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Page No 1

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004

Community Code No Applicant Recommendation Page No

WRO P/ 2004/0077 Gordon Mytton Developments Ltd

GRANT 3 - 10

COE P/ 2004/0088 Co-Operative Group (CWS) Limited

GRANT 11 - 14

CEF P/ 2004/0107 Mr W P Jurkojc GRANT 15 - 18

COE P/ 2004/0138 Mr R Forrester GRANT 19 - 23

HOL P/ 2004/0154 Mr E Linton GRANT 24 - 28

ABE P/ 2004/0175 BT GRANT 29 - 31

BRO P/ 2004/0200 The Church In Wales GRANT 32 - 37

MIN P/ 2004/0205 Mr & Mrs A P And N J Davies

GRANT 38 - 41

CEF P/ 2004/0221 Mr D Broadhurst GRANT 42 – 46

OVE P/ 2004/0222 Mr Garth Kennerley GRANT 47 – 50

MIN P/ 2004/0228 A R DeBolla GRANT 51 – 52

MAR P/ 2004/0235 Mrs L Ellis REFUSE 53 – 55

GWE P/ 2004/0243 Mr & Mrs Moore GRANT 56 – 58

WRR P/ 2004/0244 L Rowland & Co (Retail) Ltd

GRANT 59 – 60

HOL P/ 2004/0246 Mr J R Jones GRANT 61 – 63

ROS P/ 2004/0253 Kingmead Limited GRANT 64 – 66

COE P/ 2004/0254 Mr & Mrs R & K Hughes

GRANT 67 – 70

GWE P/ 2004/0259 First PMT LtdMr Nick Truscott

GRANT 71 – 73

ROS P/ 2004/0271 Mr & Mrs Fontes GRANT 74 – 76

WRR P/ 2004/0274 Mr & Mrs D Peters REFUSE 77 – 79

WRR P/ 2004/0276 Mr & Mrs B Chowdhury

GRANT 80 – 84

RHO P/ 2004/0315 Mr P Bell GRANT 85 – 89

Page No 2


GRE P/ 2004/0323 Mr R Eckford REFUSE 90 – 93

BAN P/ 2004/0332 Mr Richard McCelland

GRANT 94 – 96

CEF P/ 2004/0346 Mr Tony Hodkinson GRANT 97 – 99

BRY P/ 2004/0352 J Daly GRANT 100 – 104

GRE P/ 2004/0353 Beryl Blackmore GRANT 105 – 107

GRE P/ 2004/0368 Mr M Aird GRANT 108 – 111

RUA P/ 2004/0376 Mr & Mrs J Edwards GRANT 112 – 114

WRR P/ 2004/0390 Mr Richard Kenny GRANT 115 – 118

WRR P/ 2004/0404 Mr M Willis GRANT 119 – 121

WRO P/ 2004/0405 Mr & Mrs C Whiting GRANT 122 – 124

CHI P/ 2004/0457 Mr & Mrs I Roberts GRANT 125 - 127

Total Number of Applications Included in Report – 33

All plans included in this report are re-produced from Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. WCBC Licence No. LA0902IL

All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files.

Page No 3


APPLICATION NO:P/2004 /0077

COMMUNITY:Offa

WARD:Hermitage

LOCATION:Kingscroft Kingsmills Road Wrexham

DESCRIPTION:Erection of 16 No. apartments in two/three storey block

APPLICANT(S) NAME:Gordon Mytton Developments Gordon Mytton Developments Ltd

DATE RECEIVED: 26/01/2004

CASE OFFICER: JGK

AGENT NAME:Parry Davies Partnership

_____________________________________________________________________

THE SITE

Kingscroft, Kingsmill Road, Wrexham.

PROPOSAL

Erection of 16 no apartments in two/three storey block.

RELEVANT HISTORY

Demolition of existing building and erection of 18 no apartments with associated roads and landscaping. Refused 07.04.03.

P/2003/0103 Removal of 13 no trees (4 no of which covered by TPO No WMBC 135). Granted 26.02.03

P/2002/1048 Erection of 18 flats refused appeal dismissed 19.09.03.

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New building

3 storey

2 storey

Page No 4

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 DEVELOPMENT PLAN

Within settlement limit of Wrexham as shown in Wrexham Unitary Development Plan. UDP Policies PS1, PS2, GDP1, EC4 and H2 apply.Local Planning Guidance Notes 7 – Landscape and Development, 10 – Public Open Space in New Housing Development, 15 – Cycling, 16 – Parking Standards, 17 - Trees and Development and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Objects as follows: No significant difference to previous refusal Proposals are over intensive Properties on Hill Court will be overlooked Adverse affect upon the bungalows of 5 and 6

Kings Oak Court Original highway objections have not been

overcomeLocal Member: Supports comments made by community council.Highways: Conditional approval.CCW: Recommends the undertaking of bird nest and bat roost

surveys by specialised consultants. If present, the applicant to propose and deliver appropriate conservation schemes.

Coal Authority: Applicant to be advised of instability.Welsh Water: Condition and notes as follows:

No surface water to discharge into public sewerage system

Submission and approval of integrated drainage scheme.

Site Notice: Expired 23.02.04.Other Representations: Objections received as follows:

Building should only be two storey Lack of privacy Inadequate visibility at present onto a very busy

A525 Inadequate pavement width Proposals are over intensive Boundary trees and hedges should be left intact

SPECIAL CONSIDERATIONS/ ISSUES

Background: The site contains a 2 storey former nursing home and is surrounded on three sides by modern housing – 2 and 3 storey flats and terraced housing at Weale

Court to the west and detached bungalows at Kings Court to the east and south-east. There are trees alongside the site boundaries and front driveway, some of which are the subject of a Tree Preservation Order. In February 2003 consent was given by the Council for the removal of 4 trees protected by the Order and 9 Cherry trees tin the garden to be removed. A similar proposal to the one under consideration

Page No 5

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 (P/2002/1048 – see above) was refused in April 2003. It was considered that the development would be too intensive due to the scale of the proposed building and it would have an adverse effect upon adjoining properties and trees. A subsequent appeal was dismissed in September 2003 with the Inspector finding that the impact of the particular scheme in terms of scale and layout would be harmful to the residential and visual amenities of the locality. The applicant has amended the proposals to take account of most of the Council’s previous concerns and addressed issue highlighted by the Inspector.

Policy: There are no policy objections in principle to the proposal as the site is within the settlement limits of Wrexham (Unitary Development Plan Policy PS1 refers). However, the Unitary Development Plan Policies PS2, GDP1 and EC4 list criteria for consideration when processing applications for housing development. The Local Planning Guidance Notes detailed above supplement these. I comment as follows:

Highways: No objection was raised on highway grounds to the original proposal. The applicant submitted a traffic survey and analysis, which again was acceptable and accorded with best practice. The current highway proposals are unchanged (but the traffic generation is reduced from 18 to 16 units) and include the following:

Appropriate visibility splays of 2.4m x 90m A 2m footway along the frontage of the site with the highway Access to the site in accordance with guidance Pedestrian refuge crossing on Kingsmills Road Parking and turning area for 16 cars

In lieu of the shortfall of car parking spaces I have asked for the submission and subsequent approval of cycle parking facilities in accord with LPG 15 – Cycling and LPG 16 – Parking Standards.

The implementation of all the above prior to occupation of the first of the flats is conditioned.

Trees: The Eucalyptus (T6) which is an impressive tree and prominent in views from Kings Court is now to be retained. In the case of other trees within the site I am satisfied that the care and method statement now submitted and amended accords with best practice and its implementation would generally allow all trees worthy of retention to be kept and protected during construction.

Amenity: I am satisfied that the re-submitted proposal has taken account of the original concerns and carefully considered the comments of the Inspector. The changes are detailed as follows:

The rear block has been reduced from 3 storeys to 2 storeys Third floor windows facing Hill Court consisting of bathroom, kitchen and

bedroom – the bathroom window will be totally obscured glazed and the kitchen and bedroom window to be obscured glazed to 1.5m in height

The parking to the east of the property has been reconfigured to increase the area of amenity and retain the Eucalyptus tree (T6).

Page No 6

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 An acoustic barrier is proposed next to the boundary hedge extending along

the eastern boundary Bay windows on the rear south-east elevation have been omitted

In light of the above I consider that the amended scheme is a substantial improvement from that originally considered and refused. I do not consider that the current proposal causes demonstrable harm to the amenity of adjoining properties or the area in general.

Ecology: Prior to demolition the existing building and/or the felling/pruning of any trees on the site a bat roost and bird breeding survey will need to be produced using specialist consultants. If present then the applicant must propose and deliver appropriate conservation schemes and ‘reasonable avoidance measures’. I have attached an appropriate condition.

Conclusion: The site is within the settlement limits of Wrexham and I consider that it is in accord with Wrexham Unitary Development Plan policies and the relevant Guidance Notes. I do not consider that the development of the site, subject to the satisfactory compliance with the attached conditions, will have an adverse impact upon local residents or the area in general.

P/2004 /0077

RECOMMENDATION That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. The development shall only be carried out in strict conformity with the details shown on the approved drawings and in the application documentation.3. No part of the development shall be commenced until samples of all external facing and roofing materials have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.4. The proposed access shall have a visibility splay of 2.4m x 90m in both directions measured along the nearside edge of the adjoining carriageway over land within the control of the applicant and/or the Highway Authority. Within the splays there shall be no obstruction in excess of 1 metre in height above the level of the adjoining carriageway. The splay shall be provided to commencement of use/occupation of the development hereby approved and shall thereafter be retained clear of such obstruction.5. Cycle parking facilties shall be provided within the curtilage of the site in accordance with details to be submitted for the further approval of the Local Planning Authority. Such facilities shall be made available prior to occupation of the first of the flats and shall thereafter be retained.

Page No 7

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 6. Before any flat is/are first occupied, the car parking and manoeuvreing areas indicated on the approved Drawing No 4154/1 Revision J shall be laid out and marked out. They shall thereafter be kept available solely for those uses at all times.7. No flat shall be first occupied until the new footways along Kingsmills Road and the pedestrian crossing indicated on Drawing No 4154/1 Revision J have been completed to highway adoptable standard.8. The highway frontage to Kingsmills Road between the new footway and the southerly extremity of the site shall be regraded to provide for the construction of the proposed footway to a standard 2m width. The works shall be completed prior to the occupation of the first of the flats hereby approved.9. The tree related work as described in the arboricultural implication study/method statement submitted (ref RSG/4145/MethStat/A) and Drawing No 4154/1 Revision J shall be fully implemented in accordance with a timescale to be further approved by the Local Planning Authority.10. No development or other operations shall commence on the site until adequate steps, which shall have been previously agreed with the Local Planning Authority, have been taken to safeguard against damage or injury during construction works, all trees on the site or whose root structure may extend within the site, which are subject of No 135 Tree Preservation Order 1994. In particular, no excavations, site works, trenches or channels shall be cut or pipes or services laid in such a way to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees by affecting their root structure.11. No part of the development hereby permitted shall be commenced until full details of both hard and soft landscape works for the site have been submitted to and approved in writing by the Local Planning Authority. The works shall be implemented in accordance with a timescale to be approved in conjunction with the scheme of details.12. Existing boundary hedgerows shall be retained at a minimum level of 2m above ground level.13. A bat roost and breeding bird survey shall be undertaken by specialist consultants to be able to assess the likely impacts. The report, which will assess the existing building known as Plas yr Waun and any trees that may have to be felled or pruned, must also propose and deliver appropriate conservation schemes and 'Reasonable Avoidance Measures' and be submitted to and approved by the Local Planning Authority. Any mitigation measures required shall be implemented in accordance with time scales to be agreed as part of the measures before development commences on site.14. Third floor windows facing Hill Court consisting of bathroom, kitchen and bedroom - the bathroom window will be totally obscured glazed and the kitchen and bedroom window to be obscured glazed to 1.5m in height as shown on Drawing No 4154/4 Revision D.15. An acoustic barrier to be erected next to the boundary hedge and extending along the eastern boundary as notated A-B on Drawing No 4154/1 Revision J.16. Prior to commencement of development details of the bin store enclosure shall be submitted for the further approval of the Local Planning Authority. The enclosure as approved shall be completed prior to the occupation of the first of the flats and shall thereafter be maintained.17. No development shall take place until a scheme to deal with the comprehensive and integrated drainage of the site showing how foul water, surface

Page No 8

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 water and land drainage will be dealt with has been submitted and approved by the Local Planning Authority. The approved scheme shall be complete before the development is occupied.18. No land drainage run-off will be permitted, either directly or in-directly, to discharge into the public sewerage system.19. No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.20. No development shall commence until the developer has prepared a scheme for the comprehensive and integrated drainage of he site showing how the foul water, surface water and land drainage will be dealt with and this has been agreed , in writing, by the Local Planning Authority. The scheme as approved shall be implemented before any flat is occupied.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.4. To ensure that adequate visibility is provided at the proposed point of access to the highway.5. To provide secure cycle parking provision within the site for the use of residents and visitors.6. To ensure that adequate visibility is provided at the proposed point of access to the highway.7. To ensure that adequate visibility is provided at the proposed point of access to the highway.8. To ensure the formation of a safe and satisfactory access in the interests of highway safety.9. To protect trees which are of significant amenity value to the area.10. To protect trees which are of significant amenity value to 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.13. In order to protect wildlife interests, which are afforded special protection.14. To protect the amenities of the occupiers of nearby properties.15. To protect the amenities of the occupiers of nearby properties.16. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.17. To protect the amenities of the occupiers of nearby properties.18. To prevent hydraulic overload of the public sewerage system and pollution of the environment.19. To prevent hydraulic overload of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.20. To protect the visual amenities of the locality and to maintain adequate manoeuvring and parking facilities for vehicles within the site area.

Page No 9


NOTE(S) TO APPLICANT

The proposed development lies within a former coal mining area. You should take account of any hazards to stability which may arise from coal working in or near the site. Specific advice on any past working may be obtained from the Coal Authority Mining Reports Service. Phone 0845 762 6848 or from www.coal.gov.uk.

Any operations which may involve entry into former workings, shafts or adits or implementation of site investigations or other works may need permission from the Coal Authority.

You are advised that the planning permission hereby granted does not authorise any building over, diversion, connection or other interference with any sewer, public or private, which crosses the site. You are advised to contact Welsh Water, per Babtie, Unit B1, Trem-y-Dyffryn, Colomendy Industrial Estate, Denbigh, Denbighshire (Tel: 01745 815815) in this regard, prior to undertaking any groundwork in connection with the development. Should you be required to depart from the details hereby approved, you should contact the Council's planning department to seek further advice with regard to the submission of amended plans and / or a new planning application.

Your attention is drawn to item numbers 1, 3, 4, 5, 6, 7, 9 and 10 of the supplementary notes.

This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are knows as "conditions precedent". You should be aware that it is important that you comply with any "conditions precedent". If you do not, then any work you undertake on the development subject of this permission would not have planning permission.

You are advised to enter an agreement under s278 of the Highways Act 1980 in order to undertake works within the highway.

The Highway Authority would be prepared to adopt the proposed new footway, pedestrian refuge and site access junction and in order to achieve this the developer would need to enter into an agreement with the Council under S38 of the Highways Act 1980. Specifications, technical details and advice to assist you in preparing documents and information required to complete the S38 agreement are contained in the Council's publication 'Supplementary Guide to Design Bulletin 32 - Residential Roads and Footpaths', copies of which can be obtained from the Highway Department.

You will need to assess the extent of the work needed within the existing highway in order to provide the proposed pedestrian refuge whilst still maintaining the specified lane widths. Detailed survey will determine whether or not any carriageway widening is required in order to provide the refuge. You will need to enter an agreement with the Council under S278 of the Highways Act 1980 in order to legitimately undertake work within the highway.

Page No 10

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 The landscaping proposals to the front of the sit need to include cross sections through the bank showing how the earth is to be retained, how damage to tree roots will be minimised with replanting proposals for the bank using groundcover and shrub species including evergreens. You are advised to contact the Council's Landscape Officer to arrange advice for the preparation of the conditioned landscaping scheme. Refer to Local Planning Guidance Note 7 - Landscape and Development.

With regard to protected species, you are advised to contact the Council's Ecology Officer to arrange for advice/brief and site visit before the demolition of the old cottages and the commencement to bridge works.

You should contact the Council's Arboricultural Officer for further advice. Please refer to Local Planning Guidance Note 17 - Trees and Development._____________________________________________________________________

Page No 11



COMMUNITY:Coedpoeth

WARD:Coedpoeth

LOCATION:Premier Garage High Street Coedpoeth Wrexham

DESCRIPTION:Extension to existing shop to provide new stock room and conversion of existing stock room to retail sales area.

APPLICANT(S) NAME:Co-Operative Group (CWS) Limited


CASE OFFICER: SJG

AGENT NAME:Co-Operative Group Property DivisionR Davies - Planning Manager

_____________________________________________________________________

THE SITE

The site is on the south-west side of the A525 to the south-east of Smelt Road. The Building includes the filling station and Co-op shop, and at the rear are bungalows in Bryn-y-wern.

PROPOSAL

The proposal will increase the total floorspace from 251 to 313m2. In the proposal as originally submitted the retail area would have increased from 183 to 200m2. However, following the objection by the highway authority, the agent has agreed to amend the scheme so that there is no net increase in retail area, over and above the

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Page No 12


previous permission in 2001 (P/2001/0763). No increase in staff is proposed. A rear fire escape is proposed.

The site layout plan proposes a rationalisation of the site layout, with 8 spaces still provided for customers on the northern side with vehicles parked parallel to the road rather than at 90 degrees at present, and a formal in and out arrangement to the two accesses.

RELEVANT HISTORY

P/2000/1111 Change of use of part of building to shop Granted 14/3/2001P/2001/0763 Additional stock room & parking area Granted 12/11/2001P/2001/1138 LPG tanks Not Determined

DEVELOPMENT PLAN

The site lies within the settlement limits as defined in Wrexham Maelor Local Plan and Wrexham Unitary Development Plan. Policies S1 S4 and R8 of WMLP are applicable, and significant weight can be attached to Polices PS1 PS2 GDP1 and S6 of UDP.

CONSULTATIONS

C. Council: Concerns over site layout, interference with traffic flow, disruption to traffic from deliveries, need for a pelican crossing. Site meeting requested.

Local Member: Refers to above concerns and requests consideration to a contribution to the costs of a pedestrian crossing.

Highway Authority: Recommend refusal to the original scheme as the proposal would increase the retail floorspace by nearly 10% with no increase in parking, and would be a potential source of danger to road users. Objection withdrawn in respect of revised proposals.

CPPO: No objection subject to compliance with Food Safety and Health & Safety Acts.

Coal Authority: Not within affected areasSite Notice: Expired 23/2/2004Adjoining Occupiers: Notified 2/2/2004.Wrexham Access Group: Comments regarding disabled parking and ground floor

toilets.


Policy: Within settlement limit but outside the District Shopping Centre as defined in the UDP. The amount of retail floorspace proposed exceeds the figure specified in the adopted local plan, but is well within the 300 sq metres allowed for local need shopping by UDP policy S6. No policy objection.

Page No 13


Residential Amenity: It is considered that the proposals will not detract from the amenities of the bungalows at the rear.

