permission was granted for Tractor Repairs & Sales at a nearby premises which has already impacted on traffic here; The impact visually, with so many chalets and pods and Manager's building etc. in such a flat rural area, would have a great impact; and The Managers Lodge which concerns us greatly, as we are concerned in future if the scheme was not successful with the chalets and pods that this will remain as a permanent dwelling on site. (In the original planning for cafe etc. we think there was a clause that if fisheries were Page 29

20 not successful or business went bankrupt then buildings would be flattened and removed.) If the planning is granted is it possible to have a safeguard clause perhaps on this building? It was also mentioned that the Manager's Lodge not be occupied before the other development started as another safeguard to prevent a dwelling being built without anything else. Local Member: Notified Site notice: Expired Press notice: Expired Highways: No objections. Access and parking provision is acceptable and trip generation is unlikely to be detrimental to the highway network. Public Protection: Amenity protection notes should form part of any approval. NRW: Conditions should be imposed to ensure that a survey is carried out before the commencement of development to ensure that the extent of the presence of great crested newt is established in order to allow for the provision of effective mitigation and management. Due to the fishery use of the site a bio-security risk assessment should be carried out. Ramblers: Footpath Holt 21 borders the southern boundary of the development and it should not be blocked by the development. Neighbouring occupiers: 6 neighbouring occupiers notified. One representation received raising the following objections: Traffic and noise has increased significantly in the area since a tractor sales business and car repairs were established at nearby properties. This development will add to this disturbance and the local highway network cannot accommodate this and would also cause harm to pedestrians. SPECIAL CONSIDERATIONS: Background: The site subject to this proposal is an established leisure angling complex. Planning permission was originally granted in 2007 for the provision of three fishing ponds, vehicular access and parking area and for the provision of a clubhouse and toilet block. Members will note that various Page 30

21 planning applications have been granted since to increase to the number of fishing ponds to a total of 8. In 2012, a separate planning application was submitted to provide a separate shower and toilet block within the centre of the site. This application was withdrawn prior to its determination. I am satisfied that the angling complex is now established as a successful leisure facility where significant investment has been made into its facilities over a 10 year period. The planning application now before members seeks permission to change the use of land on the west of the complex in order to provide overnight visitor accommodation allied to the angling complex. The application documentation provides detail of up to 8 luxury twin unit chalets and up to 12 camping pods. A central facilities building is also proposed which would provide facilities such as showers and cooking areas. A separate manager s lodge and reception area is proposed by the site entrance. The proposed layout is shown below: Page 31

22 N Page 32

23 Policy context: Policies CLF9 and CLF10 of the UDP deals with the provision of visitor accommodation in the County Borough. Whilst the UDP is time expired, it remains the adopted development plan for decision making purposes unless there are material planning considerations which indicate otherwise. CLF9 permits such provision by the conversion of existing buildings or the extension of existing serviced and self-serviced accommodation. Policy CLF10 allows for the provision of camping and touring caravan provision in areas where there are no landscape designations and where visual impact can be mitigated. Regardless, all proposals are expected to accord with the general development principles laid out in policy GDP1. National planning policy contained in Planning Policy Wales (PPW) and Technical Advice Note 13 Tourism. Chapters 7 (Economic Development) and 11 (Tourism) are particularly relevant. The main issues are to consider whether the provision of visitor accommodation will make a positive contribution to the rural economy and tourism offer. Whilst the UDP does not support the principle of visitor accommodation as proposed, I have in mind the provisions of PPW and TAN 13 which notes the economic benefits of commercial activity in rural areas. Para of PPW states Many commercial and light manufacturing activities can be located in rural areas without causing unacceptable disturbance or other adverse effects. Small-scale enterprises have a vital role in promoting healthy economic activity in rural areas, which can contribute to both local and national competitiveness There is also an acceptance in PPW that new rural enterprises should be considered favourably and not all may be achievable through conversion schemes or in areas of existing settlements. Para confirms that the expansion of existing businesses located in the open countryside should be supported provided there are no unacceptable impacts on local amenity. I am satisfied that this proposal would result in the expansion of an existing, well established rural business. Although the UDP does not specifically allow for the type of visitor accommodation development as proposed, I consider that there are other material considerations which require more detailed attention. The more up to date stance taken in PPW relating the economic benefits to the rural economy is important. This is not a standalone new venture. It would be a use allied to a well-established and successful tourism facility which will provide additional quality visitor accommodation in a sustainable manner without creating an isolated pocket of development. I am satisfied that this would support and allow for the continued successful expansion of the business whilst supporting the tourism offer within the County Borough. This would support the guiding principles set out in TAN 13 which acknowledges the importance of the tourism industry to the Welsh Economy by supporting a wide variety of occupations and bring benefits to local economies and communities for example local services in surrounding villages such as shops, pubs and restaurants. Page 33

24 The Council s Housing and Economy Department have expressed support for the proposal. It is noted that the existing facility makes a contribution towards existing businesses. Fishery users are known to frequent other businesses in both a dining and accommodation respect. Furthermore, it is noted that the visitor data for the fishery repeatedly attracts a growing regional audience and has the potential to exploit this market further if it continues to invest in their offer. The Council also have a Destination Management Plan strategy which covers the period A specific project within this plan is to improve the quality and range of accommodation on offer within WCB giving visitors more choice and good value for money for all budget levels. The project also seeks to make the accommodation offer more distinctive and appealing to visitors and more profitable for the owners. This reaffirms the guiding principles already alluded to in PPW and TAN13. Amenity: Whilst the principle of the development may be acceptable, local and national policy requires that it should not have an adverse impact upon the wider environmental character in terms of visual impact and the amenity of the nearby occupiers. The chalets and camping pods are proposed on a parcel of land to the western side of the fishery. It is surrounded by existing hedgerows to the east and north with a substantial area of woodland to the west and the south. Save for a glimpsing view through from the passing public right of way to the south, there are very limited views into the site. I am therefore satisfied that with careful protection of the existing boundary vegetation, the development will not be widely visible from outside the site to the point where there will be detrimental to the character of the landscape. Highways: Highways raise no objection to the proposed development. The access to the site meets current Welsh government standards and track into the site is considered sufficient. TRICS data has been used to compare the existing traffic generation with the anticipated movements. Whilst the movements would double based on this data, it is anticipated that the holiday accommodation will replace some of those existing day trip visitors. For the above reasons I am satisfied that the proposal will not result in a detrimental level of traffic movements that would impact upon highway safety. It is expected that visitors are likely to drive to the site via approaches from the A483 or the A534. In either case this is likely to result in vehicles approaching from the south from the A534 which would not cause significant detriment to the amenity of nearby residential occupiers. Ecology: The applicant has provided an Ecological Appraisal of the site which has been considered by NRW and the Council s Ecologist. The appraisal has been assessed in detail and NRW are of the opinion that Page 34

25 sufficient survey works have not been carried out in order to demonstrate that the proposed development will either not harm or disturb European Protected Species or their breeding sites and resting places at this site. However, NRW are of the opinion that whilst Welsh Government TAN 5 seeks that any Authority should not grant planning permission without having satisfied itself that the proposed development either would not impact adversely on any European Protected Species on the site or that, in its opinion, all three conditions for the eventual grant of a licence are likely to be satisfied, it considers that the submission of an updated ecological survey can be provided prior to the commencement of development in order to suitably establish the presence of great crested newts and provide sufficient mitigation and management proposals. The Council s Ecology Officer is of the same opinion regarding the detail of the submitted ecological report. However, whilst such a report should be submitted prior to the determination of the application, it is considered that regardless of whether a further survey was submitted, pre or post determination, a suitable scheme of mitigation and management could be achieved based on the nature of the development proposed. I have had regard to the wording of national planning guidance and the view of NRW and the Council s Ecologist. Given that NRW are satisfied that additional survey work can be carried out, ultimately accepting the presence of great crested newts on site and the view that a suitable scheme of mitigation and management could be provided, the risk to these species is low in comparison to the scale of the development proposed. The risks to other protected species (bats) has been adequately assessed and issues of biosecurity from the construction of the additional fishing pond can also be adequately addressed by condition. Other matters: Occupancy restrictions In cases where holiday accommodation is to be permitted in an area where normal housing would be restricted, some form of condition preventing conventional all-the-year-round occupation is necessary; otherwise the planning system could easily be undermined. If no condition(s) were applied, a later change from holiday accommodation to permanent accommodation is not likely to be a material change of use. The use of time restriction conditions (i.e. limiting occupation for no more than 11 months of the year) are now generally considered not fit for purpose as it would not prevent such units of accommodation from being permanently occupied for a high proportion of the year by one occupant. Recent appeal decisions and case law have held that conditions which specify that the site be used for holiday purposes only and not as a person's main or sole place of Page 35