Highway Safety: The Highway authority has examined the need for a pedestrian crossing in the vicinity. Whilst there is a need for a crossing, the scheme could not be justified with no increase in the retail floorspace proposed in this application. The site operates as filling station and neighbourhood shop, and there is a need for adequate parking space separate from the fuel filling bays. 8 spaces are provided on the proposed site layout. Planning Guidance note 16 recommends 1 parking space for 15m2 gross floorspace, i.e. 21 spaces. However there is no increase in the approved retail area over and above the previous approval. The re-arrangement of the parking spaces and the proposed in and out arrangement will bring some advantages. Highway safety at a filling station on a principal road is the most important material consideration and I am confident that the proposed increase in storage will not affect highway safety.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. The retail floorspace at the premises shall be strictly limited to the area shown hatched green on the approved plan number 1109 09.05.XX received on XX April 2004.3. No facing materials shall be used other than materials matching those used on the existing building.4. The site layout including parking spaces, vehicle circulation system and "in and out" signs shall be carried out strictly in accordance with the approved drawing 1108 09 05 01 prior to the commencement of the use of the additional accommodation and shall thereafter be retained.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. The Council considers that it is important to strictly control the amount of floorspace used at the premises for retail uses in view that the site has limited off-street parking facilities, in the interests of the amenities of the area and highway safety along this busy class I road.3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.4. In the interests of highway safety.

Page No 14



The premises shall comply with the Food Hygiene (General) Regulations, 1970 and you should contact the Council's Chief Public Protection Officer in connection therewith.

You are advised that the premises shall comply with the Health and Safety at Work etc Act, 1974 and you should contact the Council's Public Protection Department in connection therewith.

You are advised that the site frontage is affected by a New Street Order Improvement Line and you should contact the Chief Highways & Transportation Officer, Crown Buildings, Wrexham, regarding your commitments concerning the land situated between the Improvement Line and the existing highway boundary.

You are reminded to take account of the observations of the Coal Authority which have been previously forwarded to you.

_____________________________________________________________________

Page No 15



COMMUNITY:Cefn

WARD:Cefn

LOCATION:Land adjacent to Bron Y Graig/Tan Y Graig Cefn Mawr Wrexham

DESCRIPTION:Erection of dwelling and construction of new vehicular and pedestrian access

APPLICANT(S) NAME:Mr W P Jurkojc


CASE OFFICER: KH

AGENT NAME:Mr W P Jurkojc

_____________________________________________________________________P/2004 /0107THE SITE

Located on the west side of High Street, Cefn Mawr. The site is elevated and there is a high retaining wall at the western edge of the site.

PROPOSAL

Erection of a 3 bedroomed bungalow with integral garage. Involves the provision of a new access point previously approved as part of a scheme to convert an existing family member’s property into a residential care home shoring the existing access.

HISTORY

6/18940 (adjoining site) Change of use of dwelling to residential home.Granted 10.06.91

6/19536 (adjoining site) Extension to residential home. Allowed on appeal.

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6/20558 (application site) bungalow and garage. Refused on appeal.

DEVELOPMENT PLAN

Site is within the settlement limit for Cefn Mawr and within the safeguarding zone around Flexsys. Policy GDP1 of the Unitary Development Plan refers.

CONSULTATIONS

Community Council: Support the applicationLocal Members: Councillor Moysen – notified 03.02.04

Councillor Coleman – supports applicationChief Public Protection Officer: Condition required with regard to contaminationHighways: Consulted 03.02.04Coal Authority: Notes sent to applicantHealth & Safety Executive: No objectionsOther Representations: No comments.Additional consultation: On revised location – expires 06.05.04Site Notice: Expired 03.03.04

SPECIAL CONSIDERATIONS/ISSUES

Background: A previous application for a bungalow was refused on appeal on the grounds that the site located in close proximity to Flexsys would constitute a high risk of harm from the major hazard plant. It would increase the number of residents living in the risk area and would not be in the interests of future health and safety for existing residents, given the cumulative increase in persons at risk.

Health & Safety: The Health & Safety Executive have in recent years relaxed their policies. In this particular case, they do not advise, on safety grounds, against the granting of planning permission.

Amenity: The site is elevated in relation to properties on High Street. However, properties to the west are at a substantially lower level and given the distance of windows on the western elevation of the proposed dwelling to the boundary (8.6m) and a retaining screen wall of approximately 1 metre in height, there will be no loss of privacy. With regard to Fron view to the north west, given substantial separation distances and the orientation of windows, I would not anticipate any significant loss of amenity. Other nearby properties at Bron-y-Graig and Tan-y-Graig are similarly not adversely affected.

Access: The applicant intends providing a new access which was previously approved in 1991 as part of the CEF 18940 which allowed a change of use of the adjoining Bron-y-Graig from a dwelling to a residential home for the elderly. The new access will require reduction of a stone retaining wall and provision of a visibility splay and the shoring up of an existing access. Details will be conditioned.

Page No 17


Visual Impact: Because of the position of the dwelling and the boundary walls, I am satisfied that views of the property will be very limited from outside the site and will have no impact on the area.

Conclusion: I am satisfied that on the basis of no objection from the Health and Safety Executive there are no other material considerations warranting a refusal. The scheme with provision of a new access will not compromise highway safety and here will be no significant loss of amenity to nearby residents.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No part of the development shall be commenced until samples of all external facing and roofing materials have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.3. Prior to the commencement of development full details of the proposed new access shall be submitted for the further approval of the Local Planning Authority. Works shall be carried out strictly in accordance with the details as approved and provided prior to the first occupation of the dwelling hereby approved. Within the splays as provided nothing shall be placed, erected or allowed to grow which exceeds 1 metre above the level of the adjoining highway.4. The existing access point to the highway shall be stopped off and abandoned when the new access is brought into use.5. Prior to the commencement of development, full details of all boundary means of enclosure shall be submitted for the approval of the Local Planning Authority. Works as approved shall be implemented prior to the first occupation of the dwelling hereby approved and maintained thereafter unless otherwise agreed in writing with the Local Planning Authority.6. Prior to the commencement of development full details of foul and surface water drainage shall be submitted for the further approval of the Local Planning Authority. Works as approved shall be fully implemented prior to the first occupation of the dwelling hereby approved.7. Development shall not begin on site until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measure required to remediate the site, including post-development monitoring. Where remediation works are required, the development shall not be occupied / used until a validation report to show the works have been satisfactorily carried out has been submitted to and approved in writing by the Local Planning Authority.

Page No 18


REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. In the interests of highway safety.4. In the interests of highway safety.5. In the interests of the visual amenities of the area.6. To ensure satisfactory drainage of the site.7. In the interests of the health of future occupiers.


With regard to the Condition 05, details should include retention of the retaining wall to the western boundary at its current height.

Further advice on compliance with Condition 07 may be obtained by contacting the Council's Environmental Protection Section._____________________________________________________________________

Page No 19



COMMUNITY:Coedpoeth

WARD:Coedpoeth

LOCATION:79 High Street Coedpoeth Wrexham

DESCRIPTION:Erection of 2 No. two storey dwellings and alteration to existing vehicular access.

APPLICANT(S) NAME:Mr R Forrester


CASE OFFICER: JM

AGENT NAME:Tim Evans - Planning & Architecture

_____________________________________________________________________

THE SITE

The site is located on south west side of High Street, Coedpoeth.

PROPOSAL

As above.

RELEVANT HISTORY

P/2002/0430 Outline application for erection of dwelling and alteration to existing access. Granted 10.6.02. (Access required to have visibility splay of 2m x 70m in either direction of the access)

P/2003/0027 Erection of 2 no. two-storey dwellings and alteration to existing access. Refused 26.3.03, on grounds that the proposal would have unacceptable impact upon the privacy and amenities of neighbouring

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Application site

No 75

No 83

Rosebank

Chapel

Page No 20

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 dwellings, contrary to policy S4 of the Wrexham Maelor Local Plan. This was an application for full planning permission.

P/2003/0502 Erection of 2 no. two-storey dwellings and alteration to existing access. Refused 25.6.03, on grounds that the scheme would be detrimental to the amenities and privacy of neighbouring dwellings, and would be contrary to policy S4 of the Wrexham Maelor Local Plan. This was an application for full planning permission.

DEVELOPMENT PLAN

The site lies within the settlement limits as defined in Wrexham Maelor Local Plan and Wrexham Unitary Development Plan. significant weight should be attached to Policies PS1, GDP1, and H2.

CONSULTATIONS

Community Council: Objects.Local Members: Notified 11.2.04Coal: The site is not within the zone of likely physical influence

on the surface from past underground coal workings.Highways: Further information requiredSite Notice: Expired 17.3.04Other representations: 6 neighbours notified, and 4 letters have been received

raising the following:1. The dwellings will be intrusive to Rosebank, Smelt

Road, even though the dwellings will be further away. The amenity separation distance is too little.

2. The site is higher than own house, and are concerned about water drainage.

3. Some of the new trees to be planted will be within 1.2m away from the services leading to the church.

4. The existing hedge has been a problem over the years, and has left gaps. To add further plants without proper maintenance will only exacerbate this situation.

5. It will cause loss of privacy to No 83 High Street. Soft landscaping will not protect privacy. The access road is too close.

6. The increased use of the access will cause highway safety issues. Visibility is restricted by the position of the existing house at No 79, and the A525 is used heavily at certain times, and is this highway is used for on-street parking (churchgoers, chip shop, residents, etc.

7. The plans are inaccurate. They misrepresent the site, and adjacent land, and this is to the benefit of the developers. The turning space shown on the plan for no 79 is not accurate, and there is insufficient space to locate this turning area on the land.

Page No 21

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 8. Glare will be caused by headlights and possible security

lights, and pedestrians and vehicles will cause own lights to be turned on.

9. Renovation works on the existing house has caused continuous problems

10. The position of the parking areas will cause noise at unreasonable hours and would disrupt privacy.


Policy: Since the last two planning decisions, policy GDP1 of the UDP can now be given weight as a material planning consideration.

Comparison with previous scheme: In comparison with the earlier application P/2003/0502, the current scheme proposes to include two smaller dwellings in an attempt to overcome previous objections. As a result it is noted that the width of the dwellings has been reduced from 7.75m to 7.5m and the depth has been reduced from 10.3m to 8m. The integral garage has been removed, and the properties have 3 bedrooms, instead of 4. Parking for 3 cars for each property has been indicated, and the dwellings are situated slightly closer to the rear boundary of No 79.

Character of street scene: In view of the wide range of house styles in the area, and the presence of the chapel building and the existing outline planning permission for the site, it is considered that the provision of a further dwelling on the site would not be out of character with the area. It is important to ensure that the amenities of adjoining occupiers are not unduly affected by the scale and design of the development, and these matters are considered below.

Impact upon adjacent properties: Although some aspects of this revised scheme are an improvement in comparison with P/2003/0502, there are still some concerns about the close proximity of the nearest plot to No 75 High Street. Although the first floor windows will not directly overlook private garden areas, the siting of this plot will provide some added intrusion, and could cause some overshadowing due to the southerly position of the new dwelling in relation to existing side (and main) windows at No 75. However it is noted that an open aspect for most of these windows will be maintained, and therefore the position of the proposed dwellings is acceptable.

In addition to the siting issue, it is also noted that parking and turning areas are proposed to be located near to the windows at No 75, and the use of these areas may cause disturbance from time to time. However it is noted that there is an intention to provide a 1.8m high close boarded fence at this boundary, and this should off set some effects of this use.

In respect of No 83, the resident is concerned about the impact of traffic and pedestrians using the proposed access at the side area. However it is noted that there is a fairly wide gap from the driveway to the gable wall of No 83 and there is an existing footway leading to a chapel building. Although there is an intention for the chapel to be demolished and replaced with a dwelling, this access still remains and potentially has impact upon the side area of No 83. Finally there is scope for privacy

Page No 22

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 screens to be introduced along this boundary edge. Amenity separation standards are also satisfied by the scheme.

In respect of the relationship between the development and Rose Bank, the amenity impact is off set by the angled position of the new dwellings to this property. As a result privacy is adequately protected for this adjoining occupier.

Access, parking and turning: As long as visibility splays measuring 2m x 70m can be provided and maintained at the existing access, there can be no objection in principle to the development. These splays were required in connection with the earlier permission of P/2002/0430, and the provision of one more dwelling is unlikely to cause serious highway safety issues. The adjacent highway at this point is straight, and the entrance area is about 6m wide, and therefore the access is suitable for the scale of use.

But since High Street is an A class road, it is very important that vehicles in connection with the development do not need to reverse out from the site. As a result it will be important for turning and parking facilities to be adequately demonstrated on site, and these areas should be “pegged out” together with the dwellings, and inspected and approved before work starts on any footings for the dwellings. This should ensure that reversing to and from the highway is proved unnecessary, and this would overcome the doubts that plans are not accurate enough in this respect.

In the meantime amended plans will be requested to show the site layout in greater detail, and this may allow the above ‘pegging out’ requirement to be relaxed in the addendum report.

Conclusion: Although it would be easier to develop the site for one dwelling, the proposed development is acceptable based upon this revised application. The amenities of adjacent properties will be affected, but based upon the details of the scheme, and the imposition of relevant conditions, this should not be to an unacceptable degree. P/2004 /0138


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. Before any development commences, the siting position of the proposed dwellings and the parking and turning areas shall be pegged out on site, and their position shall be approved in writing. The scheme shall only be carried out in accordance with these approved positions.3. The 1.8m high treated close boarded fences as shown on approved plans shall be erected prior to the first occupation of the dwellings, and shall thereafter be maintained in accordance with this specification.

Page No 23

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 4. The development shall only be carried out in strict conformity with the details shown on the approved drawings and in the application documentation.5. The parking and turning areas as approved in connection with Condition 2 above shall be fully provided and laid out and surfaced before the first occupation of the dwellings and these facilities shall thereafter be retained solely for those purposes.6. The dwellings shall not be occupied unless visibility splays measuring 2 metres by 70 metres in both directions measured along the nearside edge of the adjoining highway. Within the splays there shall be no obstruction exceeding 1 metre above the level of the adjoining carriageway.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure that the development is served with sufficient parking and turning facilities, to ensure that the reverie of cars to or from the highway is rendered unnecessary in the interests of highway safety.3. To ensure that adequate privacy is maintained for adjoining occupiers.4. To protect the amenities of the occupiers of the adjoining dwelling.5. To ensure that the development is served with sufficient parking and turning facilities to ensure that the reverie of cars to or from the highway is rendered unnecessary in the interests of highway safety.6. To ensure that adequate visibility is provided at the proposed point of access to the highway.

_____________________________________________________________________

Page No 24



COMMUNITY:Holt

WARD:Holt

LOCATION:Academy Garage Ltd Castle Street Holt Wrexham

DESCRIPTION:Erection of 4 No. dwellings and garages and alteration to existing vehicular and pedestrian access.

APPLICANT(S) NAME:Mr E Linton


CASE OFFICER: DSW

AGENT NAME:Tecwyn Williams

_____________________________________________________________________P/2004 /0154THE SITE

A 0.1ha site located on the easterly side of Castle Street, Holt. The garage premises comprise of a petrol filling station, car showroom and workshops.

PROPOSAL

As above. This is a full application with all matters submitted for approval. The application involves the redevelopment of the existing garage premises for housing development. This takes the form of two pairs of semi-detached dwellings fronting onto Castle Street, served by a centrally located vehicular access. Parking and garden areas are located to the rear.

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Page No 25


HISTORY

6/09844 Renovation of existing garage premises. Approved 23..05.85.6/09851 Advertisement signs. Consent 24.05.83.6/10637 Advertisement signs. Consent 17.02.84.P/2000/0506 Outline application for the residential development and alteration to

existing vehicular and pedestrian access. Approved 02.06.2000.

DEVELOPMENT PLAN

Site lies within settlement limits and a designated conservation area in both the adopted Local Plan and emerging UDP. The UDP can be used as a material consideration for development control purposes. UDP policies EC8 and EC7 refer. Provided demolition and the new buildings preserves or enhances the Conservation Area there can be no objections on policy grounds.

CONSULTATIONS

Community Council: Object on the grounds that the design of the dwellings are not in-keeping with the streetscene which is a more simplistic cottage type house, no greater than two-storey. Materials should be in keeping with the surroundings as the site is so central in the village.

Local Member: Oral. No objections to the amended plans. Two-storey development with a ridge height, compatible to adjoining properties, is more in keeping with the existing form and character of the area. Provided detailed aspects of doors and windows are addressed to ensure the character of the existing streetscene is maintained, the amended plans are acceptable. Need to ensure use of material and surface treatment are sensitively controlled.

Environment Agency: No objections subject to a scheme to deal with contamination, in particular, the removal of the fuel tanks.

CPPO: No objections, subject to an appropriate condition to deal with potential contamination.

CCW: No objections, subject to an appropriate bat roost survey as the site has the potential to support bat species.

CPAT: The site is located in the historic core of Holt as defined by the Wrexham Maelor Historic Settlements Survey. An archaeological investigation is recommended as a condition of consent.

Wrexham Area Civic Soc: Supports the principle of housing development but this should be restricted to two-storey rather than three. Objects to the design and requests a scheme more in-keeping with the character of the area.

Coal Authority: No objections.Highways: No objections.

Page No 26


Trading Standards: All six underground storage tanks should be removed from the site before any construction works are commenced.

Other Representations: Three letters received objecting to the original submission for two three-storey units.i) Three-storey development is not in keeping with

the rest of the streetscene.ii) Loss of light to adjoining properties, especially

during winter months.iii) Increased overlooking into adjoining properties.iv) The proposed three-storey development is

visually intrusive and would be harmful to the Holt Conservation Area.

v) Windows should be obscurely glazed to prevent overlooking into adjoining properties.

Site Notice: Expired 10.03.04.


Policy: The site lies within the settlement limit of Holt as defined in both the adopted Wrexham Maelor Local Plan and the emerging UDP. The principle of residential use has already been established by the previous outline permission granted 31 July 2003, under Code Ref P/2000/0506. There can be no objections, therefore, to the principle of housing on this site, provided the technical criteria in UDP Policy GDP1 are met.

Impact: The site is prominently located in the Conservation Area. The existing petrol filling station/garage building detracts from the character of the area and I am satisfied that the type of residential re-development proposed will result in an enhancement of the area. The original scheme has been amended by reducing the development to two-storey with a ridge height comparable with the height of adjoining buildings. The dormer windows have been deleted and a simpler design has been introduced for windows and doors. The small hips on the roofline which constituted a somewhat alien feature in this part of Holt, have also been removed. Subject to the use of appropriate materials, I consider the proposed development reflects the style and character of Castle Street and will enhance the appearance of the Conservation Area.

Amenity: I note the concerns of adjoining residents with regards to the loss of daylight and overlooking. However, these comments were made in relation to the three-storey units initially proposed. The amended scheme will reduce the impact on daylight and overshadowing into rear gardens as well as the opportunities for overlooking. The proposed development is in line with existing properties fronting onto Castle Street. Its relationship to those properties immediately adjoining the site is no different, therefore, to those elsewhere on Castle Street. In addition, the siting of the two pairs of semi-detached dwellings has already been approved as part of the original outline permission which approved the siting and access arrangements. The proposed dwellings would, therefore, be well above the minimum 22m standard amenity separation distance set out in the adopted Supplementary Guidance Note

Page No 27

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 “Space around residential buildings”. I do not accept that the development will result in such a loss of amenity to justify a refusal of the application.

Contamination: I note the comments of the Chief Public Protection Officer and consider these can be dealt with by condition.


CONDITION(S)

1. The development hereby approved shall be commenced before 31 July 2008.2. No part of the development shall be commenced until samples of all external facing and roofing materials have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.3. No part of the development hereby permitted shall be commenced until full details of both hard and soft landscape works for the site have been submitted to and approved in writing by the Local Planning Authority. The works shall be implemented in accordance with a timescale to be approved in conjunction with the scheme of details.4. Within six months of the first use of the development, trees and shrubs shall be planted on the site in accordance with a scheme which has been submitted to and approved by the Local Planning Authority. Any trees or shrubs removed, dying, being severely damaged, or becoming seriously diseased within five years of planting shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted.5. The means of enclosure as may be approved shall be erected prior to the first occupation of the building in which plot they are located and shall thereafter be retained.6. The vehicle parking and turning areas indicated on the approved plans shall be laid out, surfaced and drained prior to the first use of the building hereby granted and shall thereafter be retained for those purposes, free of all obstruction.7. The developer shall afford access at all reasonable times to an archaeological organisation acceptable to the Local Planning Authority and shall allow them to observe the excavations and record items of interest and finds. Notification of the commencement date, information as to whom the archaeologist should contact on site and the name of the archaeological organisation retained by the developer shall be given to the Local Planning Authority in writing not less than 10 days before any development commences.8. The development shall only be carried out in strict conformity with the details shown on the approved drawing(s) dated 3 February 2004 and in the application documentation.9. Development shall not begin on site until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site,

Page No 28

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 including post-development monitoring. Where remediation works are required, the development shall not be occupied/used until a Validation Report to show that the works have been satisfactorily carried out has been submitted to and approved, in writing, by the Local Planning Authority.10. No construction works shall commence on site until the six underground petroleum storage tanks are removed from the site in accordance with The Guidance for the Design, Construction, Modification and Maintenance of Petrol Filling Stations, published by the APEA/Institute of Petroleum.

REASON(S)

1. To comply with Section 92 of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area and to protect the amenities of the occupiers of nearby properties.6. 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.7. The site is considered to be of considerable archaeological interest and it is important that the opportunity created by the development to expose the history of the land is not lost.8. To protect the character & appearance of the Conservation Area9. To deal with potential contamination on the site.10. To ensure the petroleum tanks are removed in an appropriate manner.


As the site has the potential to support bat species, you are advised to undertake a Bat Roost Survey that includes at least one visit between May and September. If bats are present, operations can only proceed after an appropriate licence has been issued by the Welsh Assembly Government (WAG). You are reminded that unauthorised interference could result in prosecution. For further information, contact the Countryside Council for Wales, Unit 19, Glan y Nant, Mold Business Park, Mold, Flintshire, CH7 1XP._____________________________________________________________________

Page No 29



COMMUNITY:Abenbury

WARD:Gwenfro

LOCATION:Dutton Diffeth Telephone Exchange Bryn Lane Wrexham Industrial Estate Wrexham

DESCRIPTION:Erection of 15m high steel monopole to support 0.3m diameter microwave radio dish (required to provide Broadband internet access for Shocklach School, Malpas)

APPLICANT(S) NAME:BT


CASE OFFICER: JM

AGENT NAME:BTColin Nicholson

_____________________________________________________________________

THE SITE

The site is located west side of Bryn Lane, Wrexham Industrial Estate.

PROPOSAL

As above. The scheme has been amended to alter the position of the mast and to reduce the height of the mast from 15m to 12m.

RELEVANT HISTORY

None


Proposed amended position of the mast

Original position of mast

KelloggsBryn Lane

6 Bryn Lane

To Shocklach (approx 6 km)

Page No 30


DEVELOPMENT PLAN

The site lies within the settlement limits as defined in Wrexham Maelor Local Plan and Wrexham Unitary Development Plan. Policy S5 of the WMLP is applicable. Due to the advanced stage of the UDP significant weight can be attached to Policy CLF8.

CONSULTATIONS

Community Council: Consulted 17.2.04Local Member: Notified 17.2.04Site Notice: Expired 17.3.04Other representations: Two adjoining occupiers notified, and one letter was

received, raising concern that the mast would be too close to own house, and would be directly opposite a living room window. There is room to put the mast the other side of the exchange building – nearer the two very high chimneys (Kelloggs). It may cause adverse health issues, and interference to existing TV and radio.


Policy: In accordance with policy CLF8, telecommunication facilities can be supported providing an appraisal has been carried, to consider the potential of using other masts and sites, to use existing buildings/structures, or other sites. Also the siting is required to minimise the impact upon the local landscape/townscape etc.

Details: The mast is required to allow a radio dish to provide broadband internet access to Shocklach School in Malpas. Until there are upgrades to the telephone system, this relatively temporary measure will enable improved IT services for an existing educational facility.

Siting and visual impact: The scope to alter the position of the mast is limited given the requirements of the link, and it needs to be located near to a telephone exchange. The line of sight is very important as the microwave radio transmits a narrow beam along a single bearing, and is affected by buildings, trees etc. As a result it is not possible to locate the mast to the other side of the exchange building, but it is possible to move it closer to Bryn Lane, to be further away from the residential property (6 Bryn Lane). The applicant has also resurveyed the site, and are able to offer a reduction in height of the mast from 15m to 12m, and these combined effects improve the appearance and siting in relation to the nearest property. In terms of its visual impact upon the locality, the mast will be mostly seen against the backdrop to the adjacent property, and as a result the visual impact is acceptable – particularly as exchange building is close to the very large Kelloggs building.

Health effects: Given the narrow beam of this microwave radio, I am advised that there is no danger from a health and safety aspect. Also it should be noted that this is not forming part of a mobile phone network, and therefore the ICNIRP guidelines are not applicable . I understand that no adverse impacts would be experienced from

Page No 31

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 standing directly in the beam except within a few metres of the aerial for an extended period of time.

Interference: The risk of other forms of radio interference is covered by other statutory powers, and the Radiocommunications Agency deals with this kind of interference.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.

_____________________________________________________________________

Page No 32



COMMUNITY:Broughton

WARD:Bryn Cefn

LOCATION:Church Hall Bryn Y Gaer Road Pentre Broughton Wrexham

DESCRIPTION:Outline application for the erection of 2 No semi-detached houses and construction of new vehicular and pedestrian access

APPLICANT(S) NAME:The Church In Wales


CASE OFFICER: JGK

AGENT NAME:Beresford Adams Commercial

_____________________________________________________________________

THE SITE

Church Hall, Bryn y Gaer Road, Pentre Broughton

PROPOSAL

As above

RELEVANT HISTORY

None.

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Bryn y Gaer Road

Page No 33


DEVELOPMENT PLAN

Within the settlement limits of Broughton as shown in the Unitary Development Plan. UDP Policies PS1, PS2, GDP1 and CLF1 apply. Local Planning Guidance Notes 16 – Parking Standards and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Notified 20.02.04.Local Member: Notified 20.02.04.Highways: No objections in principle subject to conditions re.

provision of adequate visibility splay, on site parking and a 2m footway along the frontage.

Welsh Water: Add conditions re. surface water and no discharge into public sewer

Coal Authority: Applicant to be advised of instability.Site Notice: Expired 19.03.04.Other representations: Objections received as follows:

Bryn y Gaer Road is too narrow at point of access, which is situated on the brow of a hill

Already problems of parking for activities at the church

Work will be a nuisance


Policy: There are no policy objections in principle to the proposal as the site is within settlement limit of Broughton as shown in the adopted Wrexham Maelor Local Plan and the deposited Unitary Development Plan (Local Plan Policy S1 and Unitary Development Plan Policy PS1 refer). However, LP Policies S4, H13 and E2, and UDP Policies PS2, GDP1 and CLF1 detail certain issues for consideration when processing applications for housing development. The Local Planning Guidance Notes detailed above supplement these. Some of these can only be dealt with when considering a detailed application although I can condition the submission of certain information to assist in any such consideration.

Loss of community facility: The Unitary Development Plan states that: ‘Community facilities (eg. village halls, post offices, local shops, public houses, schools, etc.) provide a valuable ingredient of community identity, often providing a focus for social intercourse, and are essential for community development.’ Policy CLF1 confirms that:‘Development which adversely affects indoor or outdoor central multiactivity community and leisure facilities, particularly within settlements, will not be permitted.’The Plan goes to say that ‘ … change of use or redevelopment of such facilities will, therefore, be resisted unless they clearly redundant … ‘. I have asked the asked the applicant’s agent to provide a supporting statement demonstrating that the church hall is redundant.

Page No 34


Existing Church Hall adjacent to St Paul’s Churchyard

Highways: The site has access on to an unclassified road with restricted width and subject to a 30 mph speed limit. Vehicular speed is considered to be no greater than 20 mph due to the geometry of the road. A visibility splay of 2.0 m x 33m is achievable in both directions to the centre line of the adjoining carriageway. I have attached conditions to ensure that this minimum visibility is implemented and for the provision of adequate on site parking and turning of vehicles together with a 2m footway along the frontage of the development site.

Amenity: The site after the hall is demolished will be able to accommodate a single dwelling while achieving sufficient amenity distances. Consideration of a subsequent detailed application will ensure this. I do not consider there to be any adverse loss in amenity.

Ecology: Prior to demolition the existing Hall a bat roost survey will need to be produced using specialist consultants and approved. If present then the applicant must propose and deliver appropriate conservation schemes and ‘reasonable avoidance measures’. I have attached an appropriate condition.

Conclusion: The site is within the settlement limits of Broughton. If the supporting statement confirms that the Church Hall is indeed redundant I consider that the redevelopment of the site is in accord with Unitary Development Plan policies and Local Planning Guidance Notes. I have taken account of the objections made to the proposal however, I do not consider that the development of the site, subject to the satisfactory submission of appropriate measures to deal with highway concerns, will have an adverse impact upon local residents or the area in general. If it cannot be established that the building is redundant then I recommend that the proposal be refused.

Page No 35


RECOMMENDATION A

That planning permission be REFUSED for the following reason:-

Reasons:

1. The Church Hall has not been demonstrated as redundant. The loss of the hall as a community facility is contrary to Wrexham Unitary Development Plan CLF1, which seeks to retain such community facilities unless it can be clearly established that they are redundant.

RECOMMENDATION B

That if a supporting statement establishes that the Hall is clearly redundant, permission be GRANTED subject to the following conditions.

CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site.2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later.4. The proposed access on to Bryn y Gaer Road shall have a visibility splay of 2 x 33 metres in both directions to the centreline of the adjoining carriageway within which there shall be no obstruction in excess of 1 metre in height. The splay shall be provided prior to the commencement of use/occupation of the development hereby approved and shall thereafter be retained.5. A scheme to delineate the edge of the carriageway by the access shall be submitted for approval to the planning authority in consultation with the Highway Authority prior to commencement of any site works.6. Vehicle parking and turning facilities shall be provided within the curtilage of the site in accordance with details to be submitted for the further approval of the Local Planning Authority. Such facilities shall be made available prior to implementation of the use(s) hereby permitted and shall thereafter be retained.7. A 2 metre wide footway shall be back from the existing carriageway on Bryn y Gaer Road along the full frontage of the development site.8. A bat roost report shall be undertaken by specialist consultants to be able to assess the likely impacts of the proposal on any statutory protected species can be

Page No 36

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 assessed. The report must also propose and deliver appropriate conservation schemes and 'Reasonable Avoidance Measures' and be submitted to and approved by the Local Planning Authority. Any mitigation measures required shall be implemented in accordance with timescales to be agreed as part of the measures before development commences on site.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995.2. To comply with Section 92 of the Town and Country Planning Act, 1990.3. To comply with Section 92 of the Town and Country Planning Act, 1990.4. To ensure the formation of a safe and satisfactory access in the interests of highway safety.5. To ensure the formation of a safe and satisfactory access in the interests of highway safety.6. To ensure that adequate parking facilities are provided and maintained within the curtilage of the site in the interests of the free flow of traffic, highway safety and the amenities of the locality.7. To ensure the formation of a safe and satisfactory access in the interests of highway safety.8. In order to protect wildlife interests, which are afforded special protection.





Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on the enclosed "Applicants' Rights and General Information".

This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are knows as "conditions precedent". You should be aware that it is important that you comply with any "conditions precedent". If you do not, then any

Page No 37


work you undertake on the development subject of this permission would not have planning permission.

With regard to protected species, you are advised to contact the Council's Ecology Officer to arrange for advice/brief and site visit before the commencement of the demolition._____________________________________________________________________

Page No 38



COMMUNITY:Minera

WARD:Minera

LOCATION:Plot Adjacent To Bryncliffe Old Road Bwlchgwyn Wrexham

DESCRIPTION:Outline application for residential development and alteration to existing vehicular and pedestrian access

APPLICANT(S) NAME:Mr & Mrs A P And N J Davies


CASE OFFICER: SJG

AGENT NAME:Mr & Mrs N P Davies

_____________________________________________________________________

THE SITE

The site is on the south side of Old Road. It consists of a 0.1 hectare area of the garden to the dwelling and slopes up to the south away from the road. There is a hedge along the road frontage behind a grass verge and a row of pine/fir trees behind the hedge. The road has single hazard markings and no footways, and is subject to a 60mph speed limit.

PROPOSAL

Is for outline permission for residential development and alterations to the vehicular access on garden land. It is submitted as a “renewal” of planning permission P/2001/0127, to allow more time for submission of the reserved matters. Foul drainage would be to the main sewer.

Spring

WellLB

(HEN FFORDD BWLCHGWYN)

OLD ROAD BWLCHGWYN

FFORDD UCHAF

THE SPINNEY

306.9m

BM 315.62m

BM340.85m

336.2m

BM 334.12m

323.1m

Gwynfryn

Plas-gwyn Mountain

Ty'n-y-pistyll

FarmIvy Cottage

Rockcorry

Bryncliffe Grug-Yr-Awel

Bryn-y-ffynnon

LittleLangford

Kalushi

KernowChy

RowansSouth View

Ceirio

s

Bryn

Rho

syn

Ael y Bryn

HaulVron

Nythle

GreystonesCottage

Rush

brit

Ty Broga

Felin-y-gwynt

CroftThe

Glasfryn

MynyddGwynt-y

Bro Awel Cor

un Y

Br y

n

Bryn-awelon

Pen-yr-allt

Y Gors

Machno

SITE


Page No 39


RELEVANT HISTORY

6/5992 Bungalow Refused 31/1/1980(outside settlement limits at that time)

6/18921 Residential development (outline) Granted 11/3/19916/22050 Residential development (outline) (renewal) Granted 25/2/1994CB01968 Residential development (outline) Granted 23/4/1998P/2001/0127 Residential development (outline) (renewal) Granted 9/4/2001

DEVELOPMENT PLAN

The site lies within the settlement limits as defined in Wrexham Maelor Local Plan and Wrexham Unitary Development Plan. Policies S4 and H2 of WMLP are applicable, and significant weight can be attached to Polices GDP1 and H2 of UDP.

CONSULTATIONS

Minera C. Council: Consulted 20/2/2004Brymbo C Council: Consulted 20/2/2004Local Members: Consulted 20/2/2004Highway authority: No objections in view of previous permissions. CPPO: No commentsCoal Authority: Site is not within zone of influence of past miningWelsh Water: No commentsSite Notice: Expired 17/3/2004Other Representations: Adjoining occupiers notified 27/2/2004

1 letter of objection received, on highway safety grounds. Old Road is used as an alternative route for much heavy traffic, and the stretch outside the site is very dangerous. The site is at a brow in the hill and the road is used for overtaking. More residential building and accesses will add to danger on the busy road.


Policy: The site is within the settlement so development is acceptable in principle . Renewal of Permission: Circular 35/95 advises that, as a general rule, applications for renewal of permission should be refused only where:(a) there has been some material change in planning circumstances since the original

permission was granted (e.g. planning policy or highway considerations)(b) continued failure to begin the development will contribute unacceptably to

uncertainty about the future pattern of development in the areathe application is premature because the permission still has a reasonable time to run.

Highway Safety: The application granted in 1998 was subject to a committee report and the highway safety issue was fully investigated. It was considered that the access should take the form of an improved access serving the existing and proposed dwellings, rather than a new access, to achieve the maximum visibility (95 metres

Page No 40

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 towards Coedpoeth). This is still below the recommended standard for a road with a 60mph restriction. (215metres). I am not aware of any significant changes in traffic flows or volumes since that time and Highways have not objected.

Residential Amenity: The site is a generous plot, allowing scope for a development reflecting the low-density character of the settlement without affecting the amenities of the neighbouring properties, whilst retaining the mature trees. A new dwelling has been built to the west since the original permission was granted. The previous permissions have all stated “residential development” and consideration could be given to a restriction on any permission to one dwelling only.


CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site.2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later.4. No trees shall be lopped, topped, felled or uprooted without the prior written permission of the Local Planning Authority, nor shall any trees be wilfully damaged.5. The development hereby permitted shall gain vehicular access from Old Road by the shared use of the existing vehicular access serving Bryn Cliffe and the details to be submitted as part of the reserved matters shall include details for the widening of this existing access6. Vehicle parking and turning facilities shall be provided within the curtilage of the site in accordance with details to be submitted for the further approval of the Local Planning Authority. Such facilities shall be made available prior to implementation of the use(s) hereby permitted and shall thereafter be retained.7. The development hereby permitted shall consist of one dwelling only.8. Details of foul and surface water drainage shall be submitted to the Local Planning Authority before any part of the development is commenced and the development shall only be carried out in strict conformity with such details as are thereby approved.

Page No 41

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 REASON(S)

1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995.2. To comply with Section 92 of the Town and Country Planning Act, 1990.3. To comply with Section 92 of the Town and Country Planning Act, 1990.4. To protect trees which are of significant amenity value to the area.5. To ensure that adequate parking facilities are provided and maintained within the curtilage of the site in the interests of the free flow of traffic, highway safety and the amenities of the locality.6. To ensure that adequate parking and turning facilities are provided and maintained within the curtilage of the site in the interests of the free flow of traffic, highway safety and the amenities of the locality.7. To safeguard the character of this low density residential area.8. To safeguard the amenities of the area.



You are reminded to take account of the observations of the Coal Authority which have been previously forwarded to you._____________________________________________________________________

Page No 42



COMMUNITY:Cefn

WARD:Cefn

LOCATION:Maelor House King Street Acrefair Wrexham

DESCRIPTION:Demolition of existing residential and commercial buildings to allow construction of new residential accommodation houses and flats and alteration to existing vehicular & pedestrian access.

APPLICANT(S) NAME:Mr D Broadhurst


CASE OFFICER: DSW

AGENT NAME:Mr G Kennerley

_____________________________________________________________________P/2004 /0221THE SITE

An ‘L’ shaped piece of land with frontage onto King Street. Existing residential development on Llangollen Road and Maelor Terrace back onto the site. The area has previously been used as commercial premises and consists of a number of workshop buildings, the majority of which lies to the rear of properties on Llangollen Road and along the site frontage. The application site also includes Maelor House, a dwelling located to the south of the access presently serving the site.