26 residence are sufficient. I am satisfied, given the frequent use of such conditions in appeals, that this is a safe and enforceable approach in this instance. These conditions are reflected in my recommendation. The scheme includes for a manager s lodge and office. The provision of staff welfare facilities on site would be considered acceptable given the level of serviced accommodation proposed and the duty of care that would be required in terms of the camping element of the use. I am satisfied that a suitable condition can be provided to ensure that any residential use of the manager s accommodation does not become uncontrolled and permanent. Conclusion: I am satisfied that this proposal is acceptable in light of existing local and national planning policy. I am mindful that, whilst the adopted development plan should be the starting point in determining all planning applications, there are other material planning considerations which outweigh and indicate why this local policy stance is outdated. The provision of accommodation at this established and popular facility will make a significant contribution to the rural economy and support neighbouring businesses. The facility can be expanded without causing harm to the character of the landscape or the surrounding habitat. I therefore recommend accordingly. RECOMMENDATION: That permission be CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered CWF/2.1 dated and as contained within the application documentation. 3. No holiday lodges or holiday pods shall be used a person's sole or main place of residence and shall be used for holiday purposes only. 4. The owners / operators of the site shall maintain an up-to-date register of the names of all owners / occupiers of individual holiday accommodation units on the site, dates of arrival and departure from the site and their main home addresses. The register shall be made available at all reasonable times for the inspection and copying by the Local Planning Authority for record keeping purposes. 5. The Reception and Manager's lodge shall only be used for the purposes of providing administration and overnight staff accommodation solely in connection with the existing fishery use and for no other purpose. 6. The use of the site as edged red as part of the planning permission shall be limited to 8 no. holiday lodges and 12 no. holiday pods. 7. Notwithstanding the provisions of the Caravan Sites and Control of Development Act 1960, prior to them being brought onto site details of the external appearance and the final position of any holiday lodges, holiday Page 36

27 pods, central facilities building and manager's accommodation/reception shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the details as may be approved. 8. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: a) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2012; b) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; c) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees; d) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; e) Details of the frequency of supervisory visits and procedures for notifying the findings of such visits to the Local Planning Authority; f) Method for protecting retained trees during demolition works; g) Details of all proposed tree works, including felling and pruning. 9. No part of the development shall commence until an updated Ecological Assessment (to include amphibian surveillance) in respect of great crested newts carried out by a qualified ecologist has been submitted to and approved in writing by the Local Planning Authority. The report shall include an Ecological Method Statement demonstrating any measures of protection, compensation and mitigation and demonstrate management of such measures in the long term. The recommendations as approved shall be implemented in strict accordance with timescales to be agreed before any part of the development commences on site. 10. No development shall commence until a Biosecurity Risk Assessment has been carried out and approved in writing by the local planning authority. The development shall be carried out in accordance with any recommendations that may be made within the assessment which shall include timescales for their implementation 11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order amending, revoking or re-enacting that Order) no wall, fence, gate or other means of enclosure shall be erected within or around the site without the prior grant of planning permission by the Local Planning Authority. Page 37

28 REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, To define the scope of the planning permission 3. The site lies outside any area where planning permission would normally be granted for residential development. The site is permitted for holiday purposes only in the interests of contributing to tourism and the local economy. 4. The site lies outside any area where planning permission would normally be granted for residential development. The site is permitted for holiday purposes only in the interests of contributing to tourism and the local economy. 5. The site lies outside any area where planning permission would normally be granted for residential development. The site is permitted for holiday purposes only in the interests of contributing to tourism and the local economy. 6. In order to define the terms of the planning permission in the interest of the amenity of the locality. 7. In order to define the terms of the planning permission in the interest of the amenity of the locality. 8. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 9. To protect great crested newts which would otherwise be harmed / lost by the development hereby permitted. 10. To protect great crested newts which would otherwise be harmed / lost by the development hereby permitted. 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. Page 38

29 APPLICATION NO: P/2017 /0665 COMMUNITY: Cefn WARD: Cefn LOCATION: LAND ADJACENT TO ASHLEY LLANGOLLEN ROAD ACREFAIR WREXHAM LL14 3SF DESCRIPTION: ERECTION OF 1 NO. DWELLING AND NEW VEHICULAR ACCESS (PARTLY IN RETROSPECT) APPLICANT(S) NAME: MR IAN CLAYBROOK DATE RECEIVED: 04/08/2017 CASE OFFICER: MP AGENT NAME: PAUL WHALE STUDIO 83 MR PAUL WHALE THE SITE Application Site PROPOSAL As above. Page 39

30 HISTORY P/2010/0714 P/2016/0991 Outline application for the erection of one dwelling. Granted Erection of 1 No. dwelling and new vehicular access. Refused PLANNING POLICY Within settlement limit. Policies GDP1, H2 and T8 apply. CONSULTATIONS Community Council: No objections/observations. Cllr Wright: Declaration of interest family member lives next door. Cllr Benbow-Jones: Notified Highways: The site is located on an unadopted road. It is possible to achieve adequate visibility of 2.0 x 25m. Parking and turning provision is acceptable. Conditions recommended. Public Protection: Recommend measures to limit construction impacts. NRW: No comments. Welsh Water: Recommend conditions. Coal Authority: No objection. HSE: Does not advise against the granting of planning permission. Ramblers Association: This is near footpath Cefn 5 which should not be diverted or blocked by the development nor during its construction. Site Notice: Expired Neighbours: The owners/occupiers of 3 neighbouring properties notified representation in support making the following comments: - Support the application and if the proposed dwelling meets the same standard as the boundary walls I will be more than satisfied. 1 representation objecting for the following reasons: - The property access is across the main pedestrian route to Acrefair School; - The construction so far has been in total disregard to the children; Page 40

31 SPECIAL CONSIDERATIONS - The wall and high fencing around the plot is not in keeping with other property in the area, is oppressive and stops proper visibility for existing vehicles. Background: Planning permission was refused last year for the erection of a detached dwelling on the plot for the following reasons: 1. The proposed development will appear cramped and its orientation is at odds with the general pattern of development in the vicinity. Accordingly it will detract from the appearance of the site and immediate locality. As such the proposals do not accord with policy GDP1(a) of the Wrexham Unitary Development Plan. 2. The development will adversely impact upon the standard of privacy afforded to the occupiers of the adjacent dwelling, Ashlea and will have insufficient privacy garden space to provide future occupiers with an adequate standard of amenity. The proposals therefore do not accord with policy GDP1(f). The applicant has amended the proposals in an attempt to address the above reasons for refusal. Whilst the application forms suggest that the development has not yet commenced, a considerable amount of work has already taken place including changes to the previous ground levels and the erection of a large retaining structure in the northern part of the site. Although work to erect the dwelling itself does not appear to have started, the works that have taken place are integral to the proposed development. As such this is a partially retrospective application. Policy: Subject to complying with policy GDP1 in respect of access, siting, design and the impact upon neighbouring properties, the erection of a dwelling on the site accords with policy H2. Design: The previously proposed dwelling had a floor area of approximately 225 sq.m compared to around 170 sq.m for the dwelling now proposed. The proposed dwelling is also approximately 3 metres narrower than the one previously proposed. It is to be constructed using facing stone and a slate roof. The dwelling is more proportionally sized to the plot as a whole. Whilst the properties to the north and south of the application site are bungalows, the majority of properties in the wider locality have two storeys that show a degree of variation in architectural style. The proposed dwelling is therefore broadly in keeping with the general character of the area. Page 41