PROPOSAL

As above. This is an outline application for residential use with all matters reserved for further approval.

1

1

7

2

Vil la s

Hig h a m

W o rk s

1

Te

gfa

n

Cra

nl e

i gh

Ga ra g e

Gle

nc r o

f t

2

6

1

M a e lo r T e rra c e

Sto n e c ro ft

11

15

T h e

M i lls to n e

M a e lo r

T e rra c e

Ha z e ld e n e

L ly g a d y r Ha u l

Gle n le a

Da le h u rs t

T y

Ne wy d d

PH

M a e lo r

T e rra c e

Roberts

Terrace

Ha

ulf ry

n

Gl e

nc

otG

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Pretoria Villas

To

we

r Vi e

w

8

1

B 5

09

6

LLANGOLLEN ROAD

B 5

09

6

B 5

09

6

KIN

G S

TR

EE

T

(FFORDD LLANGOLLEN)


Llangollen Rd

Page No 43


HISTORY

None

DEVELOPMENT PLAN

The site lies within the settlement limit of Cefn Mawr/Acrefair as defined in both the adopted Wrexham Maelor Local Plan and emerging Unitary Development Plan. The Unitary Development Plan Policies GDP1 and H2 carry significant weight.

CONSULTATIONS

Community Council: Objections on the grounds that access would be dangerous due to the volume of the vehicles already parking along King Street and the close proximity of the junction with Llangollen Road.

Local Members: Notified 25.02.04Highways: No objections subject to appropriate conditions

requiring a more centrally located access, traffic calming along King Street, and a 2m wide footway along the frontage of the site.

Countryside Council for Wales: No objections subject to appropriate bat surveys to determine whether they are present on the site.

Chief Public Protection Officer: No objections subject to appropriate measures to deal with potential contamination.

Coal Authority: consulted 25/2/04HSE: consulted 25/2/04Other Representations: Six letters and one petition with eight names

objecting for the following reasons: Access from King Street will be dangerous and

parked vehicles already cause problems. Proposed access does not comply with

TAN18. Greater congestion and enhanced danger to

pedestrians. School bus route opposite and would

compromise safety. Concern over the loss of trees on site. Potential for increased overlooking and loss of

amenity.Site Notice: Expired 23.03.04


Policy: As the site lies within existing settlement limits as defined in both the adopted Wrexham Maelor Local Plan and the emerging Unitary Development Plan, there can be no objections in principle to residential use, provided the technical criteria set out in Unitary Development Plan Policy GDP1 are met.

Page No 44


Amenity: The premises have been used in the past as workshops involving activities such as car repairs, etc, over which there are no existing planning controls. This application provides the opportunity to remove this commercial use which potentially could adversely affect neighbouring residential amenity. The site is surrounded on all sides by existing housing and the removal of unsightly buildings, particularly when viewed from King Street, will improve the general appearance of the area. I am satisfied that issues raised by objectors in relation to overlooking and loss of privacy can be adequately dealt with at the detailed planning stage.

Access: The main concerns raised by objectors relate to the access arrangements and issues regarding traffic generation and congestion, given the current problems of on-street parking on King Street. The site frontage onto King Street extends to approximately 35 m and visibility will be significantly improved by repositioning the proposed means of access. In addition, it is likely the traffic generated by the proposed use will be comparable if not less than when this site was fully operational as a commercial yard. With the introduction of traffic calming on King Street, which will form a requirement of any permission granted, there are potential improvements to vehicles and pedestrian safety here. Highways have raised no objections.

Contamination: The site lies within 250 metres of two former landfill sites. In light of this, any permission granted will be subject to a condition to ensure that any potential contamination issues are adequately dealt with.

Conclusion: As the site lies within existing settlement limits and is surrounded by housing, there can be no objections in principle to residential development. The proposal offers the opportunity to remove a potentially unneighbourly use and improve the visual appearance of the area. In addition, any highway concerns raised by the Community Council should be overcome by repositioning the means of access and introducing traffic calming on King Street.


CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site.2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.

Page No 45

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later.4. As part of the submission of reserved matters, a plan shall be submitted showing the location and species of, (and allocating a reference number to,) each existing tree on the site which has a stem with a diameter measured over the bark at a point 1.5 metres above the ground level exceeding 75mm. It shall show trees are to be retained and the crown spread of each retained tree.5. A two metre wide footway shall be constructed along the frontage of the site constructed to adoptable standards prior to the first occupationof any dwellingont he site. It shall thereafter be retained clear of obstruction.6. The reserved matters application shall provide for a scheme of traffic calming along King Street. No dwelling shall be occupied on the site until the scheme has been fully implemented.7. As part of the submission of reserved matters, a plan shall be submitted showing the location and species of, (and allocating a reference number to,) each existing tree on the site which has a stem with a diameter measured over the bark at a point 1.5 metres above the ground level exceeding 75mm. It shall show trees are to be retained and the crown spread of each retained tree.8. Development shall not begin on site until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. Where remediation works are required, the development shall not be occupied/used until a Validation Report to show that the works have been satisfactorily carried out has been submitted to and approved in writing by the Local Planning Authority.9. The reserved matters application shall include details for the provision of public open space within the site at a minimum of 80 sq m per dwelling.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995.2. To comply with Section 92 of the Town and Country Planning Act, 1990.3. To comply with Section 92 of the Town and Country Planning Act, 1990.4. To ensure that the works on the site properly take account of the future health of the trees.5. To improve pedestrian safety.6. In th einterests of highway safety.7. To ensure that the works on the site properly take account of the future health of the trees.8. To protect the health and amenity of future residents9. To ensure that the development is afforded adequate public open space, in the interests of the amenities of the future residents.

Page No 46



With regards to Condition 01 above, you are advised that the reserved matters application should show the vehicular access centrally positioned along the frontage of the site.

You are advised to contact the Council's Chief Planning Officer prior to the preparation of detailed plans.

When preparing detailed drawings and/or implementing this permission you are advised to give full consideration to the housing needs of the disabled.

_____________________________________________________________________

Page No 47



COMMUNITY:Overton

WARD:Overton

LOCATION:6 Sundorne Overton Wrexham

DESCRIPTION:Bedroom, bathroom and garage extension together with associated works.

APPLICANT(S) NAME:Mr Garth Kennerley


CASE OFFICER: SB

AGENT NAME:Mr Garth Kennerley

_____________________________________________________________________

THE SITE

A two-storey detached dwelling located within a predominantly residential area in a small cul-de-sac off High Street.

PROPOSAL

First-floor extension over existing garage, erection of new garage, single-storey extension to rear and erection of conservatory to the rear.

HISTORY

None relevant.

#

#

#

8

PEEL CLOSE

Stone


Site

First-floor extension and garage

Conservatory and single-storey extension

Remainder of dwelling

Page No 48


DEVELOPMENT PLAN

Within settlement limit and Overton Conservation Area as detailed in both the Wrexham Maelor Local Plan and the emerging Wrexham Unitary Development Plan. Local Plan Policies S4 and E15 and UDP policies GDP1 and EC7 apply. Local Planning Guidance Notes 4 and 20 also apply.

CONSULTATIONS

Community Council: No objectionLocal Member: Consulted 25.02.04Adjoining Occupiers: One letter objecting on the following grounds:

The extension will increase the visual prominence of the building.

The structure will appear very imposing due to the height and nearness of the bedroom extension and due to the proximity of the new garage to the mutual boundary.

The increased structure will have an impact upon the view from 2 bedrooms, dining/living room and kitchen of 7 Sundorne

The distance between the dining/living room window of 7 Sundorne facing a blank wall (new bedroom east elevation) measures 12.5 metres, which is less than the required minimum of 13 metres as set out in LPG 21.

The impact of the scale of the building will be most felt in the garden, where sunlight will be most affected in the afternoons and evenings.

The practicalities of being able to ensure adequate fence maintenance.

Coal Authority: The property is not within the likely zone of physical influence on the surface from any past or present underground workings.

Site Notice: Expired 08.10.03


Background: The proposal involves the erection of a first-floor extension over an existing garage to create an additional bedroom and bathroom, and a ground floor extension to create a garage and conservatory. The main issues to consider relate to the potential impact upon the amenities of neighbouring residents, design and impact upon the appearance of the area.

Residential Amenity: In order to determine the potential impact upon daylight levels to the adjoining property, the BRE 45-degree daylight tests were used as detailed in Local Planning Guidance Note No. 20. These are applied to habitable room windows in order to determine how significant the loss of light would be. Two tests are applied; a vertical and a horizontal, both should fail to indicate that the development would result in the loss of a significant amount of daylight. Both tests pass, which

Page No 49


indicates that the extension would not significantly reduce daylight levels to any neighbouring dwellings.

There would be a distance of approximately 9m between the gable of the proposed single storey garage extension and a distance of approximately 14m between the proposed second storey extension and the rear of 7 Sundorne. Local Planning Guidance Note 20 indicates that there should be a distance of 13m between a habitable room window and a blank wall where the wall exceeds the top of the window. Given that the nearest part of the extension to 7 Sundorne will be single storey with a pitched roof sloping away from this property, I do not consider that it would have an overbearing or dominating impact upon the amenities of the residents of this property.

Design: The proposed extension is in keeping with the design, scale and character of the existing and I do not consider that the resulting development would have an adverse impact upon the appearance of the streetscene. Furthermore, given that the dwelling lies on the fringe of the conservation area within a fairly modern cul-de-sac, it would not have any harmful impacts upon this status.

Other Objections: The objections relating to the fence maintenance and impact upon a private view are not relevant planning issues and have therefore not been considered. With regards to loss of light to the garden area of 7 Sundorne, I do not consider that given the position of the application site in relation to this property, that the extension would cause any additional loss of light.

Conclusion: I am satisfied that the development will not have an adverse impact upon residential amenity and will not have a negative impact upon the appearance of the conservation area and that it complies with local policy and local planning guidance.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, no other windows or openings shall be inserted in the east elevation of the building.4. The garage shall only be used for a purpose that is ancillary to the use of the dwelling as a single dwellinghouse, provided it does not preclude the garaging of a private motor car.

Page No 50

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 5. The existing fence along the east boundary shall not be removed or reduced to a height below 1.8m unless otherwise agreed, in writing, by the Local Planning Authority.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To protect the amenities of the occupiers of nearby properties.4. In order to ensure that the garage would not be used in a manner that would cause a disturbance to adjacent dwellings and to ensure the provision of adequate parking.5. In order to prevent any issues of overlooking from the conservatory to the rear garden area of the adjacent property.

_____________________________________________________________________

Page No 51



COMMUNITY:Minera

WARD:Minera

LOCATION:The Gables Ruthin Road Minera Wrexham

DESCRIPTION:Dismantle and fell to ground level 2 No. Pine Trees (T1 & T2) and minor tree surgery to 1 No. Pine (T4) to improve safety (TPO No. WMBC 166).

APPLICANT(S) NAME:A R DeBolla


CASE OFFICER: AH

AGENT NAME:A R DeBolla

_____________________________________________________________________

THE SITE

Front garden of The Gables, Ruthin Road, Minera, Wrexham.

PROPOSAL

Fell 2 No Pine Trees.

HISTORY

CB 01853 Tree Felling. GRANTED 09.03.19986/12320 New Cottage with Garden by Conversion of existing outbuildings

and alteration to existing vehicular access. GRANTED.

DEVELOPMENT PLAN

Within settlement limit. Policy E6 of the Local Plan refers and EC4 of the UDP. Subject to Wrexham Maelor Borough Council TPO No. 166 (1995).

CONSULTATIONS

Local Member: Notified 25.02.04Community Council: Notified 25.02.04Site Notice: Expired 20.03.04


The trees to be felled 2 No Pine are mature specimens of poor vigour. They have caused extensive damage to the applicant’s driveway by lifting the surface. The applicant now wishes to lay a new driveway and is concerned that the tree roots will cause similar damage.

Although the trees are prominent in the skyline I believe that they are not considered to be outstanding specimens that warrant long-term protection from this Tree Preservation Order. After consultation with the applicant, I believe the best option in

Page No 52


this case is to allow for the removal of the trees and condition the replanting of substantial trees at a safe distance from the new driveway. These trees in time will become prominent features in the skyline and will ensure continued trees cover of high amenity and landscape value for many years to come.

I therefore recommend accordingly.


CONDITION(S)

1. The work shall be completed within 12 months from the date of consent unless an extension is applied for and granted.2. Two large replacement trees (minimum 12-14cm nursery standards) shall be planted, the species, size, precise location and planting programme of which shall be agreed in writing with the Local Planning Authority. The work shall be carried out in full accordance with the agreed details.3. The replacement tree shall be planted in the first available planting season (November - February) following felling and shall be maintained for a minimum period of five years and any tree that dies during the maintenance period shall be replaced with one of a similar species.

REASON(S)

1. To ensure the work is completed within a reasonable time scale.2. To ensure the amenity afforded by the trees is continued into the future.3. To ensure the amenity afforded by the trees is continued into the future.

_____________________________________________________________________

Page No 53



COMMUNITY:Marchwiel

WARD:Marchwiel

LOCATION:Land adjacent to The Willows Farm Sontley Wrexham

DESCRIPTION:Erection of dwelling.

APPLICANT(S) NAME:Mrs L Ellis


CASE OFFICER: DSW

AGENT NAME:Michael Hughes

_____________________________________________________________________P/2004 /0235THE SITE

The site comprises of a plot of land (650 sq m) adjacent to The Willows in Sontley. The site is set forward of The Willows and fronts onto the Class 3 Eyton to Stryt-yr-Hwch Road. There are four dwellings to the south of the site but the area is predominantly rural in character.

PROPOSAL

As above. This is an outline application with all matters reserved for further approval.

HISTORY

6/16747 Erection of one dwelling house and garage constructed of new vehicular access and siting of septic tank. Refused 12.06.89. Appeal dismissed 19.12.89


site

Page No 54

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 6/22261 Erection of one dwelling house and garage construction of new

vehicular access and siting of septic tank. Refused 06.06.94.Appeal dismissed 29.11.94

P/2003/0378 Outline application for the erection of one detached dwelling with garage, alteration to existing vehicular access and installation of septic tank. Withdrawn 02.07.03

DEVELOPMENT PLAN

The site is unallocated land outside defined settlement limits in both the adopted Local Plan and the emerging Unitary Development Plan. The Unitary Development Plan can be used as a material consideration for development control purposes. This is essentially a new dwelling in open countryside for which Unitary Development Policy H5 carries considerable weight. This policy permits such new dwellings in open countryside only if the proposals comprise infilling subject to Policy GDP1 and defines infilling to be “the development of no more than two dwellings in a small gap with a well developed built frontage”. It also states that opportunities for such development in the countryside are very limited.

CONSULTATIONS

Community Council: Notified 26/2/04Local Member: No objections. The proposed dwelling would

form part of a developed frontage – a mixture of old and new properties. It would also prevent potential fly-tipping to the detriment of adjoining properties.

Highways: No objectionsChief Public Protection Officer: No objectionsEnvironment Agency: No objectionsCoal Authority: Notified 26.02.04Other Representations: Two letters of support for the proposal provided

the dwelling is designed to prevent overlooking and loss of privacy into adjoining houses.



Policy: The site lies outside settlement limits where there is a general presumption against new development in the open countryside. The applicants have put forward a case for “infilling”. However, The Willows and converted form buildings are set back approximately 37 metres from the edge of the highway and do not form part of the developed road frontage. In addition, I do not consider this to form part of a well developed built frontage. It lies at one end of a group of only four dwellings and cannot be construed as infilling of a small gap. Recent site clearance gives an impression that this is a natural building plot but the aerial photographs show that The Willows and its adjoining barn conversion are clearly separate from the dwellings to the south.

Page No 55

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 Background: The site has been refused planning permission on two occasions in the past, in 1989 and 1994.. Subsequent appeals were also dismissed.

I quote from the Inspectors’ decision letters:

“The loose collection of three dwellings have substantial gaps between them, while the complex of farm buildings at the Willows is clearly detached from the small ribbon of houses … the proposal cannot properly be regarded as infilling, nor would it form an acceptable extension of existing development in the context of these rural surroundings.” (1989)

“My colleague did not consider this gap of around 33 metres to amount to infilling, nor did he take the view that it would form an acceptable extension of existing development. .. I see no reason to disagree with his assessment.” (1994)

Members may also recall a similar case on Overton Rd, Ruabon (only a couple of miles away) where a proposal for a dwelling in a group of scattered houses was refused and dismissed on appeal.

“I share the Council’s view that future proposals for further dwellings in this minor group would be more likely and harder to resist if this proposal were permitted”.

ConclusionThe matter has been considered twice before. Both Planning Inspectors considered that in view of the limited extent of development of the area and disposition of buildings, the proposal could not be properly regarded as in-filling, nor would it form an acceptable extension of existing development in the context of its rural surrounding. The issue of in-filling therefore has previously been fully addressed and given that the planning circumstances remain unchanged since the previous appeal decision, there can be no justification to allow permission to be granted on this basis.

This development clearly does not conform with the Council’s long established policies - to allow it to proceed would set a precedent for a number of other plots in the rural areas.

RECOMMENDATION That permission be REFUSED

REASON(S)

1. The site is located outside any recognised settlement limit as defined in the adopted Wrexham Maelor Local Plan. To allow the development without any justification on the grounds of essential rural need, would result in an undesirable addition to existing sporadic development and represent an unwarranted instrusion in the open countryside, contrary to policies S1 and H5 of the adopted Wrexham Maelor Local Plan and policies PS1, GDP1 and H5 of the emerging Unitary Development Plan._____________________________________________________________________

Page No 56



COMMUNITY:Gwersyllt

WARD:Gwersyllt East & South

LOCATION:2 The Coppice Old Mold Road Gwersyllt Wrexham

DESCRIPTION:Two storey extension to side to form bedrooms and family room

APPLICANT(S) NAME:Mr & Mrs Moore


CASE OFFICER: SB

AGENT NAME:Blue Print

_____________________________________________________________________

THE SITE

A detached two-storey dwelling located within a predominantly residential area. Two-storey dwellings lie either side of the site.

PROPOSAL

As above.

HISTORY

None relevant.

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Oakfield

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Site

Position of two-storey extension

Page No 57


DEVELOPMENT PLAN

Within settlement limit as detailed in both the Wrexham Maelor Local Plan and the emerging Wrexham Unitary Development Plan. Local Plan Policy S4 and UDP policy GDP1 apply. Local Planning Guidance Note 20 also applies.

CONSULTATIONS

Community Council: No objectionLocal Member: Consulted 12.03.04Coal Authority: The property is within the likely zone of influence on the

surface from workings in 5 seams of coal.Other representations: Four nearby residents consulted. One letter objecting on

the following grounds:

The extension would result in a significant loss of daylight and would be visually overbearing when viewed from the conservatory of Oakfield and there is less than 1 metre between the extension and the boundary to allow maintenance and access to the side boundary.



Background: The proposal involves the erection of a two-storey extension to the south side of the dwelling to create two extra bedrooms, a family room and a study. The proposal also involves erecting a pitched roof over the existing flat roof garage and continuing this over the flat roof porch and canopy to the front of the property. The main issues to consider relate to the potential impact upon the amenities of neighbouring residents, design, impact upon the appearance of the area and parking.