32 In order to accommodate it considerable engineering works have taken place, including ground level changes and the erection of a 4 metre high concrete retaining wall. The wall is highly visible from the unadopted road passing the site and is also visible from Llangollen Road and currently gives the site a stark engineered appearance. Approximately half of the wall will be screened from view by the proposed dwelling, however sections at the eastern and western end of the plot would remain visible. To soften the impact of these sections the applicant is proposing to build brick walls with planting on top. This combination of hard and soft landscape will ensure the completed development does not appear as a discordant feature in the locality. The implementation of the proposed landscaping scheme will be required by condition. The site boundary is currently enclosed by an attractive stone wall of approximately 1m high. The applicant has progressed with the erection of a timber fence on top of it. The fence does not benefit from planning permission and detracts from the appearance of what is otherwise an attractive boundary wall, and in turn the site frontage as a whole. To address my concerns about this the applicant has submitted boundary treatment details confirming that the fence will be replaced by metal railings which in combination with the wall will present an attractive feature along the site frontage. Amenity: The dwelling will face towards side elevation of the neighbouring dwelling Ashlea which contains a window serving a habitable room. The separation distance will be just over 11 metres. The orientation of the proposed dwelling means the first floor windows will not give rise to unacceptable overlooking. I am also satisfied that the size and position of the dwelling is unlikely to prejudice the standard of amenity afforded to occupiers of Ashlea by way of loss of light or by being overbearing. Due to the significant difference in ground levels between the application site and the dwelling to the north, Heulwen, the development will not adversely impact upon the standard of amenity afforded to occupiers of that property by way of loss of light, privacy or by being visually overbearing. The reduction in size of the dwelling compared to a previous proposals means that a private garden area of just under 60 sq.m can be provided to the west of the dwelling in addition to a raised garden area to the rear. The proposals therefore adequately provide for the amenity of future occupiers. Access and parking: The site access will have adequate visibility therefore I am satisfied the proposals will not prejudice highway or pedestrian safety. Sufficient space will be provided for 3 parking spaces, which accords with the LPG16 maximum provision Footpath Cefn no.5 follows the route of the unadopted road that adjoins the site frontage. It will be unaffected by the development. Page 42

33 Highways have requested a condition to prevent gates being erected across the access within 5m of the site boundary. I do not consider this to be necessary. The development is served via a comparatively lightly trafficked road and a vehicle waiting on the road whilst a gate is opened/closed is unlikely to pose a significant risk to highway safety. CONCLUSION I am satisfied the development can take place without detriment the appearance of the area, the standard of amenity afforded to neighbouring occupiers or to highway safety. As such it accords with the relevant UDP policies. RECOMMENDATION: That permission be CONDITION(S) 1. The development shall be carried out in strict accordance with the following plans: i) Block Plan - amended plan received 23 October 2017; ii) Gable Elevation Facing West - amended plan received 23 October 2017); iii) Gable Elevation Facing Road - amended plan received 23 October 2017; iv) Ground Floor Layout - received 4 august 2017; v) First Floor Layout - amended plan received 1 September 2017; vi) Front Elevation Facing South - amended plan received 1 September 2017; vii) Rear Elevation Facing North - received 4 August 2017 viii) Cross Section Through x.x - received 4 August 2017 ix) Close Boarded Fence and Elevation Railings On Boundary Wall - received 23 October No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 3. The hard and soft landscaping works shown on the plans listed in condition 01 shall be carried out: (i) Prior to the first occupation of the dwelling in the case of hard landscaping works; (ii) During the first planting season (November to March) or seeding season (April to September) following the first occupation of the dwelling. 4. The dwelling shall not be occupied until: (i) The timber fence erected on top of the stone wall enclosing the south eastern boundary of the site has been completely removed; and (ii) The railing fence as described on the block plan and shown on the drawing Elevation Railings On Boundary Wall has been erected along the full length of the boundary wall. Page 43

34 5. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.0 metres x 25 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway. 7. No private surface water run off shall be permitted to flow from the development site onto the adjoining highway. An Aco drain or similar shall be provided across the approved access to intercept any such run off prior to first use of the development. 8. The vehicular parking and turning areas as shown on approved drawing Block Plan shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 9. Notwithstanding the provisions of Class A, of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that Order with or without modification), no wall, gate, fence or other means of enclosure shall be erected on top of the wall enclosing the south eastern boundary of the site other than the one described in condition 04 (ii) above. 10. Notwithstanding the provisions of Class A, of Schedule 2 Part 1 of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any order revoking, re-enacting that Order with or without modification), no first floor openings for windows or doors shall be formed in the south facing elevation of the dwelling at first floor level other those shown on the approved plans referred to in condition 01 above. REASON(S) 1. To define the scope of the planning permission 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 7. In the interests of highway safety. Page 44

35 8. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT The proposed development lies within an area that has been defined by the Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place. It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant safety and engineering risks and exposes all parties to potential financial liabilities. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should wherever possible be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design is developed and agreed with regulatory bodies which takes into account of all the relevant safety and environmental risk factors, including gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action. Property specific summary information on past, current and future coal mining activity can be obtained from: or a similar service provider. Page 45

36 If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to the Coal Authority on Further information is available on the Coal Authority website at: Page 46

37 APPLICATION NO: P/2017 /0744 COMMUNITY: Offa WARD: Erddig LOCATION: 1 Y GROES SALISBURY ROAD WREXHAM LL13 7AS DESCRIPTION: TWO-STOREY REAR EXTENSION, SINGLE-STOREY SIDE EXTENSION AND NEW FRONT PORCH APPLICANT(S) NAME: MR R CHADWICK DATE RECEIVED: 05/09/2017 CASE OFFICER: KH AGENT NAME: BLUEPRINT LTD MR DAFYDD EDWARDS P/2017/0744 THE SITE Footprint of proposed extensions Terraced property located on the corner of Salisbury Road and Percy Road and within the Salisbury Road Conservation Area. PROPOSAL Two-storey rear extension, single-storey side extension and new front porch. Page 47

38 HISTORY P/2016/0319 Two-storey side extension and construction of vehicular access to the rear. Refused DEVELOPMENT PLAN Within the settlement limit. Policies PS1, PS2, GDP1 (a) (d) (e) and (f) and EC7 of the Wrexham Unitary Development Plan refer. The adopted Salisbury Park Conservation Area Character Assessment and Management Plan also refers. CONSULTATIONS Community Council: No objection subject to the use of suitable materials in keeping with the surrounding Conservation Area. Local Member: Notified Highways: No objection subject to the two parking spaces being retained and no gates across the access. Conservation Officer: The two-storey extension to the rear is largely acceptable subject to detail. Adequate parking required and details of any proposed boundary treatment. A side extension is proposed as with Other representations: Site Notice: Expired Press Notice: Expired SPECIAL CONSIDERATIONS the previous application and concerns are expressed as with the previous refusal with proximity to boundary trees. The trees to the north of the site collectively have a high amenity value on the corner plot Two letters of objection on the grounds that it will reduce light to the attached property and the kitchen and lounge; will take sunlight from the small yard; the impact on the adjoining Conservation Area; concerns regarding drainage and will devalue the property; impact on privacy. No objection to property being extended to the side. Proposal / Background: An application was previously refused on the basis that the two-storey extension to the side of the property was in a prominent location at the junction, within the Salisbury Park Conservation, with a negative impact on the area. The group of buildings known as Y Groes are referred to within the adopted Conservation Area Character Assessment and Management Plan. The document states that the scale, massing and Page 48

39 positioning of the buildings respects the rhythm and arrangement of the more historic buildings within the street. The potential loss of trees on the site would also have had a negative impact on the amenity value of the corner plot. This application proposed a two-storey rear extension to the rear and a singlestorey side extension and a new front porch. Design and Impact on the Conservation Area: As referred to above, the site is located on a prominent junction within the Salisbury Park Conservation Area and the group of buildings specifically referred to within the adopted Conservation Area Character Assessment and Management Plan. The current proposal now involves a two-storey extension to the rear elevation and subject to detail this would be largely acceptable. It is still proposed to introduce a side extension but the Yew trees are sufficiently far away from the extension to ensure they can be retained but the Rowan tree is diseased and will be removed. A condition will be attached to protect the Yew trees during construction works. Amenity: Concerns have been expressed that the rear extension will adversely impact on the adjoining property and loss of light. The two-storey extension will project 2.7 metres from the rear of the property and concerns that light will be compromised to nearby kitchen and lounge. The upstairs window on the adjoining property is obscurely glazed. Given the distance to the ground floor kitchen / lounge there will be no significant loss of light applying the adopted standards. The orientation of the sun in relation to the properties will ensure no significant loss of light to the windows and the rear yard. Conclusion: The two-storey extension is acceptable in principle subject to detail. The Rowan tree is diseased and cannot be retained. The Yew trees however, are sufficiently away from the side extension and can be retained and a condition will be attached to ensure the trees are not harmed during construction. RECOMMENDATION: That permission be CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered C094/005 and C094/006 and as contained within the application documentation. Page 49