Residential Amenity: In order to determine the potential impact upon daylight levels to the adjoining property, the BRE 45-degree daylight tests were used as detailed in Local Planning Guidance Note No. 20. These are applied to habitable room windows in order to determine how significant the loss of light would be. Two tests are applied; a vertical and a horizontal, both should fail to indicate that the development would result in the loss of a significant amount of daylight. On applying the tests to a conservatory located on the rear elevation of the adjacent property (Oakfield), both the horizontal and the vertical tests pass. This therefore indicates that the rear extension would not significantly reduce the amount of light to the conservatory.

Design: The extension to the side will be recessed slightly from the front elevation of the existing dwelling and will appear subsidiary to it. Its scale, character and design are in keeping with the existing. Although the proposal for the garage introduces a hipped roof instead of a gable roof to match the existing, it is not considered that it will adversely affect the character of the dwelling or the appearance of the streetscene. I therefore consider the design of the extension to be acceptable.

Page No 58


Parking: Local Planning Guidance Note16 requires the provision of three parking spaces for dwellings with three bedrooms or more. The property currently has sufficient parking and turning for three cars.

Conclusion: I am satisfied that the development will not have an adverse impact upon residential amenity and will not have a negative impact upon the appearance of the area and that it complies with local policy and local planning guidance.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order no windows or other openings shall be inserted in the south elevation of the building.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To protect the amenities of the occupiers of nearby properties.




_____________________________________________________________________

Page No 59



COMMUNITY:Rhosddu

WARD:Garden Village

LOCATION:169 Chester Road Wrexham

DESCRIPTION:Installation of roller shutters with 76mm perforated steel lats, externally fixed to shop windows, powder coated BS10 B15 Gardenia.

APPLICANT(S) NAME:L Rowland & Co (Retail) Ltd


CASE OFFICER: KH

AGENT NAME:Andrew Design Service

_____________________________________________________________________

THE SITE

Chemist located at the junction of Kenyon Avenue and Chester Road and forming part of a block of retail units.

PROPOSAL

Provision of external perforated security shutters (to a cream colour) to the shop fronts on the front elevation facing Chester Street and the side elevation to Kenyon Avenue.

HISTORY

N/A.

DEVELOPMENT PLAN

Policy GDP1 of the Unitary Development Plan refers.

CONSULTATIONS

Community Council: Consulted 12.03.04Local Member: Concerned that the provision of the shutters would be

against Council policy and the visual impact of the shutters.

Other Representations: Consulted 30.03.04Site Notice: Expired 16.04.04


Visual Impact of the Shutters: Consideration is required of Policy GDP1 and the impact on residential amenity and the streetscene and the design issues raised by Local Planning Guidance Note 18. Shutters are obviously capable of having an adverse visual impact but security is also a material consideration.

Page No 60


The Local Member has expressed concern at the visual impact the shutters will have and I would agree that the design proposed is not the ideal solution. However, the Chemist has previously suffered vandalism and the finely perforated shutters would prevent further vandalism. The shop front to Chester Road projects from the main body of the building and with the stall riser to the base not covered and the rest of the front elevation visible, including the doors, the impact of the shutters is reduced. The external housing box does not project further forward than the existing roof to the ground floor extension and the box and shutters will be coloured to an appropriate colour. Whilst the side shutter will be more intrusive with a projecting housing box, the limited amount of coverage of the side elevation and the colouration of the shutters will ensure the impact is limited.

I am satisfied that, given the orientation and distances to nearby residential properties, and the design, the shutters will not significantly impact on residential amenity or the general streetscene.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. The curtain area of the shutters hereby approved shall be fitted entirely with perforated laths as approved as part of the application documentation.3. Before the shutters are first installed, a colour scheme for the shutters ( to include guide rails, shutter boxes and curtain areas) shall be submitted to and approved by the Local Planning Authority. The scheme as approved shall be fully implemented within one month of their installation and shall thereafter be retained in accordance with the approved scheme.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. In the interests of the visual amenities of the area.3. In the interests of the visual amenities of the area.

_____________________________________________________________________

Page No 61



COMMUNITY:Holt

WARD:Holt

LOCATION:Tyn Twll Farm Holt Road Llan-y-pwll Wrexham

DESCRIPTION:Outline application for the erection of 2 dwellings.

APPLICANT(S) NAME:Mr J R Jones


CASE OFFICER: SB

AGENT NAME:Roger Parry Chartered Surveyors

_____________________________________________________________________

THE SITE

Tyn Twll, Holt Road, (immediately to the north west of the Redrow housing site.

PROPOSAL

Outline application for residential development (2 no two storey residential units).

HISTORY

P/2002/0111 – Outline application for residential development for 4 dwellings. Refused 08.04.02

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Local Plan settlement limit

UDP Limit

Page No 62


DEVELOPMENT PLANWithin settlement limit (Local Plan) approx 50 % in settlement in UDP (see plan above). Green barrier adjoins settlement limit in both plans.Local Plan Policies S1, S3, S4, E2 and E6 apply. Unitary Development Plan Policy PS1, PS2 EC1 & GDP1 apply.

CONSULTATIONS

Community Council: Concerned about highway safety.Local Member: Consulted 12.03.04Highways: No objections, subject to conditions.Public Protection: No objection. Add contamination note.Coal Authority Applicant to be made aware of instability issues.Site Notice: Expired 08.04.04Other Representations: Four adjoining occupiers notified. Three letters of

objection raising the following issues: The land should be maintained as a copse. Loss of countryside/open views from the adjacent

dwellings. It would result in overlooking to 5 Belfry Close. Views of the poplar trees will be spoilt Loss of light to the rear bedrooms of 5 Belfry Close It will create additional traffic, which will be

dangerous.


Background: Outline planning permission is sought to develop the site for residential use. All matters have been reserved for subsequent approval. A previous application for four dwellings was refused on 8th April 2002 because it was considered that such a development would have an unacceptable effect upon the landscape, the setting of the existing farm buildings and would result in the loss of hedgerows, existing trees, shrubs and associated wildlife. This application refers to the erection of two dwellings and an indicative plan has been submitted of the likely layout.

Policy: The site is within the settlement boundary in the Wrexham Maelor Local Plan and forms part of allocation no. 20 (which has been implemented) – except for the proposed access, which is outside the settlement boundary and within a Green Barrier. However, the settlement boundary runs through the centre of the proposed site in the emerging Unitary Development Plan. Part of the site therefore lies outside the settlement limit and part is in the Green Barrier. As the submitted plan shows, the majority of plot one is outside the settlement limit.

Page No 63


Trees: Pre-application discussion took place with regards to an alternative proposal for the site and a tree survey was submitted in order to determine how the revised proposal would affect the existing trees. Aboricultural advice suggests that there are no objections to the revised proposal subject to the retention of as much vegetation as possible, which, it has been suggested could be achieved by reducing the width of the proposed driveways. An accurate tree survey would allow a more informed decision with respect to the impact that the development would have on this cluster of trees and a survey has been requested from the applicant.

Highways: Highway advice suggests that there are no objections to the proposal subject to a condition requiring a visibility splay of 90m to the east. This could be achieved as the land lies within the applicant’s control and a condition will be attached to this respect. However, this may require the removal of a definitive line of trees and a hedge along the northern boundary. The exact extent of the impact upon these trees can only be determined by the presence of an accurate tree survey, which indicates the trees to be removed and retained, and will be determined upon receipt of the tree survey that has been requested.

Other objections: Objections were raised with regards to loss of privacy through overlooking and loss of private views. Issues of overlooking cannot be determined at this stage, since there are no details of the appearance of the proposed buildings and will be dealt following the submission of the reserved matters. Any application will, however, have to be in accordance with the separation distances set out in LPG 21 and will be considered in accordance with this advice. The loss of individual private views is not a planning issue and there is no private right to look across land owned by other parties. This issue has therefore not been given consideration.

Conclusion:

I do not believe that a case has been made out to justify the incursion of plot one into the green barrier. If the amended plans/ detailed tree survey confirm that two plots can be developed within the settlement limit without undue damage to the trees, I would support the development. However in the absence of that I must recommend refusal.

RECOMMENDATION

That planning permission be REFUSED for the following reason:

1. The proposal would be contrary to policies S4, E2 and E6 of the Wrexham Maelor Local Plan and EC4 and GDP 1 of the Wrexham Unitary Development Plan. It would have an unacceptable effect upon the landscape, the setting of the existing farm buildings and involve the removal of hedgerows, trees, shrubs and associated wildlife.

2. The proposal involves development outside the settlement limit in the Wrexham Unitary Development Plan and in a Green Barrier. As such it would be contrary to policies EC1 and PS1 which seek to protect the countryside.

Page No 64


Page No 65



COMMUNITY:Rossett

WARD:Rossett

LOCATION:Land To The Rear Of Strathalyn Court & Strathalyn Park Llay Road Rossett Wrexham

DESCRIPTION:Erection of 4 No. garages.

APPLICANT(S) NAME:Kingmead Limited


CASE OFFICER: SEH

AGENT NAME:Cheshire Architects

_____________________________________________________________________

THE SITE

The site, currently under residential development, comprises of the former Strathalyn Nursing Home on the Llay Road in Burton. It is located some 500 metres from the A483 trunk road and is predominantly rural in character. There are a number of detached properties that lie close to the site boundaries and land beyond that is generally pasture land.

PROPOSAL

To erect a single block comprising 4 No. garages to the rear of the development to provide secure parking for the adjacent dwellings (Strathalyn Court).

RELEVANT HISTORY

P/2002/0523 Permission for Residential Development. Granted 29.07.2002

Proposed Garages

Page No 66


DEVELOPMENT PLAN

The site lies outside the settlement limits and within green barrier and local landscape area as defined in the adopted Wrexham Maelor Local Plan and the deposited Wrexham Unitary Development Plan. Local Plan Policy S4 and UDP policies GDP1 and PS2 apply. Objections were received for these policies so little weight can be given to them.

CONSULTATIONS

Community Council: No objectionsLocal Member: No observationsHighways: No objections Coal Authority: Notes sentOther Representations: One letter of objection received from adjoining occupier

raising the following points:1. The proposed garages will result in the loss of visual

amenity.2. Increased traffic movement in the area. 3. Fears that garages would be used for accommodation in

the future. Site Notice: Expired 05.04.04


Policy: There are no policy objections in principle to the development subject to satisfying policy GDP1, PS2 and S4.

Residential Amenity: I do not consider that these units will result in an unacceptable loss of visual amenity to adjoining occupiers. The development as a whole is partially screened and I do not consider the addition of a single block of garages as having any great addition to the visual impact on local residents.

I am happy that the proposed garage block will not lead to an increase in traffic movement in this area. Residents and their vehicles will be using the access road to reach their properties and parking area regardless of whether or not secure parking (garage) is provided.

Objections: I have imposed a condition which would ensure that a further application would be required for any use other than as garaging.

Conclusion: I believe this is an acceptable development that allows for secure parking for adjacent dwellings, and will not result in increased traffic movement. I am satisfied that the development will not cause further adverse visual impact, and I am of the opinion that the surrounding landscape will not be detrimentally affected. P/2004 /0253


Page No 67


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No part of the development shall be commenced until samples of all external facing materials have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.3. No trees shall be lopped, topped, felled or uprooted without the prior written permission of the Local Planning Authority, nor shall any trees be wilfully damaged.4. The garages erected under this permission shall be used only for a purpose incidental to the use of that dwelling as a single dwelling house provided that such use shall not preclude the garaging of a private motor car.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To protect trees which are of significant amenity value to the area.4. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance or disturbance to the occupiers of nearby properties and to ensure that facilities for the garaging of a car remain available at this address at all times.



This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are knows as "conditions precedent". You should be aware that it is important that you comply with any "conditions precedent". If you do not, then any work you undertake on the development subject of this permission would not have planning permission._____________________________________________________________________

Page No 68



COMMUNITY:Coedpoeth

WARD:Coedpoeth

LOCATION:5a Heol Caradoc Coedpoeth Wrexham

DESCRIPTION:Extension to form new kitchen/dining, 2 bedrooms and shower room.

APPLICANT(S) NAME:Mr & Mrs R & K Hughes


CASE OFFICER: SB

AGENT NAME:G Raymond Jones & AssociatesMr M Davies

_____________________________________________________________________

THE SITE

A detached property at No. 5a Heol Caradoc, Coedpoeth, Wrexham, adjacent to and level with No. 5 Heol Caradoc.

PROPOSAL

As above

RELEVANT HISTORY

CB00324 First-floor extension. Granted on 09.09.96.

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Application

Proposed Extension

Page No 69


DEVELOPMENT PLAN

Within the defined settlement limit of Coedpoeth detailed in both the adopted Wrexham Maelor Local Plan and the deposited Wrexham Unitary Development Plan. Local Plan Policy S4 and UDP policy GDP1 apply. Local Planning Guidance Note 20 also applies.

CONSULTATIONS

Community Council: No ObjectionLocal Member: Consulted 12/03/04Coal: Notes sentOther Representations: One letter of objection raised on the following grounds:

Impact on highway safety and increased traffic noise. The proposed extension encroaches on the boundary

causing loss of visual amenity and lack of access for maintenance.

Fears over detrimental effect on the flow of surface water and drainage.

Site Notice: Expired 08/04/04


Background: Permission is sought to extend the property to the side to create a first floor over the existing garage and a two-storey extension directly behind. It also involves constructing a first floor extension over an exiting single-storey section of the dwelling to the front. The development would result in the creation of an additional bedroom, a dining room an en-suite bathroom and the conversion of the garage into a kitchen.

Permission was granted previously at this dwelling for a first floor extension to the front of the property and a two-storey extension to part of the side of the property. The current application is different in that the first floor extension will be built above all of the existing ground floor elements.

Residential Amenity: The proposed development satisfies all separation distances and the relevant daylight tests as detailed in Local Planning Guidance Note No.20. The extension will not result in any issues of loss of light or overlooking and will therefore not have any adverse impacts upon residential amenity.

Design: The extension is in keeping with the design, scale and character of the existing and follows the eaves and roofline of the existing. It will not detract from the appearance of the dwelling or have an adverse impact upon the appearance of the street scene.

Objections: In giving consideration to the objections raised, the creation of one bedroom in addition to the three existing bedrooms would not cause such a significant increase in traffic generation that would be detrimental to highway safety. Local Planning Guidance Note 16 requires three parking spaces for dwellings with three

Page No 70


bedrooms or more. Although the garage will be converted into a habitable room the front of the property is capable of supporting the parking of three vehicles. A condition will be attached in this respect.

Concern was also raised regarding the encroachment of the extension upon the boundary with the adjacent property, however, the majority of the proposed extension will be built over an existing single-storey building and would not be built any closer to the neighbouring property. It would therefore not cause any loss of amenity. With regard to the fears expressed over the impact of the extension upon surface water and drainage, I consider that the impact will be negligible, given the scale of the extension in relation to the existing.

Conclusion: I am happy that the application satisfies the requirements of S4 and GPD1. I believe the development is acceptable and would not detrimentally effect the existing amenities of the neighbouring property.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order no windows or other openings shall be inserted in the north or south elevation of the building.4. Two additional parking spaces shall be created at the front of the dwelling and shall be made available before the first use/occupation of the extension and shall thereafter be permanently retained for such purposes free of all obstruction.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To protect the amenities of the occupiers of nearby properties.4. To ensure that facilities for the parking of 3 cars remain available at all times.

Page No 71





_____________________________________________________________________

Page No 72



COMMUNITY:Gwersyllt

WARD:Gwersyllt East & South

LOCATION:Unit 3 Rhosddu Industrial Estate Rhosddu Wrexham

DESCRIPTION:Change of use from light industrial to bus depot (in retrospect)

APPLICANT(S) NAME:Mr Nick Truscott First PMT Ltd


CASE OFFICER: MP

AGENT NAME:Knight Frank

_____________________________________________________________________

THE SITE

The industrial unit is the third of three located towards the southern end of the Rhosddu Industrial Estate.

PROPOSAL

The application is retrospective for the change of use of the existing unit from industrial use for use as a bus depot to park and maintain school buses.

HISTORY

No relevant recent planning history.

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5

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Page No 73


DEVELOPMENT PLAN

Within the settlement limit of Wrexham as defined by the Wrexham Maelor Local Plan and Wrexham Unitary Development Plan. Policy S.4 of the Local Plan applies. Policy GDP.1 of the Unitary Development Plan can be accorded significant weight.

CONSULTATIONS

Community Council: Notified 12.3.04Local Member: Notified 12.3.04 Other representations: 1 letter received expressing concern that there is already

traffic congestion in the area and that there is insufficient room for buses to turn and that they block the road whilst manoeuvring in and out of the site.

Site Notice: Expired 9.4.04 SPECIAL CONSIDERATIONS

Policy: There are no policy objections in principle and I do not consider the use is inappropriate in this location.

Traffic and Highway Issues: Vehicular movements involve buses leaving and entering the site in the mornings and evenings corresponding to school hours together with staff cars entering and leaving the site. The application details suggest that there are up to 10 buses parked at the site together with up to 12 cars during the course of each day. I am satisfied the plan submitted by the applicants demonstrates that there is adequate parking provision for both the number of buses and cars parked at the site. Additionally the building on the site can also be utilised for parking of up to 4 buses if required. The plan submitted also indicates that the buses are able to turn within the site and do not have to manoeuvre on the highway. Highways have confirmed they have no objections to this application.

Other Issues: The site is within the Rhosddu Industrial Estate, with the nearest residential property being some 100 metres away, therefore I do not consider that from an amenity point of view, this proposal raises any issues.


CONDITION(S)

1. No more than 14 buses shall be parked on site (10 externally, 4 internally).2. No goods of any description shall be kept, stored, sold or displayed on any

part of the site other than within the building(s).3. The site shall be used solely for the parking and operation of busses and shall

not be used for a repair (other than day to day maintenance) of vehicles.

Page No 74


REASON(S)

1. To ensure that the number of vehicles parked at the site does not exceed the available off street parking provision.2. 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.3. In the interests of amenity and highway safety

_____________________________________________________________________

Page No 75



COMMUNITY:Rossett

WARD:Rossett

LOCATION:21 Stonewalls Rossett Wrexham

DESCRIPTION:Alterations to existing dwelling

APPLICANT(S) NAME:Mr & Mrs Fontes


CASE OFFICER: MP

AGENT NAME:Wheat Edwards & Associates

_____________________________________________________________________

THE SITE

Stonewalls is a cul-de-sac located off Rosemary Lane in Burton

PROPOSAL

The proposed alterations include the addition of a first floor above an existing single storey room, an external chimney and the addition of a porch to the front elevation.

HISTORY

No recent relevant history.

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First floor extension

chimney

porch

Page No 76


DEVELOPMENT PLAN

Within the settlement limit of Burton as defined by the Wrexham Maelor Local Plan and Wrexham Unitary Development Plan. Policy S.4 of the Local Plan applies and Policy GDP1 of the Unitary Development Plan carries significant weight.

CONSULTATIONS

Community Council: Notified 16.3.04Local Member: Notified 16.3.04 Other representations: 1 letter of objection expressing concern that;

- the extension would reduce light into lounge of adjacent property;

- the proposed chimney would encroach upon permitted 1 metre boundary between permanent structure and property boundary

- construction would require scaffolding to occupy 23 Stonewalls

Site Notice: Expired 12.04.04 SPECIAL CONSIDERATIONS

Amenity: The adjacent occupier has expressed concern that the extension would reduce the amount of light received by a window facing the application site, however the window is not the main window serving what is a lounge/diner. The room has a window in the front elevation and a patio type door in the rear elevation and therefore two alternative sources of light. I am satisfied the proposed extension would satisfy the daylight standards recommended by the BRE referred to in Local Planning Guidance Note 20.

The adjoining occupiers have also expressed concern that the proposed chimney would encroach upon the 1 metre space between the applicants’ property and the site boundary. I do not consider that this would have an impact upon the amenity of the adjacent occupiers and have no objection to the location of the chimney.

The siting of scaffolding during construction is not a planning issue, and should the applicants require access to their neighbours property during the construction of the extension then it is an issue that should be resolved between the neighbouring occupiers. I suggest, however that a note is attached should planning permission be granted to remind the applicants that the granting of planning permission does not grant permission to encroach upon their neighbours property.

With regards to the privacy of the property behind the application site, whilst the extension would introduce an additional first floor bedroom window facing the rear, the orientation of the dwellings in relation to each other ensures the first floor windows of both dwellings would not directly face each other. I am satisfied the proposed extension would not have a detrimental impact upon the privacy of the occupiers of the property to the rear.

Page No 77


Design: The extension would not detract from the character of the surrounding area and would arguably improve the overall appearance of the existing dwelling. I have no objections on design grounds.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.3. The development shall only be carried out in accordance with the amended plan(s).

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.


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



The permission hereby granted does not authorise encroachment upon, or interference with, the adjoining property.

_____________________________________________________________________

Page No 78



COMMUNITY:Rhosddu

WARD:Garden Village

LOCATION:11 Sussex Gardens Ty Gwyn Wrexham

DESCRIPTION:Erection of detached bungalow with integral garage

APPLICANT(S) NAME:Mr & Mrs D Peters


CASE OFFICER: SB

AGENT NAME:Anthony Wood

_____________________________________________________________________

THE SITE

A piece of land measuring 221.5 square metres and forming the side garden area of 11 Sussex Gardens, and located at the end of a cul-de-sac within a predominantly residential area.

PROPOSAL

As above

HISTORY

6/5519 – Erection of semi-detached dwelling. Refused 26.09.79. Dismissed on appeal 21.11.79

6/4149 - Erection of semi-detached dwelling. Refused 26.07.79. Dismissed on appeal 21.11.79

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Page No 79


DEVELOPMENT PLAN

Within recognised settlement limits as detailed in both the Wrexham Maelor Local Plan and the emerging Wrexham Unitary Development Plan. Local Plan Policy S4, and UDP policy GDP1 apply. Local Planning Guidance Notes 16 and 21 also apply.

CONSULTATIONS

Community Council: Consulted 16.03.04Local Member: Supports application.Highways: Consulted 16.03.04Coal Authority: The property is within the likely zone of influence on the

surface from workings in 2 seems of coal.Welsh Water: No comments.Other Representations: Nine local residents consulted. One letter of objection

received raising the following points: It will affect the privacy and daylight to 9 Sussex

Gardens. It will overlook the kitchen and patio of 9 Sussex

Gardens. The driveway is close to 9 Sussex Gardens and the

development will result in increased noise and disturbance.

The cul-de-sac is a private road and any increase in traffic will cause deterioration.

It would result in loss of parking facilities for 11 Sussex Gardens and would cause cars to park on the road.

The dwelling will have a detrimental impact upon the character and appearance of the residential area.



Background: Permission is sought to erect a detached, dormer bungalow in the side garden area of 11 Sussex Gardens. Permission has previously been sought to erect a dwelling on this site twice in the past, with both applications being refused and dismissed at appeal. The main issues to consider relate to residential amenity, appearance, parking and access.

Residential Amenity: I consider the site to be too small to accommodate an additional dwelling without compromising the amenities of the owner/occupiers of neighbouring properties, or the new dwelling itself. Although the dwelling has been positioned to achieve the separation distances as set out in Local Planing Guidance Note 21, it is felt that the resulting development would result in a cramped appearance, which would also create such feeling with neighbouring properties to the detriment of residential amenity.

Parking and Access: Access to the site has been proposed across the existing access to 11 Sussex Gardens. However such an arrangement is not acceptable as there would

Page No 80


be a conflict between the parking requirements for the existing dwelling and access to the new dwelling. This would result in the need for cars to park on the adjacent road and would result in congestion.

Conclusion: None of the site constraints have altered in any way that would allow the erection of a satisfactory form of accommodation that would not be detrimental to residential amenity and that would not result in parking problems or create a cramped appearance. An application for a similar size plot to the side garden area of 10 Sussex Gardens was refused on 09.07.01 for similar reasons. The proposal does not comply with policy and I therefore recommend that permission be refused.


REASON(S)

1. The proposal would represent an over-development of the site which would detrimentally affect the visual and residential amenities of the area, contrary to Policy S4 of the Wrexham Maelor Local Plan and Policy GDP1 of the Wrexham Unitary Development Plan.2. The shared access to the site does not have sufficient space to accommodate the parking, turning and traffic movements for two separate dwelling houses, without causing congestion and disruption. Such a proposal is therefore contrary to Policy S4 of the Wrexham Maelor Local Plan and Policy GDP1 of the Wrexham Unitary Development Plan.3. The proposed development would constitute an undesirable form of backland development having regard to the site's location and relationship with neighbouring residential properties and the location of the proposed driveway, which is likely to cause nuisance and disturbance to occupants of adjacent properties. This would result in an unacceptable impact upon the privacy and amenities of nearby residents, contrary to Policy S4 of the Wrexham Maelor Local Plan and Policy GDP1 of the Wrexham Unitary Development Plan._____________________________________________________________________

Page No 81



COMMUNITY:Rhosddu

WARD:Garden Village

LOCATION:51 Wats Dyke Way Wrexham

DESCRIPTION:Two-storey extension to dwelling

APPLICANT(S) NAME:Mr & Mrs B Chowdhury


CASE OFFICER: SB

AGENT NAME:Mr & Mrs B Chowdhury

_____________________________________________________________________

THE SITE

A semi-detached two-storey dwelling located within a predominantly residential area. The building is rendered and painted white and sits approximately 1m higher than the dwellinghouse located to the north. A hedge varying in height from approximately 1m in the west to approximately 2m in the far, east lines the boundary with this property.

PROPOSAL

Two-storey side extension

HISTORY

P/2002/1360: Two storey extension – Refused 07.04.03.Dismissed at appeal – 30.12.03.

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Site

Approximate position of extension

Garage to be demolished

Page No 82


DEVELOPMENT PLAN

Within settlement limits in the Wrexham Maelor Local Plan and in the Unitary Development Plan. Local Plan Policies S4, H12 and E2 and UDP policy GDP1 apply. Local Planning Guidance Note No.20 also applies.

CONSULTATIONS

Community Council: Consulted 16.03.04Local Member: Consulted 16.03.04Coal Authority: The property is within the likely zone of influence on the

surface from two seams of coal.Other representations: Four neighbouring properties notified. One letter of

objection raising the following issues:1. It does not retain the scale, character and design of the

original dwelling and would over-dominate the existing dwelling.

2. It would exceed the council’s guidelines of 30-40% of the original dwelling.

3. The site is not big enough for an extension of this size and the projection exceeds one third of the garden width.

4. It fails the 45-degree test with the adjoining property.5. It would cause a loss of light to a habitable kitchen window and the view through it will still be over-dominant.

5. It would reduce the gap between the two houses and harm the spacious character of the street.

6. It would reduce sunlight to the patio and rear garden area.

7. The bedroom windows will overlook the adjacent property.

8. It does not reflect or respect the characteristics of the streetscene and would have a detrimental impact upon the appearance of the surrounding area.

9. The gable of no.53 is south facing and would loose a significant amount of sunlight.

10. The recommended distance of 1 metre between the extension and the side boundary has no been met.

11. The view from the garden of the rear extension would be overbearing and unacceptable.

Site notice: Expired 08.04.04


Background: Permission is sought for a single-storey extension to the side of the property to create a garage and a two-storey rear and rear side extension to include a kitchen at ground floor and a first floor bedroom with en-suite bathroom. The proposal also involves the incorporation of a bay window to the front and the

Page No 83


demolition of the garage located to the rear of the property. The walls will be rendered and painted white to match the existing. A previous application at the site was refused (following a Committee site visit) and dismissed on appeal for a two-storey side and rear extension. The revised application differs in design, deletes the first floor element of the two-storey extension directly to the side of the property and sets the extension flush with the front of the building as opposed to projecting out from it.

The main issues to consider relate to impact upon residential amenity, overlooking, and design.

Overlooking: Three small windows are proposed for the side elevation facing the gable elevation of the adjacent property, two for the garage and a secondary one for the kitchen. The gable of the adjacent dwelling has a ground floor kitchen window and first floor bedroom window that directly face the side of the application site. To prevent overlooking between these windows, a condition is recommended to ensure that these windows are glazed with obscure glass. A further condition also is needed to prevent any further windows from being inserted into this elevation.

The windows that are proposed for the remaining elevations would not cause any additional issues of overlooking. The rear windows would overlook the applicant’s own garden and would not cause any further such issues to the rear garden areas of the surrounding properties than the existing rear windows. The roof light proposed for the bathroom, given its position would not allow the potential for overlooking. The properties located to the rear of the site are located approximately 27m away and therefore meet the required separation distances. The objection raised on these grounds cannot be supported.

Design: It is considered that the proposed development appears subsidiary in relation to the existing building. The extension when viewed from the front elevation incorporates a simple pitched roof, which I do not consider would severely detract from the appearance of the existing building. Given that the two-storey element of the extension will be set back from the front elevation of the existing building and also given its height below the ridgeline of the existing, it would not represent a prominent feature that would detract from the appearance of the streetscene.

An objection has been raised on the basis that such an extension would harm the spacious character of the street. It is not considered, however, that reducing the existing small gap of approximately 6m to approximately 3.2m would detrimentally affect the openness of the street scene, especially given that the part of the extension most visible from the road will be single storey, therefore retaining some degree of openness.

Amenity: In considering the objection raised in relation to the impact upon the kitchen window located on the gable elevation of the adjacent property, the 25-degree B R E daylight test can be used to establish whether the development would cause a significant loss of daylight. In such tests a perpendicular section of the development is drawn to the affected window wall of the existing building. Where none of the new development cuts a line measured from the centre

Page No 84


of the lowest window at 25 degrees, it is unlikely to have a substantial effect on the daylighting to the existing building. This test passes for the proposed development and given that the extension to be positioned in front of this window is single storey, it would not cause any additional loss of light than the existing house, which lies approximately 6m away and which fails the 25-degree test. This serves to indicate that the existing level of light to this window is currently severely affected and that the proposed development would not have any additional detrimental impact.

It could be also be argued that given the shortfall in the separation distance between the gable elevations of the properties the reduction in the separation distance that would be created by the extension would not have any significant, additional impacts than that which is experienced by the current situation. Objections were also raised in relation to the failure of the development to pass the 45-degree test as detailed in LPG 20 when applied to the windows located on the adjoining property located to the south. A vertical and a horizontal test are carried out and the method is explained in the guidance note. Both tests pass when applied to the windows located on the rear of both the attached dwelling and the adjacent dwelling. The development would therefore not result in a significant loss of daylight to any neighbouring properties.

Other Objections: The objection raised with regard to the 30-40% rule only applies to dwellings located outside the settlement limit and therefore is not relevant in this instance.

In addressing the objection raised with regard to loss of daylight to the patio and garden area of the adjacent property, the BRE 45-degree daylight tests indicate that only a very small area would be overshadowed, which is not sufficient enough to warrant a refusal. The shadowing that would be created by the extension would only be minimal in relation to the whole of the garden area and would be very similar to that which the 45-degree daylight tests indicate is created by the existing garage contained within the application site, which is to be demolished.

Appeal decision / previous refusal

The key reasons for refusal were the impact on the neighbour and the street scene. The Inspector agreed that the two storey extension at the side would have an unacceptable impact and that has now been addressed. This reduction also deals with his concerns about the spaciousness of the street.

Conclusion: I am satisfied that the development has overcome the previous reasons for refusal. I therefore recommend that permission be granted.


Page No 85


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those on the existing building.3. The windows proposed for the north elevation as shown on the approved plan shall be glazed with obscure glass before the extension hereby permitted is first used and shall thereafter be permanently retained in this condition.4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order no other windows or openings shall be inserted in the north elevation of the building.5. The garage hereby permitted shall only be used for a purpose incidental to the use of the dwellinghouse providing that it would not preclude the garaging of a private motor vehicle.6. No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development and the walls shall be painted in a colour to match that used for the existing dwellinghouse in the interests of the visual amenities of the area.3. To protect the amenities of the occupiers of nearby properties.4. To protect the amenities of the occupiers of nearby properties.5. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance or disturbance to the occupiers of nearby properties and to ensure that facilities for the garaging of a car remain available at this address at all times.6. To prevent hydraulic overloading of the public sewerage system to protect the health and safety of existing residents and ensure no detriment to the environment.




_____________________________________________________________________

Page No 86



COMMUNITY:Rhos

WARD:Johnstown

LOCATION:Rear Of Lynwood High Street Johnstown Wrexham

DESCRIPTION:Outline application for demolition of existing buildings and erection of 3 No. two-storey dwellings with garages and parking

APPLICANT(S) NAME:Mr P Bell


CASE OFFICER: JGK

AGENT NAME:McCormick

_____________________________________________________________________

THE SITE

Rear of Lynwood, High Street, Johnstown (access to the site is from Park Street).

PROPOSAL

Outline application for the demolition of existing buildings and erection of three no two storey dwellings with garages and parking.

RELEVANT HISTORY

None.

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Park Street

Page No 87


DEVELOPMENT PLAN

Within the settlement limits of Rhos/Johnstown as shown in the Unitary Development Plan. UDP Policies PS1, PS2 and GDP1 apply. Local Planning Guidance Notes 16 – Parking Standards and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Concerned as follows: Inadequate access Increase in traffic and the need for additional

parking The area is already very busy with traffic and

parkingLocal Member: Notified 18.03.04.Highways: No objections in principle subject to conditions re.

provision of adequate width to access drive, on site parking and turning, and erection of gates.

Public Protection: Add condition re. Contamination condition and note to applicant re. hours of working and burning on site.

Welsh Water: Add conditions re. surface water and no discharge into public sewer

Coal Authority: Applicant to be advised of instability.Site Notice: Expired 19.03.04.Other Representations: Objections received as follows:

Inadequate drainage Noise and pollution Increase in traffic Loss of privacy Devalue properties A new boundary wall should be built.


Background: The application is for the demolition of a number of buildings on the site and redevelopment with 3 no two storey ‘townhouses’. The illustrative plan submitted with the application shows garaging and on site parking for at least two cars per unit.

Policy: There are no policy objections in principle to the proposal as the site is within the settlement limits of Rhos/Johnstown (Unitary Development Plan Policy PS1 refers). However, Wrexham Unitary Development Plan Policy PS2 and GDP1 list criteria for consideration when processing applications for housing development. The Local Planning Guidance Notes detailed above supplement these. Some of the issues can only be dealt with when considering a detailed application although I can condition the submission of certain information to assist in any consideration.

Highways: The site is currently used as a garden machinery sales, repair and servicing business. I would consider that there would be less traffic generated from

Page No 88

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 the proposed development than that associated with its present use. Taking into consideration the history of the site there are no objections to the proposal on highway grounds subject to conditions to ensure the following:

Widening the existing drive access to a minimum of 4.1m Provision of adequate on site parking and turning Any gates erected shall be set back a minimum of 5m from the highway boundary Construction of a 2m footway along the frontage of the site Provision of a means of enclosure not exceeding 1m in height

I have attached conditions to ensure the implementation of the above

the access drive onto the site from Park Street

Amenity: To develop the site for residential purposes will be an improvement to the locality. The submitted illustrative drawing demonstrates that it can accommodate three residential units while achieving sufficient amenity distances. Consideration of a subsequent detailed application will ensure this. I do not consider there to be any adverse loss in amenity.

Conclusion: The site is within the settlement limits of Rhos/Johnstown and I consider that it is in accord with Unitary Development Plan policies and the appropriate Local Planning Guidance Notes. I do not consider that the development of the site will have an adverse impact upon local residents or the area in general.


Page No 89


CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site.2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later.4. No part of the development shall be commenced until samples of all external facing and roofing materials have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.5. Vehicle parking and turning facilities shall be provided within the curtilage of the site in accordance with details to be submitted for the further approval of the Local Planning Authority. Such facilities shall be made available prior to the first occupation of any dwelling permitted and shall thereafter be retained.6. The existing access drive shall be widened to 4.1m along its length.7. Any gates to be erected to be a minimum of 5m from the edge of the adjoining carriageway.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995.2. To comply with Section 92 of the Town and Country Planning Act, 1990.3. To comply with Section 92 of the Town and Country Planning Act, 1990.4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.5. To ensure that adequate parking facilities are provided and maintained within the curtilage of the site in the interests of the free flow of traffic, highway safety and the amenities of the locality.6. In the interests of highway safety.7. To ensure the formation of a safe and satisfactory access in the interests of highway safety.



Page No 90





You are advised to take account of item nos 1, 3, 4, 5 and 10 of the enclosed supplementary notes.


You are advised that if the minimum width of 4.1m for the access drive cannot be achieved then access rights should be given to each property over the lay-by adjacent to the existing access. You should contact the Highway Department for further advice._____________________________________________________________________

Page No 91



COMMUNITY:Gresford

WARD:Marford & Hoseley

LOCATION:Stancliffe Avenue Marford Wrexham

DESCRIPTION:Outline application for the erection of single-storey dwelling and detached garage and construction of new vehicular and pedestrian access

APPLICANT(S) NAME:Mr R Eckford


CASE OFFICER: JGK

AGENT NAME:Tecwyn Williams

_____________________________________________________________________

THE SITE

49,Stancliffe Avenue, Marford, Wrexham.

PROPOSAL

Outline application for the erection of single storey two storey dwelling and detached garage and construction of new vehicular and pedestrian access.

RELEVANT HISTORY

None.