40 3. The existing parking spaces (2) located to the rear of the property and accessed off Percy Road shall be permanently retained and kept free of any obstruction and made available solely for the parking of vehicles at all times. 4. No gates or other means of enclosure shall be erected across the access. 5. No part of the development shall commence 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. 6. Notwithstanding the approved plans and prior to commencement of works hereby approved, further details of the elevational treatment of the rear two-storey extension 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 are approved. 7. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: a) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2012; b) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; c) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees; d) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; e) Details of the frequency of supervisory visits and procedures for notifying the findings of such visits to the Local Planning Authority; f) Method for protecting retained trees during demolition works; g) Details of all proposed tree works, including felling and pruning. 8. The existing yew trees, shrubs and hedges on the site shall be permanently retained and shall not be cut down, grubbed out, lopped, or uprooted. Any trees, shrubs, or hedges removed or being severely damaged or becoming diseased shall be replaced with trees, shrubs or hedging plants of the equivalent size and species. 9. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: a) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2012; b) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Page 50

41 Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; c) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees; d) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; e) Details of all proposed tree works, including felling and pruning. 10. No part of the development shall commence until full details of a hard and soft landscaping scheme together with a timescale for the implementation of works have been submitted to and approved in writing by the Local Planning Authority. 11. The landscaping scheme submitted and approved in connection with condition no. 10 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 12. The planting scheme implemented in connection with condition no. 10 shall be permanently retained. Any planting which becomes severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, To define the scope of the planning permission 3. In the interests of highway safety. 4. In the interest of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. In the interests of the general visual amenity of the area and to respect the character of the Conservation Area. 7. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 8. To ensure the amenity afforded by the trees is continued into the future. 9. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 12. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. Page 51

42 NOTE(S) TO APPLICANT The scheme of landscaping referred to in the above conditions shall include any changes to ground levels (shown by existing and proposed contours/levels) and any existing vegetation (showing that to be retained) and proposed planting. In addition, any of the following which apply to the particular site must be included:- means of enclosure, car parking layout, access and circulation areas, materials for hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play equipment) location of services, and any historic landscape features to be retained/improved. Page 52

43 APPLICATION NO: P/2017 /0817 COMMUNITY: Coedpoeth WARD: Coedpoeth LOCATION: LAND ADJACENT TO 81 HEOL CELYN COEDPOETH WREXHAM LL11 3HR DESCRIPTION: PROPOSED OFF-STREET PARKING CAR PARK AND DROPPED VEHICULAR FOOTWAY CROSSING ONTO ADOPTED UNCLASSIFIED ROAD APPLICANT(S) NAME: WREXHAM COUNTY BOROUGH COUNCIL DATE RECEIVED: 29/09/2017 CASE OFFICER: PF AGENT NAME: WREXHAM COUNTY BOROUGH COUNCIL MR ANDREW BERRY THE SITE Proposed parking area PROPOSAL Planning permission is sought to construct a communal public parking area on an area of grass verge adjoining the adopted highway. Page 53

44 HISTORY None. PLANNING POLICY The site is located inside the settlement limit. Policies PS2, GDP1 and T8 are relevant. CONSULTATIONS Community Council: Local Member: Objects - The drainage is not adequate and there are concerns with drainage run-off, due to a history of problems in that area. Previously there has been flooding in the area where foul and drainage systems run together. However, the Community Council welcome the application as this will alleviate the parking problems. Cllr M. Dixon No concerns raised Cllr K. Childs Notified Site notice: Expired Neighbouring occupiers: 8 neighbouring occupiers notified. 2 representations received supporting the proposal on the following grounds: The sooner the better this happens. Parking is terrible in the locality. The road is not wide enough for parking of cars and it is a surprise that there has not yet been an accident. 1 representation received raising the following concerns: Concerns regarding the drainage. The ground is predominantly clay therefore the drainage of surface water by soakaway will not work. SPECIAL CONSIDERATIONS: Design: The proposed parking area would consist of an access onto the adopted highway and the provision of a hard standing for the parking of 9 vehicles. The area currently consists of a grass verge on the bend of the road. I do not consider that the provision of the parking area will be detrimental to the visual amenity of the area. Whilst it would result in the loss of green space, there is a significant expanse of public open space adjoining the site which is viewed in the same context. Page 54

45 Highway safety: Highways have raised no objection to the proposed car park design and position. There are no issues of public safety. The car park will help ease the significant parking problems in the locality Drainage: I have sought clarification from the Council s design engineers following concerns raised about surface water drainage from the proposed car park surface. The first option will be to deal with water by soakaways following tests. However, if these tests prove that soakaways will not work, the surface water can be drained to the existing highway drain. As such, I am satisfied that there is a suitable solution to deal with surface water that will not increase the risk of localised flooding elsewhere. Conclusion: I am satisfied that there will be a significant benefit to the community by providing this parking area. Any concerns regarding surface water disposal are outweighed by the benefits to highway safety. I recommend accordingly. RECOMMENDATION: That permission be CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered HBS 1022 Dwg 04 and as contained within the application documentation. 3. Prior to first use of the development the site shall be laid out in strict accordance with layout plan(s) No. HBS 1022 Dwg 04. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, To define the scope of the planning permission 3. In the interests of highway safety. Page 55

46 APPLICATION NO: P/2017 /0825 COMMUNITY: Bangor is y Coed WARD: Bronington LOCATION: FRASER COTTAGE HIGH STREET BANGOR ON DEE WREXHAM LL13 0AU DESCRIPTION: INSTALLATION OF 4 NO. UPVC WINDOWS TO FRONT ELEVATION (IN RETROSPECT) APPLICANT(S) NAME: MRS SARAH BAILEY-ROGERS DATE RECEIVED: 03/10/2017 CASE OFFICER: PF AGENT NAME: MRS SARAH BAILEY- ROGERS THE SITE PROPOSAL Planning permission is sought in retrospect for the installation of replacement windows in the northern and western elevations of the building. The windows consist of upvc frames with double glazed units replacing timber framed windows. Page 56

47 HISTORY CB01666 Two storey extension incorporating snug, shower room at ground floor level and study at first floor level, and single storey side porch extension (partly in retrospect). Granted P/2011/0581 Exterior painting of property. Withdrawn. PLANNING POLICY The site is located within the Bangor on Dee settlement, the Bangor on Dee Conservation Area (subject to an Article 4(2) Direction) as defined by the Wrexham Unitary Development Plan. Polices PS2, GDP1 and EC7 are relevant. Guidance is also contained in the Bangor on Dee Conservation Area Assessment and Management Plan. CONSULTATIONS Community Council: Consulted Local Member: Notified Site notice: Expired Press notice: Expired Neighbouring occupiers: 5 neighbouring occupiers notified. One representation received stating no objection to the proposal. SPECIAL CONSIDERATIONS: Design: The Council has an obligation to ensure that the impact of any development proposal is not detrimental to a conservation area and must either seek to preserve or enhance its special character. As the Article 4(2) Direction only applies to development which fronts onto a highway, only the windows that have been installed in the northern elevation of the building can be controlled by this planning application. Fraser Cottage is an early 19th Century property with subsequent modifications, located on the main thoroughfare through the Bangor on Dee Conservation Area and directly adjacent to the Grade II Listed Stable-yard. As part of later remodelling works original windows had been replaced with modern multi-paned, timber framed casements. These have subsequently been replaced with standard, white upvc windows without the necessary planning permission, as required under the Article 4(2) Direction. The units as installed fail to make any attempt to replicate traditional glazing patterns or proportions, making the replacement appear all the more jarring within the elevation. The units bear no relationship to the existing elevation treatment and detract from the historic streetscape, arguably having a negative impact upon the setting of the adjacent listed building. Page 57

48 Members attention is drawn to a recent appeal decision (Ref: APP/H6955/E/17/ ) in which, existing windows aside, the Inspector determined that upvc windows, as an overtly modern material would appear significantly at odds with the historic building and therefore would neither preserve nor enhance the Conservation Area in question (and in this case some effort had been made to replicate traditional designs). Given the similarities between these cases and the recent date of this decision (3 July 2017), a precedent has been set for decision making within the Conservation Area. Whilst the existing units were not original to the building, the proposed upvc units have a far greater detrimental visual impact and so fail to preserve or enhance the character and appearance of the Bangor on Dee Conservation Area. Furthermore the proposals fail to accord with guidance as set out in the adopted Bangor on Dee Conservation Area Character Assessment and Management Plan. However, members are reminded that this application for planning permission can only relate to those windows which face onto the highway and are those identified in the image below. Fraser Cottage as viewed from highway frontage Conclusion: I do not consider that the windows as installed seek to preserve or enhance the character of the Conservation Area. I recommend accordingly. Page 58

49 RECOMMENDATION: That permission be REFUSED REASON(S) 1. By virtue of their non traditional material the replacement windows fail to preserve or enhance the character of the conservation area. To allow the development would be contrary to UDP Policy EC7 and the advice contained within the adopted Conservation Area Character Assessment and Management Plan. Page 59

50 APPLICATION NO: P/2017 /0829 COMMUNITY: Llay WARD: Llay LOCATION: UNIT 5 MINERS ROAD LLAY INDUSTRIAL ESTATE LLAY WREXHAM LL12 0PJ DESCRIPTION: CHANGE OF USE TO GYMNASTICS CLUB (USE CLASS D2 - SPORT AND LEISURE) APPLICANT(S) NAME: MRS JULIE EDWARDS OLYMPUS GYMNASTICS CLUB LTD DATE RECEIVED: 03/10/2017 CASE OFFICER: KH AGENT NAME: OLYMPUS GYMNASTICS CLUB LTD MRS JULIE EDWARDS P/2017/0829 THE SITE Application site The site is located off the northern side of Miners Road, Llay Industrial Estate, Llay with industrial units located to the south, east and west. Page 60

51 PROPOSAL Change of use of industrial unit from B1 / B2 to D2 assembly and leisure to provide gymnastic club. No external works are proposed. HISTORY P/2012/0784 Unit 6 Miners Road Change of use of industrial unit from B1/B2 to Sport and Leisure for gymnastics club (D2). Granted DEVELOPMENT PLAN Located within the settlement limit. Policies PS1, PS2, GDP1 and T8 refer. LPG Note 16 Parking Standards also applies. CONSULTATIONS Community Council: Consulted Local Members: Notified Highways: No objections subject to conditions requiring parking and turning area to be laid out. Public Protection: Development has the potential to cause disturbance to nearby residential properties from amplified music. Conditions required. Site Notice: Expired Neighbours: One objection received raising concerns that there will be increased traffic and parking problems. SPECIAL CONSIDERATIONS Proposal / Background: An application for change of use on an adjoining unit, No. 6, was approved to enable the building to be used as a gymnastics club (Code No. P/2012/0784). This proposal seeks to connect to Unit 5. The reason for extending the facility is for the benefit of the more advanced gymnasts and not to increase numbers attending the gym but only to improve the standard of the apparatus being used and to facilitate compliance with Olympic Standards. With regard to the use of the gym, no classes are held during the day but the club are looking at introducing pre-school classes up to 8 in number to take precedence alongside school usage where children will be dropped off and collected by buses. All other classes will remain as existing, all in the evening and during the weekend. Parents of gymnasts under 8 years of age must remain with the children due to child protection law. Compatibility: This was considered in terms of the previous application (P/2012/0784) with established parking to the front and additional rear parking Page 61

52 available, it was considered unlikely that cars would need to park on the road with children being dropped off on the site and picked up. Highways: The site is located on an unclassified highway within an existing industrial estate (Llay). The unit is one of 6 adjoining units served off two existing access points with parking to the front of the units. Both accesses are adequately designed and have served the existing uses for a number of years. There are allocated spaces to the front of the unit, available for staff or clients. Additional parking is available to the rear of the unit and the amount of available car parking is considered to be adequate to serve the proposed use. The use is not proposed to increase numbers but to provide improved facilities which will facilitate compliance to Olympic Standards. I am aware of the objection raised by an adjoining unit to the west of the site on the basis it will increase parking in the vicinity of the site. Parking is provided within the site and for dropping off and given the nature of this application, I would not anticipate any material increase. Conclusion: I am satisfied the scheme is acceptable and adequate parking and dropping facilities are provided within the site to ensure parking is not required on the road. A condition to retain these areas will be required. An additional planning condition will be required to ensure the proposal does not cause disturbance to nearby residential properties from amplified music, including preventing noise from the establishment being audible within any noise sensitive premises between and hours. RECOMMENDATION: That permission be CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The A-weighted equivalent continuous noise level (LAeq) emanating from the application site, as measured 1 metre from any facade of any noise sensitive premises over any 5 minute period with amplified music taking place shall not increase by more than 3dB when compared to a similar measurement, from the same position, and over a comparable period, with no amplified music taking place. The unweighted equivalent noise level (Leq) in the 63Hz Octave band, measured using the ""fast"" time constant, inside any living room of any noise sensitive premises, with the windows open or closed, over any 5 minute period with amplified music taking place, shall show no increase when Page 62

53 compared to a similar measurement, from the same location(s) and over a comparable period, with no amplified music taking place. No sound emanating from the establishment shall be audible within any noise sensitive premises between and hours. 3. The vehicular parking and turning areas as shown on the approved drawing shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, To ensure that the development does not cause disturbance to nearby residential properties from amplified music. 3. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. NOTE(S) TO APPLICANT The applicant should seek advice from a suitably qualified and competent acoustic consultant with regard to achieving the requirements of Condition 2. Page 63

54 APPLICATION NO: P/2017 /0850 COMMUNITY: Ruabon WARD: Penycae & Ruabon South LOCATION: 43 PONT ADAM CRESCENT RUABON WREXHAM LL14 6ED DESCRIPTION: CHANGE OF USE OF GARAGE TO OPERATE DOG GROOMING BUSINESS (IN RETROSPECT) APPLICANT(S) NAME: MRS JENNIFER PHILLIPS DOVETAIL DOG GROOMING DATE RECEIVED: 11/10/2017 CASE OFFICER: MR AGENT NAME: DOVETAIL DOG GROOMING MRS JENNIFER PHILLIPS THE SITE PROPOSAL The proposal seeks retrospective planning permission to change the use of part of the existing dwelling (use class C3) to a dog grooming parlour (use class sui generis). HISTORY None relevant. DEVELOPMENT PLAN Within Ruabon Settlement Limit. UDP policy GDP1 applies. Page 64

55 CONSULTATIONS Highway Authority: Public Protection: Community Council: Local Member: Notified Site Notice: Expired Neighbours: SPECIAL CONSIDERATIONS The road is unclassified. The existing driveway is being widened to accommodate parking for up to 3 no. vehicles. Each drop off and pick up would be on the highway however this is likely would only last approximately 5mins. It is therefore considered that this would cause no detriment to highway safety. Highway Officer confirms that no recommendations would be made. No objection. Object. Given the available of vacant commercial premises within the village, there should be no reason to approve a change of use. The application, if approved, could set a precedent for other similar proposals. Increased parking on the highway. Not all neighbours living with the vicinity of the application site have been consulted. 1 no. representation in support of the proposal (This representation of support has now been retracted and the same commentator now objects to the application). 5 no. representations objecting to the proposal. Concerns raised include increase in traffic and vehicular parking on the highway, devaluation of neighbouring properties, highway safety implications, increase in noise, environmental impacts, inadequate consultation undertaken with neighbouring properties, the application sets a precedent for further similar proposals, submitted plans showing parking provision are inaccurate. Design and Layout: Changes to the appearance of the property include the omission of the garage door and insertion of a set of glazed double doors to the front elevation. The alterations are not considered to adversely impact on the character and appearance of the street scene, according with Wrexham UDP Policy GDP1. Residential Amenity: The scale of the proposal is considered to be minimal, being limited to one room within the property. Page 65

56 With the exception of the converted garage which has a floor area of approximately 7m², the use of the property would remain as C3 dwelling house. The applicant has confirmed that the nature of the business is by appointment only and would involve only one appointment at a time. Given the limited scale of the proposal, it is considered unlikely that it would give rise to any adverse impacts or nuisance to existing levels of residential amenities of nearby properties, sufficient to warrant refusal of the application. Conditions restricting the overall proposed use and its intended user and operational hours are considered reasonable to safeguard existing levels of residential amenity. Public protection raises no objection. The proposal would accord with the provisions set out within Wrexham UDP policy GDP1. Access and Car Parking: The road is unclassified. The existing driveway is being widened to accommodate parking for up to 3 no. vehicles. Each drop off and pick up would be on the highway however this is likely would only last approximately 5mins. It is therefore considered that this would cause no detriment to highway safety. Highway Officer confirms no recommendations to make. CONCLUSION The principle of development is considered to be acceptable and no adverse impacts would result to existing levels of visual and residential amenities of the surrounding area. The proposal is not considered likely to result in highway safety implications. The proposal would comply with UDP Policy GDP1. RECOMMENDATION: That permission be Page 66