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Stancliffe Avenue

Silver BirchMountain Ash

Page No 92


DEVELOPMENT PLAN

Within the settlement limits of Gresford/Marford as shown in the Wrexham Maelor Unitary Development Plan. UDP Policies PS1, PS2, GDP1, H2 and EC4 apply. Local Planning Guidance Notes 16 – Parking Standards, 17 - Trees and Development and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: No objections.Local Member: Notified 17.03.04.Highways: Notified 17.03.04.Welsh Water: Add conditions re. surface water and no discharge into

public sewerCoal Authority: Applicant to be advised of instability.Site Notice: Expired 2004.Other Representations: Objections received as follows:

Proposed dwelling would be very dominant and too large for the plot

The area was originally regarded as a ‘Garden Estate’ – the proposal will considerably detract from the overall appearance of the avenue

Inadequate access onto Stancliffe Avenue Both WCBC and Welsh Assembly have objected to

development in ‘Green Barrier’ land along Hillock Lane

Previous refusal on land on much larger plot on corner of 35, Stanciffe Avenue and Marelian Drive. Therefore, this application should also be refused

Attractive grassed area with two attractive trees Loss of yet another Green Space


Policy: There are no policy objections in principle to the proposal as the site is within the settlement limits of Gresford/Marford (Unitary Development Plan Policy PS1 refers). However, the Unitary Development Plan Policies PS2, GDP1, H2 and EC4 list criteria for consideration when processing applications for housing development. The Local Planning Guidance Notes detailed above supplement these. I comment as follows:

Highways: The site lies on the inside of a relatively sharp ‘S’ bend within Stancliffe Avenue which would assist highway access to the site in that traffic speeds are controlled by this reverse bend. The road is subject to a statutory 30 mph speed limit but because of the road alignment around the site, it is judged that the majority of vehicles approach at speeds in the order of 20mph. Therefore, the developer would need to provide visibility splays measuring not less than 2.4 x 33 metres each side of the access in order to ensure adequate visibility is available from and of emerging vehicles. Shorter visibility splays should be provided where the access meets the rear

Page No 93


of the footway in the interests of pedestrian safety, particularly that of young children. Any permission would have to be accompanied with a condition to ensure the provision of on site turning and parking facilities.

Amenity: Although there are no objections in principle the written justification to Unitary Development Plan Policy H2 states that attractive tree-lined and/or low density residential areas such as the Wynnstay Lane/Stancliffe Avenue/Pistyll Hill/Hoseley Lane area of Marford must not be spoilt by insensitive developments which increase densities; constitute overdevelopment; result in the loss of private or public open space; or detract from the general character of the area. There is thus a general presumption in the above areas against infilling of gaps or dividing large gardens into smaller housing plots. I recognise that the application site is situated at a point on Stancliffe Avenue where the character of the existing development begins to change from substantial detached dwellings in large gardens to smaller, more conventionally spaced houses. However, the plot sizes in the immediate locality are relatively large plots similar in size to 49, Stancliffe Avenue together with the application site (see plan above). I consider that the loss of this site would significantly detract from the character of the area. It will not be in accord with UDP Policy PS2, which states that:

‘Development must not materially affect … landscape/townscape, open space or the quality of the natural environment.’

The importance of the site is enhanced by the presence of two important trees (see photo 1 and comments below).

A similar application for the erection of a single dwelling in Mareilian Avenue (at the rear of 35 Stancliffe Avenue) was refused in January 1997. A subsequent appeal was dismissed in May 1997. The Inspector was of the opinion:

‘ … the proposal would destroy the impression of spaciousness to a significant degree and make the area appear more densely built up …’ and ‘ … would have an unacceptable effect on the character and appearance of the surrounding area.’

Page No 94


Showing the importance of the trees in the street scene

Trees: Two trees exist on the site – 1 no Silver Birch and I no Mountain Ash – which are of high value and make a significant contribution to the landscape quality of the local scene. UDP Policy EC4 states that:‘Development which results in the loss or significant damage to valuable trees … will not be permitted.’

The proposed dwelling cannot be built without the loss of these two trees. I consider that such a loss to development would have an adverse impact upon the locality and be contrary to Policy EC4 of the Wrexham Unitary Development Plan and Local Planning Guidance Note 17 – Trees and Development. The trees have therefore been made the subject of a Tree Preservation Order WCBC 98 (2004).


REASON(S)

1. The Council considers that the proposal would represent an unsatisfactory and undesirable development which will seriously detract from the general character of the area through the ineviatble removal of prominent. To allow the development would be contrary to Wrexham Unitary Development Plan Policies PS2, GDP1 and EC5 and the Council's adopted Local Planning Guidance Note 17 - Trees and Development._____________________________________________________________________

Page No 95



COMMUNITY:Bangor is y Coed

WARD:Bronington

LOCATION:21 Friars Mews Bangor Isycoed Wrexham

DESCRIPTION:Alterations and extensions to existing dwelling

APPLICANT(S) NAME:Mr Richard McCelland


CASE OFFICER: CS

AGENT NAME:Mr Richard McCelland

_____________________________________________________________________

THE SITE

The house is the end of a terrace within a residential cul-de-sac. There is a parking plot to the north of the site that is not within the control of the applicant.

PROPOSAL

A two-storey side extension.

RELEVANT HISTORY

No relevant history

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extension

Parking area

Page No 96


DEVELOPMENT PLAN

Within the settlement limit of Bangor in both the adopted Wrexham Maelor Local Plan and the emerging Wrexham Unitary Development Plan. Local Plan Policy S4, E13 and UDP policies GDP1 and PS2 apply. GDP1 and PS2 can be given significant weight. Local Planning Guidance Notes 20 and 21 apply.

CONSULTATIONS

Community Council: Concerns about the impact on parking provisionLocal Member: Consulted 18.03.04Adjoining Occupiers: 3 letters of objection, in summary the concerns are:

Concerns about the parking of vehicles related to the construction phase of the development.Concerns about access from the side door via the adjoining car spaces, there is no right of way through this space. Light loss to adjoining property, loss of car parking spaces, access created to adjoining parking area.

Site notice: Expired 14.04.04.


Policy: There are no policy objections subject to satisfying the general development principles. The design of the extension matches the dwelling.

Parking: The property will have three bedrooms thus requiring 3 designated parking spaces to comply with Local Planning Guidance Note 16. Providing three spaces at the front of the property has satisfied this.

Other: The proposal satisfies the authorities adopted light loss test. Right of way from the side access door is not a planning issue. As a matter of point there is front access to the property thereby minimising the use of this access. The issue of side access is not sufficient to refuse the application since it is a private matter between the applicant and the owner(s) of the land.

Conclusion: I am satisfied that the proposal does not harm the street scene and adequate parking provision has been supplied. While there are side access issues these do not warrant refusal.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.

Page No 97


REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the

interests of the visual amenities of the area.

NOTES TO APPLICANT

You are advised that this permission does not grant or imply the grant of a right of access across the adjoining land. You should take separate legal advice before commencing development._____________________________________________________________________

Page No 98



COMMUNITY:Cefn

WARD:Cefn

LOCATION:Site at the junction of King Street & Rose Hill Cefn Mawr Wrexham

DESCRIPTION:Change of Use to Transport depot.

APPLICANT(S) NAME:Mr Tony Hodkinson


CASE OFFICER: SEH

AGENT NAME:Mr Tony Hodkinson

_____________________________________________________________________

THE SITE

The site, on the outskirts of Flexsys, formerly used to store agricultural products and for the parking of vehicles, is located at the junction of King Street and Rose Hill, Cefn Mawr, Wrexham.

PROPOSAL

Change of use to a Transport Depot, to park a JCB and associated materials including Mini Digger and Dumper.

RELEVANT HISTORY

No relevant History.

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Application

Page No 99


DEVELOPMENT PLAN

The site lies within the settlement limits of Cefn Mawr as defined in the Wrexham Maelor Local Plan and the Wrexham Unitary Development Plan. Local Plan Policy S4 and UDP policies GDP1 and PS2 apply.

CONSULTATIONS

Public Protection: No objectionsCommunity Council: Consulted 18.03.04Local Members: Councillor MHR Moysen and Councillor J Coleman

consulted 18.03.04Highways: No objections Coal Authority: Notes sentOther Representations: One letter of objection received raising the following

points:1. The proposed JCB and Mini Digger will result in the

loss of visual amenity.2. Concern that the Flexsys site will be made more visible.3. Danger caused by heavy vehicles accessing the site

from, and exiting to, a busy road.4. Additional noise caused by the vehicles.



Policy: There are no policy objections in principle to the development subject to satisfying policy GDP1, PS2 and S4.

Residential Amenity: I do not consider that the parking/storage of such vehicles will result in further unacceptable loss of visual amenity to adjoining occupiers. The site was previously used as an agricultural storage site and for the parking of vehicles. However it would be prudent to limit the hours of operation to avoid causing undue disturbance.

The site, previously in an over grown state, has been cleared and some small trees removed. However, the remaining trees are to be retained, as is the fence, providing adequate screening for the Flexsys site. Therefore the proposal does not cause the Flexsys site to have an unacceptable greater visual impact on local residents.

The proposed site has access on to a classified road. Traffic speeds are considered to be no greater than 25 mph and adequate visibility can be achieved in both directions. The surface area is of adequate standard and the proposed use of this site is not considered to cause a danger to road users.

King Street is currently a busy road. Considering that together with the previous use of the site, I do not feel that the proposal will cause an increase in daytime noise levels in the area.

Page No 100


Conclusion: I believe this is an acceptable development that allows for the secure parking of a JCB and associated materials, and accessing and exiting will not result in any danger to road users. I am satisfied that the development will not cause further adverse visual impact or an unacceptable increase in noise levels, and I am of the opinion that the surrounding landscape will not be detrimentally affected. I am satisfied that the proposal satisfies policies GPD1, PS2 and S4.P/2004 /0346


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order no part of the premises shall be used except for the precise purposes described in the application plans and documents. Specifically the site shall only be used for the parking of one excavator , one dumper and one digger unless previously agreed inwriting by the Local Planning Authority3. No excavation or waste materials shall be brought onto, or stored on, the site at any time.4. No activity shall take place on site before 0700hrs or after 1900hrs on any weekday and at no time on a Sunday or Bank Holiday.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To strictly control the nature of use in the interests of protecting amenities of local residents.3. To reduce the possibility of adverse environmental impact.4. To ensure that the transport depot is not used at a time which would be likely to cause nuisance or disturbance to nearby residents.



Page No 101



COMMUNITY:Brymbo

WARD:Brymbo

LOCATION:Land at Green Place Brymbo Wrexham

DESCRIPTION:Outline application for residential development

APPLICANT(S) NAME:J Daly


CASE OFFICER: JGK

AGENT NAME:J Daly

_____________________________________________________________________

THE SITE

Land at Green Place, Brymbo, Wrexham.

PROPOSAL

Outline application for residential development.

RELEVANT HISTORY

P/2000/0284 Outline application for the erection of 2 no dwellings with integral garages and alteration to existing vehicular and pedestrian access. Refused 08.05.00.

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site

Page No 102


DEVELOPMENT PLAN

Within settlement limit of Brymbo as shown in the Local Plan and the Unitary Development Plan. UDP Policies PS1, PS2, PS3, GDP1, EC4 and H2. Local Planning Guidance Notes 7 – Landscape and Development, 16 – Parking Standards, 17 - Trees and Development and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Notified 26.03.04.Local Member: Notified 26.03.04.Highways: Conditional approval – re. standard visibility splay.

Also ensure provision of secure cycle parking facility in lieu of maximum, parking standards.

Environment Agency: Located near to waste dump – the Dunks. Developers to be made aware. Add standard notes.

Coal Authority: Applicant to be advised of instability.Welsh Water:Site Notice: Expired 23.04.04.Other Representations: Objections received as follows:

Inadequate access Increase of traffic to Green Road which is narrow

and busy, with little pavements and which has already had a number of small accidents

Proposed access is also a Public Footpath Loss of trees Lack of privacy Development will drastically alter the appearance,

character and natural habitat of the area


Background: An outline application as described above was refused in may 2000 due to inadequate access. The applicant has subsequently met on site with a representative of the highway department. Following these discussions and the completion of the development of the land fronting Green Road this amended proposal has been submitted.

Policy: There are no policy objections in principle to the proposal as the site is within the settlement limits of Wrexham (Unitary Development Plan Policy PS1 refers). However, the Unitary Development Plan Policies PS2, GDP1 and EC4 list criteria for consideration when processing applications for housing development. The Local Planning Guidance Notes detailed above supplement these. I comment as follows:

Highways: Green Place was formerly the site of 6 terraced houses. Access to the site is by a right of way through to Green Road. The 85th percentile speeds of vehicles in wet weather travelling along Green Road has been assessed as being no more than 25 mph. TAN 18 advises that for such speed visibility splays of 2.4 x 45 metres should be provided. Planning permission under code CB03417 was granted for 5 detached

Page No 103

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 houses on land fronting Green Road. Plots 4 & 5 of that permission were situated either side of the access to Green Place. Visibility splays of 2.4 x 45m were conditioned for each of these dwellings. There is also a condition limiting the height of any fence or hedge across the frontages of the five dwellings to 1.0m high. Given the conditions applied to the dwellings either side of the proposed access to Green Place I would consider that TAN 18 visibility requirements are achieved.The access road to Green Place is 4.3m wide at its narrowest point and is particularly rutted near the junction of Green Road. Highway advice recommends that any permission be accompanied with conditions to ensure:

Appropriate visibility splays of 2.4m x 45m Provision of pavement along the entire length of the access road to Green place Appropriate gradient of the access road Adequate on site parking and turning facilities

Amenity: The site is currently a vacant former housing site which is overgrown with self seeded vegetation. To develop the site for residential purposes will be an improvement to the locality. There is an existing attractiveness to the area and it will be important that any new development respects this and the fact that it is part of a larger area that is generally well wooded. With this in mind I have asked for the submission of a tree survey. I am satisfied that any subsequent scheme will be able to achieve the appropriate amenity distances. Consideration of a subsequent detailed application will ensure this. I do not consider there to be any adverse loss in amenity.

Conclusion: The site is within the settlement limits of Rhos/Johnstown and I consider that it is in accord with Unitary Development Plan policies and the appropriate Local Planning Guidance Notes. I do not consider that the development of the site will have an adverse impact upon local residents or the area in general.


CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site.2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.

Page No 104

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later.4. The proposed access on to Green Road shall have a visibility splay of 2.4 x 45 metres in both directions within which there shall be no obstruction in excess of 1 metre in height. The splay shall be provided prior to the commencement of use/occupation of the development hereby approved and shall thereafter be retained.5. The gradient of the access from the edge of the existing carriageway of Green Road and for a minimum distance of 5 metres shall be no greater than 1 in 8.6. The access road to Green Place shall be paved from its junction with Green Road for a distance of approximately 55 metres to the frontage of the proposed development, to the approval of the Local Planning Authority, before development is brought into use.7. As part of the submission of reserved matters, a plan shall be submitted showing the location and species of, (and allocating a reference number to,) each existing tree on the site which has a stem with a diameter measured over the bark at a point 1.5 metres above the ground level exceeding 75mm. It shall show trees are to be retained and the crown spread of each retained tree.8. No land drainage run-off will be permitted, either directly or indirectly, to discharge into the public sewerage system.9. No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.10. i. No part of any building shall be erected within 3 metres either side of the centreline of the public sewer/rising main/disposal main crossing or adjacent to the site.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995.2. To comply with Section 92 of the Town and Country Planning Act, 1990.3. To comply with Section 92 of the Town and Country Planning Act, 1990.4. To ensure the formation of a safe and satisfactory access in the interests of highway safety.5. To ensure the formation of a safe and satisfactory access in the interests of highway safety.6. To ensure the formation of a safe and satisfactory access in the interests of highway safety.7. To ensure that the works on the site properly take account of the future health of the trees.8. To prevent hydraulic overload of the public sewerage system and pollution of the environment.9. To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.10. To protect the integrity of the public sewer and avoid damage thereto.

Page No 105








You should contact the Council's Arboricultural Officer for further advice regarding Condition 7. Refer to Local Planning Guidance Note 17 - Trees & Development._____________________________________________________________________

Page No 106



COMMUNITY:Gresford


LOCATION:Marford Community Centre Pant Lane Marford Wrexham

DESCRIPTION:Siting of mobile classroom accommodation adjacent to existing building

APPLICANT(S) NAME:Beryl Blackmore


CASE OFFICER: KH

AGENT NAME:Beryl Blackmore

_____________________________________________________________________P/2004 /0353THE SITE

The mobile classroom is already on site and located to the south-west of the Community Centre and adjacent to Chester Road.

PROPOSAL

The classroom is 4m x 12m and will be used to accommodate an after school club with children ranging from 4 to 15 years of age. Hours of use will be from 2.45pm – 6.00pm. It is also intended to provide a holiday club during the school holidays from 8.00am to 5.30pm.

HISTORY

None

DEVELOPMENT PLAN

Within settlement limits. Policy GDP1 of the Unitary Development Plan refers.

CONSULTATIONS

Community Council: No objectionsLocal Member: Notified 24.03.04Chief Public Protection Officer: Consulted 24.03.04Highways: Consulted 24.03.04Other Representations: One letter not objecting to the provision of the

classroom, but concerned that no further units will be allowed. Given the building is not attractive, a screen of trees should be planted. 1 letter of concern on grounds location and appearance not appropriate. Noise from the site will increase, vandalism will be a problem. If permission is forthcoming children need to be strictly supervised.

Page No 107




Visual Impact: The unit is in place adjacent to the boundary with the A483, with an existing fence approximately 2m in height between the classroom and the road. The fence needs to be correctly set as the heights of panels currently varies and it looks untidy. The location so close to the fence does not enable any planting. The classrooms location is not ideal in such a prominent location and the classroom set into the site and running parallel to the side (SW) elevation of the Community Centre would be a more suitable location. However, if the classroom is comprehensively repainted dark green and the boundary fence is replaced/improved then a short term permission will not cause any demonstrable harm in terms of the streetscene. I do not consider anything longer than 12 months would be appropriate in this location.

Noise: Concerns have been expressed regarding noise. With regards to the After-School Club given the limited hours and inclement weather naturally restricting when the children can play outside of the building, I would not anticipate any additional noise significantly affecting nearby residential amenity. The school holiday club potentially could generate more noise given the hours. However, I would not anticipate high numbers of children and similarly inclement weather would restrict outside use.

General: Devaluation is not an issue in itself I can consider, but I would comment that given the permission would be short term and should there be a requirement for a further permission, a revised more suitable location would be necessary. With regard to future applications for further classrooms, consideration of the proposals would be required if and when applications were submitted.

Conclusion: I consider a short-term permission would be appropriate but any application for a further retention would be unlikely to be forthcoming given the prominent location.


CONDITION(S)

1. The use of the building shall cease not later than 31 July 2005. The building together with any hard standing, base or slab upon which it stands shall be completely removed and the land restored to its previous condition not later than one month after that date.2. Within one month of this decision the boundary fence on the south-east boundary shall be replaced/improved in accordance with details that have previously been agreed in writing with the Local Planning Authority.

Page No 108


3. Within one month of this decision, the classroom shall be comprehensively painted dark green.4. Prior to the first use of the classroom, disabled access shall be provided in accordance with details that have previously been agreed in writing with the Local Planning Authority.5. During term time, the classroom shall not be used before 2.00pm or after 6.30pm on any weekday and at no time on a Saturday or Sunday and during school holidays not before 8.00am or after 6.00pm on any weekday and at no time on a Saturday or Sunday.

REASON(S)

1. Having regard to its design and materials of construction, planning permission would not normally be granted in respect of temporary buildings in this location. Permission has been granted in this instance solely to allow the applicant adequate time to seek permanent, satisfactory accommodation.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 the building is accessible for disabled persons.5. In the interests of the amenity of nearby residents.