57 CONDITION(S) 1. The approved plans are:- - 1:50 Floor Plan - 1:200 Site Plan - Proposed and Existing Elevation (received on 11/10/2017). 2. This permission shall not be for the benefit of the land but shall operate for the benefit of Mrs Jennifer Phillips and immediately on the discontinuance of her use of that land, the use shall cease and be permanently abandoned. The land shall be restored to its previous condition not later than one month after that date. 3. The use hereby approved shall be on an appointment basis only and the maximum number of dogs attending the dog grooming business at No 43 Pont Adam Crescent (the application site) shall not exceed one dog at any one time. 4. The development hereby approved shall not operate before 09:00 or after 17:00 Monday to Friday, before 09:00 or after 14:00 on Saturdays and not at all on Sundays and Bank Holidays. REASON(S) 1. To define the scope of the planning permission. 2. In the interest of safeguarding residential amenities of neighbouring occupiers. 3. To regulate and control activity levels and to restrict any potential intensification of use. 4. To ensure that the development is not used at a time which would be likely to cause nuisance or disturbance to nearby residents. Page 67

58 APPLICATION NO: P/2017 /0868 COMMUNITY: Caia Park WARD: Wynnstay LOCATION: 28 MOORLAND AVENUE WREXHAM LL13 8SD DESCRIPTION: CONVERSION OF DWELLING TO 3 NO. FLATS APPLICANT(S) NAME: MR DAVID MARTIN DATE RECEIVED: 16/10/2017 CASE OFFICER: MP AGENT NAME: MR CHRIS MARTIN P/2017/0868 SITE Application site PROPOSAL As above. HISTORY No history. Page 68

59 PLANNING POLICY Within settlement limit. Policies GDP1, H4 and T8 apply. CONSULTATIONS Community Council: Have some concerns in terms of the lack of off street parking. Notwithstanding the property location, there would be an even greater shortfall in accordance with LPG16 if the property is converted to flats rather than remain as a single unit. Local Member: Notified Highways: Welsh Water: Site Notice: Expired Neighbours: SPECIAL CONSIDERATIONS No objections. Recommend a condition requiring no net increase in surface water to be allowed to connect to the public sewer system. The owners/occupiers of 7 neighbouring properties notified Policy: Policy H4 allows for the subdivision of dwellings where: a) sub-division is possible without major alterations, extensions, or additional new buildings which would significantly alter the character of the original dwelling; and b) proposals accord with Policy GDP1; and c) adequate private open space is available; d) the proposal would not result in the over-concentration of Houses in Multiple Occupation to the detriment of crime levels, the social fabric of the area, and the amenity of existing residents. Dealing with each of the above in turn: a) Extent of extensions/alterations No extensions are proposed. The only external alterations are the changing of an existing side facing window into a door and of an existing side facing door into a window. They do not constitute major alterations. The proposals therefore accord with this part of the policy. b) Compliance with policy GDP1 I will deal with issues of amenity and parking separately; Page 69

60 c) Private open space The property has a rear garden area of approximately 90 sq.m. This provides a more than adequate private amenity space for the occupiers of the proposed flats. The curtilage of the property is also large enough for the storage of bins. d) Concentration of HMO properties The proposal is to subdivide the dwelling into 3 x 1 bedroom flats which would fall within use Class C3 therefore this part of the policy is not applicable. Design: The external changes referred to above have minimal impact upon the appearance of the building and no impact upon the wider street scene. Amenity: Given that no extensions are proposed, the development will not impact upon neighbouring occupiers by way of loss of light or by being overbearing. The new side facing ground floor window referred to above would increase overlooking of the garden of no.26 Moorland Avenue to the south. However the submitted plans include proposals to raise the height of part of an existing boundary fence to 1.8 metres to provide sufficient screening. No other new window openings are proposed therefore subject to the proposed alterations to the boundary fence being carried out, the development will not result in neighbouring occupiers suffering a loss of privacy. Parking: The existing property has 3 bedrooms: 1 on the ground floor located in a single storey rear extension and 2 on the first floor. LPG16 would allow for a maximum of 3 spaces for the existing dwelling. The proposed development is for 3 x 1 bedroom flats. LPG16 allows for a maximum of 1.5 spaces per flat equating to a maximum of 4.5 spaces for the development as a whole. The property has no off-street parking at present and there are no proposals to provide any. Indeed given that the ground level of the property is approximately 2m above that of the highway, it would be impractical to provide any without significant engineering works that would adversely impact upon the wider street scene. In common with many other properties in the locality, occupiers of the existing dwelling would be dependent upon on-street parking as would the occupiers of the proposed flats. The site is within walking distance of a local convenience shop and is a short distance from Tesco and Asda as well as the town centre. It is therefore in a reasonably sustainable location and as such future occupiers of the flats would not need to be reliant on cars for all journeys. I therefore consider it unlikely that the proposed development will result in a significant increase in demand for on-street and/or give rise to highway safety concerns. Page 70

61 CONCLUSION The proposed development can take place without adverse impact upon the appearance of the area or the standard of amenity afforded to neighbouring occupiers. It is also unlikely to give rise to parking problems or highway safety concerns. As such it accords with the relevant UDP policies. RECOMMENDATION: That permission be CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall be carried out in strict accordance with the following approved plans: i) Drawing no. 001: P01- Floor Plans ii) Drawing no. 003: Proposed Elevations iii) Site plan. 3. The ground floor flat shall not be occupied until the alterations to the existing fence as described on the approved Site Plan have been carried out. Thereafter the section of fence shown on that plan shall be permanently retained at 1.8 metres in height above the level of the adjacent path REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, To define the scope of the planning permission 3. To protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT The development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on Further information is also available on the Coal Authority website at: Page 71

62 APPLICATION NO: P/2017 /0874 COMMUNITY: Gwersyllt WARD: Gwersyllt East & South LOCATION: LINDOP GARAGE GLANLLYN ROAD BRADLEY WREXHAM LL11 4DA DESCRIPTION: RELOCATION OF EXISTING VEHICULAR ACCESS AND EXTENSION TO CAR PARK APPLICANT(S) NAME: MR PHIL GARDNER LINDOP BROS TOYOTA DATE RECEIVED: 19/10/2017 CASE OFFICER: MR AGENT NAME: KERRY JAMES PLANNING MS KERRY JAMES THE SITE Application Site PROPOSAL The proposal seeks planning permission for the relocation of the existing vehicular access and extension to the car park. HISTORY P/2004/0649 Revised external treatment works to improve disabled customer access. Approved 12/01/2007. Page 72

63 DEVELOPMENT PLAN Relocation of access within Bradley Settlement Limit as identified on Policy Map 3 INSET 5. Extension of car park within Green Barrier as identified on Policy Map 3 INSET 5. UDP Policies PS1, PS2, PS3, EC1, EC13, GDP1, E5 NATIONAL PLANNING POLICY Planning Policy Wales (PPW) Chapter 4 Planning for Sustainability Technical Advice Note (TAN) 23 Economic Development CONSULTATIONS Community Council: No objection provided a condition is imposed to prevent transporter vehicles loading and unloading on the main road. If the condition is not put on the decision notice the Community Council objects on the grounds that parking of vehicles on the main road is prejudicial to highway safety. Local Member: Cllr David Griffiths and Cllr Tina Mannering notified on 20/10/2017. Both Members were notified of the recommendation of refusal. Cllr Griffiths supports the recommendation. Cllr Mannering raises no objection to the proposal. Highway Authority: No objection to the relocation of the access and no objection in principle to the extension of the site. However demonstration of staff and customer car parking should be shown on a submitted plan. NRW: Ecology: Flooding: No objection subject to a condition to secure implementation of recommendations contained in the Ecological Report. Recommendations in the report should be conditioned. Cross-sections showing the height of the proposed retaining wall or materials have not been submitted. Native hedgerow to be planted around the perimeter of the wall is recommended. The proposed extension of the site is at risk of surface water flooding as defined by NRWs updated flood map for surface water. This is consistent with multiple instances of flooding on the site. Page 73

64 Neighbours: Although there is a presumption against installation of new culverts, additional culverting in this instance, could reduce instances of flooding at this location. For this to be considered it must be demonstrated that culverting and infilling of the existing low lying area would not have a detrimental impact on flood risk upstream, due to the subsequent loss of flood storage capacity, existing run-off from neighbouring farmland being able to enter the existing watercourse and that sufficient consideration is given to any future blockage or failure to the system. In the absence of the above information, the Flood Officer recommends refusal since it has not been demonstrated that flood risk can be acceptably managed post development. No representations received. SPECIAL CONSIDERATIONS Principle: Local Plan Policy - Part of the application site lies within Bradley Settlement Limit and part lies within designated green barrier as identified on Policy Map 3 Inset 5. Wrexham UDP Policy PS2 states that development must not materially detrimentally affect countryside, landscape/townscape character, open space, or the quality of the natural environment. Policy EC1 states amongst other criteria, that development within Green Barriers will only be allowed where the use of the land maintains the openness of the Green Barrier and does not conflict with the purpose of including land within it. Policy E5 states that small-scale employment development in in the countryside will only be permitted through the conversion of an existing building. The application involves the relocation and reconfiguration of the access and extension of the car park to the site. Whilst the relocation and reconfiguration of the access raises no objections from a policy perspective, the extension of the site into green barrier would not accord with the provisions set out within Policies EC1 and E5 of the UDP. There is a policy presumption against this part of the development. Material Considerations - S.38(6) of the Planning Compulsory Purchase Act 2004 states that applications should be determined in accordance with the Page 74

65 development plan in force in the area, unless material considerations indicate otherwise. National Policy & Guidance Planning Policy Wales is a material consideration in the determination of this application. Paragraph of PPW advises that in the consideration of applications for planning permission in Green Belts or green wedges, a presumption against inappropriate development will apply and local planning authorities should attach substantial weight to any harmful impact which a development would have on a Green Belt or green wedge. PPW goes on to state that inappropriate development should not be granted planning permission except in very exceptional circumstances where other considerations outweigh the harm to the Green Belt or green barrier. PPW goes on to list the circumstances in which the construction of new buildings in the Green Belt or green wedge will be allowed, to which the proposed development does not fall under the criteria listed. Whilst it is acknowledged that the proposal does not involve the construction of a new building, it would involve the provision of new surfacing and a retaining wall extending around the eastern, southern and western perimeter boundaries of the site, resulting in encroachment into and loss of part of the green barrier. The retaining wall is considered to be a hard, urbanising feature and although it is acknowledged that the surfacing provided would be a grass type material as opposed to hard surfacing, the parking of vehicles on the application site is considered would nevertheless result in the loss of the openness of this part of the green barrier. It is therefore considered that the same principles to which PPW refer to the construction of new buildings on the green barrier can also be applied in this instance to this proposal. The proposal represents inappropriate development which triggers the need to assess whether very exceptional circumstances exist, to justify granting approval of the scheme. Very Exceptional Circumstances Technical Advice Note 23 (TAN 23) states in paragraph that where a planning authority is considering a planning application that could cause harm to the environment, it will be necessary to assess whether there are any alternatives to the proposal, the number of jobs accommodated on the site Page 75

66 and whether the development would make any special contribution to policy objectives. The agent states that the extension of the site is required to provide additional parking provision for the garages customers. This is based on feedback received by the garage from customers stating that existing parking provision is inadequate. Other than this statement, no evidence has been provided with the application to corroborate this. The agent also states that the increased car park would make the site more viable in the long term, thus securing existing employment on site. No evidence has been submitted to demonstrate how the increased car parking provision for customers would achieve the long term viability of the site. No new employment opportunities would arise as a result of the development. The application also states that there is also not anticipated to be an increase in vehicles for sale as a result of increased parking provision, being solely for the purpose of providing more car parking for customers. The submitted Proposed 1:200 Block Plan shows that the portion of land in the northern part of the site, as well as land to the rear of the show room does not appear to have any parking provision. There is no reference within the application to demonstrate why this part of the site could not accommodate the parking provision required by the garage, as opposed to having to extend outwards into green barrier. No alternative sites within the locality have been put forward by the applicant and there is no justification to demonstrate that the proposal comprises a special contribution towards specific policy objectives. It is considered that limited robust evidence has been submitted to demonstrate that all three tests set out in TAN 23 would be met. Having regard to the above, it is considered that any economic and social benefits which would arise from the proposal would be limited and insufficient evidence has been submitted to demonstrate otherwise. As such, the social and economic credentials associated with the application would not outweigh the substantial harmful impact which would result to the openness of the green barrier as a result of granting approval for this scheme. The principle of development is not considered to be acceptable and the application is recommended for refusal accordingly. Design and Layout: The re-configuration of the proposed access into the site is not considered would result in harm to existing levels of visual amenity. In terms of the extension of the site into Green Barrier, the construction of retaining walls around the eastern, southern and western boundaries are considered to be hard, urbanising features and no information has been Page 76

67 submitted to demonstrate the appearance and height of the walls required to provide the stability as part of the need to raise land levels. When viewed in the context of the properties to the west of the application site, the existing southern boundary currently forms part of a natural rounding off of the southern boundary of Bradley Settlement Limit. Although the boundary treatment to the southern part of the application site comprises a retaining wall, mature trees and hedgerows run along the rear garden boundaries of the properties to the west, forming a distinct boundary treatment. The encroachment of the site into green barrier is considered would appear discordant in relation to the existing context and is considered would adversely impact on visual amenities of the area, being in conflict with UDP Policy GDP1. It is considered that insufficient information has been put forward to justify the impact of the proposal on the surrounding visual amenities of the area. Residential Amenity: No identified impacts would result to existing levels of residential amenities. Highway Safety: No objection is raised to the proposed relocation of the site access. The Highway Authority confirm that visitors/customers are at times, forced to park on the highway due to lack of available off road parking within the garage site. However, they do not confirm that highway safety is currently compromised to such an extent as to warrant approval of the scheme on this basis. It is therefore considered that although increased parking provision would be provided for customers on site, this would not outweigh the environmental harm identified to the openness of the green barrier. Ecology: No cross-sections have been submitted to show the height of the proposed retaining wall or details of what it is to be constructed from. The wall should be screened by planting a native hedgerow around the perimeter which would provide a biodiversity benefit and retain connectivity through the site. Wrexham Ecology and NRW raise no objection. Trees: No comments received at the time of writing. An update will be provided in the Committee Addendum or verbally at the Committee meeting. Page 77

68 Drainage: The submitted calculations set out within the supporting information states that the post development discharge from the proposed new hard standing area will be significantly greater than the greenfield rate for the 1% + CC rainfall event. To ensure no adverse impacts on the capacity of the existing culverted watercourse beneath Llay New Road, consideration should be given to incorporating the existing site runoff into any proposed attenuated system and sizing accordingly. The proposed extension of the site is at risk of surface water flooding as defined by NRWs updated flood map for surface water. This is consistent with multiple instances of flooding on the site. Although there is a policy presumption against installation of new culverts, additional culverting in this instance, could reduce instances of flooding at this location. For this to be considered it must be demonstrated that culverting and infilling of the existing low lying area would not have a detrimental impact on flood risk upstream, due to the subsequent loss of flood storage capacity, existing run-off from neighbouring farmland being able to enter the existing watercourse and that sufficient consideration is given to any future blockage or failure to the system. In the absence of the above information, the Flood Officer recommends refusal since it has not been demonstrated that flood risk can be acceptably managed post development. The application would not accord with the provisions set out within Policy EC13 of the Wrexham UDP. CONCLUSION The proposal for the expansion of the application site would not fall under the criteria set out within Policies EC1 and E5 of the Wrexham UDP, to which development in green barriers and employment development in open countryside would be allowed. The proposal is contrary to Policies EC1 and E5 of the Wrexham UDP. Insufficient information has been submitted with the application to demonstrate that the encroachment into green barrier would constitute very exceptional circumstances and there are currently no material considerations which would justify a departure from local plan policy in allowing approval of this scheme. Insufficient information has been submitted with the application to demonstrate that any resultant surface water generated by the development would be disposed of accordingly. In the absence of this information, it has not been demonstrated that flood risk can be acceptably managed post development and the proposal would be contrary to Wrexham UDP Policies GDP1 (i) and EC13. RECOMMENDATION: That permission be REFUSED Page 78

69 REASON(S) 1. The proposal for the expansion of the application site would not fall under the criteria set out within Policies EC7 and E5 of the Wrexham Unitary Development to which development in green barriers and employment development in open countryside would be allowed. The proposal is contrary to Policies EC1 and E5 of the Wrexham Unitary Development Plan. Insufficient information has been submitted with the application to demonstrate that the encroachment into green barrier would constitute very exceptional circumstances and there are currently no material considerations which would justify a departure from local plan policy in allowing approval of this scheme. 2. Insufficient information has been submitted with the application to demonstrate that any resultant surface water generated by the development would be disposed of accordingly. In the absence of this information, it has not been demonstrated that flood risk can be acceptably managed post development and the proposal would be contrary to Wrexham Unitary Development Plan Policies GDP1 (i) and EC13. Page 79

70 APPLICATION NO: P/2017 /0906 COMMUNITY: Gwersyllt WARD: Gwersyllt North LOCATION: LAND TO THE REAR OF 2 ASH CLOSE SUMMERHILL WREXHAM LL11 4HR DESCRIPTION: APPLICATION FOR OUTLINE PLANNING PERMISSION WITH ALL MATTERS RESERVED FOR NEW DWELLING WITH ASSOCIATED GARAGE APPLICANT(S) NAME: MR S JONES DATE RECEIVED: 30/10/2017 CASE OFFICER: MR AGENT NAME: BLUEPRINT LTD MR DAFYDD EDWARDS THE SITE Application Site PROPOSAL The application seeks outline planning permission for the construction of 1 no. dwelling. All matters are reserved for future consideration. HISTORY None relevant. Page 80

71 DEVELOPMENT PLAN Within Gwersyllt Settlement Limit. UDP policies GDP1, H2 and T8 apply. LPG 07 Landscape and Development, LPG 16 Parking Standards, LPG 21 Space Around Dwellings. CONSULTATIONS Community Council: No comments received at the time of writing. An update will be provided in the Committee Addendum or verbally at Committee. Local Member: Notified Welsh Water: No objection subject to a condition to secure a drainage scheme for foul, surface and land water. Highway Authority: No comments received at the time of writing. An update will be provided in the Committee Addendum or verbally at Committee. Public Protection: No objection. Informatives recommended to mitigate construction noise, burning of waste and dust management. Ecology: No comments received at the time of writing. An update will be provided in the Committee Addendum or verbally at Committee. Public Rights of Way: Gwersyllt Footpath 14 runs to the east of the application site and would not be affected. Wrexham Ramblers: Public footpath Gwersyllt 14 should not be diverted or blocked by the development. Site Notice: Expired Neighbours: SPECIAL CONSIDERATIONS 6 no. representations received (3 no. from the same address) objecting to the proposal. Concerns raised include increased overlooking and overshadowing, loss of privacy, noise impacts, impacts to the structural integrity of the neighbouring property, loss of views, adverse impacts to visual amenities, devaluation of neighbouring properties, the application site forms part of publically accessible open space, the submitted documents with the application are misleading, the proposal would look out of place, loss of views. Principle: The application site is located within Gwersyllt Settlement Boundary as identified on Policy Map 3 INSET 5. Wrexham UDP Policy H2 supports residential development on unannotated land within settlement limits, subject to compliance with Policy GDP1. The principle of development is acceptable. Page 81

72 Design and Layout: The application is made in outline therefore limited regard can be had to the design and layout of the proposal. Based on the illustrative Site Layout, the scale of the development would be appropriate to the plot size and the proposal for a two storey dwelling would not appear cramped or overdeveloped. The semi-detached properties directly south and adjacent to the site (No s 36 and 38 Cedar Drive) are set back from the highway with substantial parking provision and amenity space to the front. Based on the illustrative layout plan, it is recommended that the proposed dwelling is re-orientated so that the width of the dwelling sits roughly in line with the properties to the south. This would result in a more commensurate development to the immediate adjacent properties. Existing rear boundary treatments serving the properties to the west vary in terms of their type and layout, comprising close board fencing atop brick plinths, fencing from ground level and planting/hedging. Page 82

73 As such, there is no defined, linear boundary and provided appropriate landscaping and boundary treatments are secured, the proposal is considered could integrate with the properties to the west, without appearing overly incongruous having regard to its relationship with these properties. Furthermore, there is an existing boundary fence which runs to the north of the site and which separates the portion of land further north from the application site and the remaining portion of land to the south. In this respect, there is already a boundary treatment present in the immediate vicinity of the site which is considered already establishes a distinction between the land to the north and the application site. A proposal for a dwelling in this location would not appear as an overly discordant or alien addition, having regard to the above. Any reserved matters application should ensure boundary treatments and landscaping of the site are undertaken sensitively to ensure the proposal integrates effectively with the surrounding area. Residential Amenity: Relevant spacing standards should be adhered to as part of the final proposed site layout. Based on the submitted proposed Site Layout Plan, a two storey dwelling is considered could be accommodated on the site without resulting in adverse overshadowing or overbearing impacts to neighbouring properties. Proposed habitable windows should be sited to ensure they do not directly face existing habitable windows to the west. Windows should be inserted into the facing east elevation to achieve natural surveillance over the adjacent area. Page 83

74 Provision of sufficient amenity space serving the dwelling is achievable. Windows should be inserted into relevant elevations to ensure overlooking of communal parking areas and the driveway. Public Protection raise no objection. Access and Car Parking: No comments received from the Highway Authority at the time of writing. An update will be provided in the Committee Addendum. Ecology: Comments not received at the time of writing. An update will be provided in the Committee Addendum or verbally at Committee. Public Rights of Way: Public Footpath Gwersyllt 14 runs to the east of the site and would not be affected by the proposal. CONCLUSION The principle of development is considered to be acceptable and subject to satisfactory design, layout and landscaping, no adverse impacts are considered would result to existing levels of visual amenities of the surrounding area. Resultant impacts on existing and proposed levels of residential amenities is considered to be acceptable at this stage. The proposal is not considered would give rise to highway safety or ecological implications. The proposal would comply with UDP Policies GDP1, H2 and T8. RECOMMENDATION: That permission be 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 approved. 3. The development hereby approved shall be commenced before the expiry of five years from the date of this permission or before the expiry of two Page 84

75 years from the date of approval of the last of the reserved matters required to be approved, whichever is the later. 4. The approved plans to which this permission relates are:- - J130/002 Rev B 5. No development shall commence until a drainage scheme for the site has been submitted to and approved in writing by the local planning authority. The scheme shall provide for the disposal of foul, surface and land water, and include an assessment of the potential to dispose of surface and land water by sustainable means. Thereafter the scheme shall be implemented in accordance with the approved details prior to the occupation of the development and no further foul water, surface water and land drainage shall be allowed to connect directly or indirectly with the public sewerage system. REASON(S) 1. To comply with the provisions of the Town and Country Planning (Development Management Procedure) (Wales) Order To comply with Section 92 of the Town and Country Planning Act, To comply with Section 92 of the Town and Country Planning Act, To define the scope of the planning permission 5. To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment. NOTE(S) TO APPLICANT The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication ""Sewers for Adoption"" 7th Edition. Further information can be obtained via the Developer Services pages of Page 85

76 APPLICATION NO: P/2017 /0911 COMMUNITY: Acton WARD: Maesydre LOCATION: NINE ACRE PLAYING FIELD WESTMINSTER DRIVE WREXHAM LL12 7AT DESCRIPTION: DISPLAY OF 2 NO. NON- ILLUMINATED WELCOME SIGNS (EACH MEASURING 1 METRE X 1 METRE) APPLICANT(S) NAME: MR PHIL BENNETT WREXHAM AFC LTD DATE RECEIVED: 01/11/2017 CASE OFFICER: SEH AGENT NAME: WREXHAM AFC LTD MR PHIL BENNETT THE SITE Signage PROPOSAL As above HISTORY None relevant Page 86

77 DEVELOPMENT PLAN The site is within the Town Centre. UDP Policies PS2 and GDP1 apply. CONSULTATIONS Community Council: Re-consulted Local Member: Re-notified Highways: No recommendations. Site notice: Expired Neighbours: 2 online objections received: There is no need for the signage because there are no competitive games on the land; Negative impact upon the appearance of the area; Loss of view across the land enjoyed for over 30 years; Accurate dimensions are not shown on the plans; The single sign is too large, commands too much visual attention and would be an eyesore to local residents; The 2 signs either side of the access don t appear too large and won t be as visually obtrusive. SPECIAL CONSIDERATIONS Background: Proposed are 2 no. Welcome signs in relation to the use of the land as a football training ground by Wrexham AFC. The relevant planning consideration for this application is the impact of the signage upon the visual amenities of the area. Visual Impact: The original submission was for a single sign measuring 1 m x 2 m to be affixed to rope on the edge of the car parking area within the site. The proposal has since been amended and is now for 2 no. signs each measuring 1 m x 1 m to be affixed to the fence either side of the vehicular access to the site. The plastic signage (see images below) will direct users to the access when arriving from both directions (Park Avenue and Chester Road) and will be non-illuminated. The signs will be set back from the highway boundary within the access splay and, cumulatively, will have minimal impact upon the character and appearance of the area. Page 87

78 Other matters: There is no right to a view across this land and there is no requirement for the applicant to justify this proposal on the basis of need. These are not relevant planning considerations for this application. Conclusion: I consider the signage to be acceptable in terms of scale and design and there would be no significant impact upon the visual amenities of the area. RECOMMENDATION That Advertisement Consent be RECOMMENDATION: That permission be 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. Page 88