Should the intention be to submit a future application to retain the classroom, the Council would be unlikely to grant any further permissions to locate the classroom in the current position._____________________________________________________________________

Page No 109



COMMUNITY:Gresford


LOCATION:Land Adjoining 68 Wynnstay Lane Marford Wrexham

DESCRIPTION:Outline application for the erection of two-storey dwelling, detached garage and alteration to existing vehicular access

APPLICANT(S) NAME:Mr M Aird


CASE OFFICER: DSW

AGENT NAME:Mr John Wynne Jones

_____________________________________________________________________P/2004 /0368THE SITE

Side garden area of No 68 Wynnstay Lane. To the east and immediately adjoining the site is the entrance to the playing field which lies to the rear of properties in Wynnstay Lane and Hillocks Lane.

PROPOSAL

As above. This is an outline application with all matters reserved for further approval.

HISTORY

P/2004/0367 Two storey extension to 68 Wynnstay Lane – current application undetermined.

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site

Page No 110


DEVELOPMENT PLAN

The application site lies within the Gresford/Marford settlement limit in both the adopted Local Plan and the emerging Unitary Development Plan. Unitary Development Plan Policy PS7, GDP1 and H1 can be used as material considerations for development control purposes..

CONSULTATIONS

Community Council: Express concern over the ability of the site to accommodate both this proposal for a single dwelling and the two storey extension proposed under Code No. P/2004/0367. The proposal would be out of character and that there would be insufficient amenity area in connection with the dwelling.

Local Member: Notified 26.03.04Coal Authority: No objections.Highways: Notified 26.03.04Other Representations: One letter received objecting on the following

grounds:Wynnstay Lane is narrow with limited visibility along its length. The adjacent access

to the playing field attract numerous pedestrian movements with parked vehicles on the lane, which restrict visibility and would offer constraints to the increased use of the current access from the existing property.



Policy: The site lies within the settlement limit of Marford and falls within an established residential area. In principle therefore, there can be no objections to residential use provided the technical criteria set out in Local Plan Policy S4 and Unitary Development Plan Policy GDP1 are met. As the application site consists of a large side garden area, subdivision of this plot would not, in my opinion, disrupt the existing pattern and density of development along Wynnstay Lane.

Amenity: Subject to appropriate changes to windows on the side gable elevation on the existing house, I believe an additional dwelling could be accommodated here without any loss of amenity in terms of overlooking or loss of privacy. Sufficient garden space would remain available to the rear to serve the existing house whilst matters of siting, scale, design, etc., will be addressed at the detailed planning stage. I consider these requirements can be met given the scale and configuration of the plot and its relationship to the existing house.

Access: Means of access is a reserved matter. However, I understand from the applicant that it is proposed to share the existing means of vehicular access. Traffic

Page No 111


speeds along this stretch of Wynnstay Lane are low and I consider sufficient visibility can be achieved in both directions. Highways raise no objections.

Trees: There are three trees of note on the eastern boundary. One beech within the site and two Monterey Cypresses just outside the site boundary. Subject to appropriate conditions to retain and protect the beech and to ensure the Cypresses are taken into consideration as part of any detailed application, the Council’s Arboricultural Officer raises no objections.


CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site.2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later.4. No trees shall be lopped, topped, felled or uprooted without the prior written permission of the Local Planning Authority, nor shall any trees be wilfully damaged.5. As part of the submission of reserved matters, a plan shall be submitted showing the location and species of, (and allocating a reference number to,) each existing tree on the site which has a stem with a diameter measured over the bark at a point 1.5 metres above the ground level exceeding 75mm. It shall show trees are to be retained and the crown spread of each retained tree.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995.2. To comply with Section 92 of the Town and Country Planning Act, 1990.3. To comply with Section 92 of the Town and Country Planning Act, 1990.4. To protect trees which are of significant amenity value to the area.5. To ensure that the works on the site properly take account of the future health of the trees.

Page No 112



You are advised to contact the Council's Chief Planning Officer prior to the preparation of detailed plans.


There shall be no interference with any public or private right of way within, or adjacent, to the application site.

You are advised that the implementation of an extension to the existing dwelling (eg P/2004/0367) is likely to prevent this approval being implemented.

_____________________________________________________________________

Page No 113



COMMUNITY:Ruabon

WARD:Penycae & Ruabon South

LOCATION:Cambara Off Station Road Ruabon Wrexham

DESCRIPTION:Extensions to dwelling

APPLICANT(S) NAME:Mr & Mrs J Edwards


CASE OFFICER: MP

AGENT NAME:John R Miles, RIBA

_____________________________________________________________________

THE SITE

The application site is a semi-detached dwelling located off Station Road in Ruabon.

PROPOSAL

The proposed extension includes a single storey rear extension and two storey side extension.

HISTORY

No recent relevant history.

DEVELOPMENT PLAN

Within the settlement limit in Unitary Development Plan. Policy GDP1 applies.

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Page No 114


CONSULTATIONS

Community Council: Concerned that the extension is out of scale with the existing dwelling and have an adverse impact upon the neighbours.

Local Member: Notified 26.3.04 Other representations: None receivedSite Notice: Expired 27.4.04 SPECIAL CONSIDERATIONS

Impact upon adjacent occupiers: The two-storey side extension would be in place of an existing single storey extension and would come no closer to the boundary with the adjacent property than the existing extension.

The adjacent properties both have windows that directly face the application site, in the case of no. 1 Francis Court this window serves a kitchen/diner and in the case of no.2 Francis Court it serves just a kitchen. Whilst kitchens are not considered as habitable rooms, kitchen/diners are, however in this particular case I do not consider the room to be a principle room. The amount of daylight received by both rooms in any case is influenced by the presence of the existing dwelling. I do not consider the addition of this extension will significantly impact upon the amount of daylight received to the point where the amenity of the adjacent occupiers would be adversely affected.

With regards to visual amenity, I do not consider the addition of a first floor would significantly alter the outlook from the adjacent properties. There is a hedge running along the whole south-western boundary of the site that is a minimum of 2 metres in height which provides an effective visual screen, therefore the additions to Cambara would not significantly impact upon the amenity of the adjacent occupiers.

There are side facing windows proposed in both the south-west and north-east elevations that could have an impact upon the privacy of adjacent occupiers, however I consider that the privacy of the adjacent and adjoining occupiers can be protected through the erection of a boundary fence. I recommend that a condition is attached to any permission granted requiring details of such a fence.

Design: The proposed extension is in keeping with the design of the existing dwelling, therefore I do not consider it would detract from its character or that of the surrounding area.


Page No 115


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.3. Prior to the commencement of a development, a scheme to protect the privacy of the occupiers of both the adjacent and adjoining properties shall be submitted and approved, in writing, by the Local Planning Authority. The scheme shall include the erection of a fence along the south-west and north-eastern boundaries of the site measuring no less than 1.8 metres in height from the ground level of Cambara at each boundary. The boundary fence shall be erected prior to the first occupation of the extensions hereby approved in strict accordance with the approved scheme and shall be retained thereafter unless otherwise agreed, in writing, by the Local Planning Authority.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. To protect the amenities of the occupiers of nearby properties.

____________________________________________________________________

Page No 116



COMMUNITY:Rhosddu

WARD:Garden Village

LOCATION:39 Snowdon Drive Wrexham

DESCRIPTION:Bedroom, en-suite, study and conservatory extensions and internal alterations

APPLICANT(S) NAME:Mr Richard Kenny


CASE OFFICER: KH


_____________________________________________________________________P/2004 /0390THE SITE

Bungalow located off the south-eastern side of Snowdon Drive and at the junction with Carlson Drive.

PROPOSAL

As above.

HISTORY

P/2003/1363 Erection of integral double garage beneath en-suite, study, conservatory and internal alterations. Planning permission refused on 26.02.04. (following a Committee site visit).

extension

This extension

Extent of previous refusal

Page No 117

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 DEVELOPMENT PLAN

Within settlement limit.

CONSULTATIONS

Community Council: Consulted 29.03.04Local Member: Concerned that extension will adversely impact on

amenity of nearby property to the south-east.Other Representations: Four letters of objection on basis extension will be:

- too dominating- involve loss of light- adverse impact of streetscene- inappropriate scale and designOne letter in support of application.



Background/Proposal: A previous application was refused after a site visit by the Planning Committee. The application previously comprised a two-storey element which would have enabled the provision of a double garage underneath a bedroom and study. The application was refused as it was considered out of scale with the predominantly single-storey development in the surrounding area.

The current application reduces the length of the extension and whilst the extension’s elevations to the rear and side (NE) elevation drop to the lower level, in effect incorporating the existing retaining walls, the property is single-storey. The applicant has subsequently commented that the intention is to keep existing retaining walls rather than incorporate into the design. He has indicated amended plans will be submitted.

The existing single-storey garage alongside will be retained.

Design: The proposal is now single-storey and the reduction in length and hipped roof design substantially reduces the scale and mass of the extension. The amended roof design and existing garage to the gable elevation which faces north-east, ensures it will not be over dominant. The proposal is now more in keeping with the existing building and the general streetscene.

Amenity: Given the separation distances between the proposal and 37 Snowdon Drive and 14 Carlson Drive, I would not anticipate any loss of privacy. Similarly, given the increased distance to the gable elevation of the extension and the orientation of windows, No 11 Carlson Drive will not suffer significant loss of light or be presented with an over-bearing element.

Objections have been raised by 41 Snowdon Drive to the south-east. There is a side window to the rear extension and a side kitchen window within 8.5 – 9.5 metres of the main body of the extension and 6m of the conservatory.

Page No 118


These windows can be considered as secondary sources of light and whilst the proposed single-storey extension is approximately 0.5m closer to the windows than the previous scheme applying the BRE guidelines on loss of daylight/sunlight suggests there would not be any significant loss of light. The reduction in length and revised roof design with a hip on the gable will ensure the impact of the extension is not over-bearing.

Conclusion: I am satisfied the re-submission overcomes the concerns regarding the impact on the streetscene and will not significantly compromise the amenity of nearby properties.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No part of the development shall be commenced until samples of all external facing and roofing materials have been submitted to and approved, in writing, by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.3. The development shall only be carried out in strict conformity with the details shown on the approved drawings and in the application document.4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, no windows or other openings shall be inserted in any elevations of the development hereby approved, other than those indicated on the approved plans.5. Notwithstanding the approved plans, the south-east elevation of the conservatory shall be obscurely glazed prior to the first use and shall thereafter be retained in this condition.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.3. In the interests of the amenity of adjoining properties and the visual amenities of the area.4. In the interests of the amenity of adjoining properties.5. In the interests of the amenity of the adjoining property.

Page No 119



You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property, or excavating near a neighbouring building, may require the separate consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050._____________________________________________________________________

Page No 120



COMMUNITY:Rhosddu

WARD:Garden Village

LOCATION:25 Edinburgh Road Garden Village Wrexham

DESCRIPTION:Demolition of existing and erection of new detached single garage

APPLICANT(S) NAME:Mr M Willis


CASE OFFICER: SEH


_____________________________________________________________________

THE SITE

A semi-detached property which adjoins 32 Sandway Road

PROPOSAL

Demolition of existing attached garage and erection of single detached garage to side (north west) of existing property.

RELEVANT HISTORY

No relevant history.

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Garage to be

Proposed

Page No 121


DEVELOPMENT PLAN

Within the defined settlement limit of Wrexham in both the adopted Local Plan and the deposited Unitary Development Plan. Local Plan Policy S4 and UDP policies GDP1 and PS2 apply. Local Planning Guidance Notes 20 & 21 are relevant.

CONSULTATIONS

Community Council: Notified 30.03.04Local Member: Notified 30.03.04Other Representations: One letter of objection raised on the following grounds:

The proposal may block the sunlight to the side kitchen window of the complainant’s property.

The proposed garage encroaches on the boundary and is not in line with the exiting building.



Policy: There are no policy objections in principle to the development subject to satisfying policy GDP1 and S4.

The main issue relates to the possible loss of light to the kitchen window of the neighbouring property caused by the proposed garage. The proposal is in accordance with the BRE guidance on site layout planning for daylight, and I am satisfied that the extension will not impact on neighbours amenity, in the form of light to their property, to an extent that justifies refusal.

Objections: Concerns over encroachment of the boundary and alignment of the garage with the existing house are not relevant planning issues.

Conclusion: I am satisfied that the application meets the requirements of S4 and GPD1. I believe the development is acceptable and would not detrimentally effect the existing amenity of the neighbouring property.


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. No facing materials shall be used other than materials matching those used on the existing building.

Page No 122


REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.



Page No 123



COMMUNITY:Offa

WARD:Hermitage

LOCATION:19 Beechley Road Wrexham

DESCRIPTION:Kitchen extension and conversion of existing kitchen to shower room and w.c.

APPLICANT(S) NAME:Mr & Mrs C Whiting


CASE OFFICER: JGK

AGENT NAME:D B Davies

_____________________________________________________________________

THE SITE

19, Beechley Road, Wrexham.

PROPOSAL

Kitchen extension and conversion of existing kitchen to shower room and wc.

RELEVANT HISTORY

None.

DEVELOPMENT PLAN

Within the settlement limits of Wrexham as shown in the adopted Wrexham Maelor Local Plan and the deposited Unitary Development Plan. UDP Policies PS1, PS2 and

1

16

13

4

16

28

25

35

BRYN-Y-CABANAU

RO

AD

84.1m

BM 84.64m


Page No 124


GDP1 apply. Local Planning Guidance Notes 21 – House extensions and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Over intensive for the space available.Local Member: 30.03.04.Welsh Water: Add conditions re. surface water and no discharge into

public sewerCoal Authority: Applicant to be advised of instability.Site Notice: Expired 29.04.04.Adjoining Occupiers: Notified 04.


Background: This property is currently split occupied as 4 units (planning permission not required.. The Council’s Environmental Health department is requesting that a minimum of 18 sq m is provided as a communal kitchen/dining area.

Policy: As noted above, the site is within the settlement limit of Wrexham and there are no objections in principle to the proposal. However, such proposals are assessed against the criteria contained in UDP Policies PS2 and GDP1, together with LPG Notes 20 – House Extensions and 21 – Space around Dwellings. The main issues to consider are whether the proposed extension would have an adverse impact upon the appearance of the existing dwelling and the street scene and if it would have a detrimental impact upon the amenities of local residents.

Design: I am satisfied that the proposal - a single storey rear extension to provide kitchen/dining area - in terms of scale and design, is in keeping with the existing property and the locality and the use of matching materials are appropriate.

Amenity: I have considered the objection of the Community Council that the proposal is an over intensive use of a small site. The current proposal is approximately 55 cu m in volume. It should be noted that an extension up to 50 cu m in volume for terraced properties can be built without the need to obtain planning permission under Permitted Development rights. There is a reduction in the private area to the rear, however, 28 sq m still remains which I consider to be sufficient.

Conclusion: Taking account of the above, the current use of the site and the requirements of Environmental Health I am satisfied that the proposal is in accordance with Local Plan Policies, and complies with the relevant Local Planning Guidance Notes 20 – House Extensions and 21 – Space around Dwellings. I have carefully considered the proposal and I do not consider that there will be an adverse loss of amenity.


Page No 125


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. The development shall only be carried out in strict conformity with the details shown on the approved drawings and in the application documentation.3. No facing materials shall be used other than materials matching those used on the existing building.

REASON(S)






_____________________________________________________________________

Page No 126



COMMUNITY:Chirk

WARD:Chirk South

LOCATION:62 Shepherds Lane Chirk Wrexham

DESCRIPTION:Extension to dining room, hall, garage, utility room, conservatory, bedroom and en-suite.

APPLICANT(S) NAME:Mr & Mrs I Roberts


CASE OFFICER: JGK

AGENT NAME:D Herbert

_____________________________________________________________________

THE SITE

62, Shepherds Lane, Chirk, Wrexham.

PROPOSAL

Extension to dwelling for dining room, hall, garage, utility room, conservatory, bedroom and shower room.

RELEVANT HISTORY

P/2004/0109 Extensions to dwelling - withdrawn

Pleasant

Grove4

65

61 8

89

86

88

87

8180 79

8283

SH

EP

HE

RD

'SLA

NE

(LO

N Y

BU

GA

I L)


Application Site

Page No 127


DEVELOPMENT PLAN

Within settlement limit of Chirk as shown in the Wrexham Unitary Development Plan. UDP Policies PS1, PS2 and GDP1. Local Planning Guidance 20 – Extensions to Dwellings and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Notified 7.04.04.Local Member: Notified 7.04.04.Coal Authority: Applicant to be advised of instability.Site Notice: Expired. 29.04.04.Adjoining Occupiers: Notified 15.04.04.

The applicant is a member of the local authority.


Policy: As noted above, the site is within the settlement limit of Chirk and there are no objections in principle to the proposal. However, such proposals are assessed against the criteria contained in UDP Policies PS2 and GDP1, together with LPG Notes 20 – House Extensions and 21 – Space around Dwellings. The main issues to consider are whether the proposed extension would have an adverse impact upon the appearance of the existing dwelling and the street scene and if it would have a detrimental impact upon the amenities of local residents.

Design: I am satisfied that the proposals, in terms of scale and design, are in keeping with the existing property and the locality and the use of matching materials are appropriate.

Amenity: The conservatory to the rear of the property is adjacent to the boundary with no 62 Shepherds Lane. I have applied the 45˚ BRE test– although the proposal just fails one of the tests, it passes the other. It therefore satisfies the criteria and. I am satisfied that no adverse impacts will arise

Conclusion: I am satisfied that the proposal is in accordance with Local Plan Policies, and complies with the relevant Local Planning Guidance Notes 20 – House Extensions and 21 – Space around Dwellings. I have carefully considered the proposal and I do not consider that there will be an adverse loss of amenity.


Page No 128


CONDITION(S)

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.2. The development shall only be carried out in strict conformity with the details shown on the approved drawings and in the application documentation.3. No facing materials shall be used other than materials matching those used on the existing building.

REASON(S)





Page No 129


List of Delegated Decisions Issued

SESP/2003/0509GRANTEDon 19/04/2004

Plot 8A Grange Court Cross Lanes Wrexham LL130SX

Erection of detached two-storey dwelling and construction of new vehicular and pedestrian access

PENP/2003/0732GRANTEDon 29/03/2004

48 Cae Gabriel Penycae Wrexham LL142PL

Rear extensions.

GWEP/2003/0950WITHDRAWNon 13/04/2004

Plot Nos 10 and 11 Oak Alyn Court Cefn-y-bedd Wrexham LL129UT

Erection of 2 dwellings and construction of new vehicular and pedestrian access

CEFP/2003/1179GRANTEDon 31/03/2004

Pendil Llangollen Road Acrefair Wrexham LL143RP

Erection of dwelling and garage

LLAP/2003/1237REFUSEDon 20/04/2004

Land To Rear Of Llay Cemetery The Long Strip Field New Road Wrexham LL120NH

Installation of radio base station comprising 20m high timber monopole style telecommunication mast, 3 antenna, 2 dishes, 2.1m high palisade fencing

CHIP/2003/1343REFUSEDon 21/04/2004

29 Offa Lodgevale Park Chirk Wrexham LL145BP

Certificate of lawfulness for proposed development of single storey side extension

LLRP/2003/1357WITHDRAWNon 05/04/2004

Land Adj To High Trees Llangollen Road Trevor Wrexham LL207TF

Outline application for residential development.

RUAP/2003/1400REFUSEDon 02/04/2004

The Great Hall Wynnstay Hall Ruabon Ruabon Wrexham LL146LD

Listed Building Consent for internal alteration to form dwelling.

WRRP/2003/1405REFUSEDon 29/03/2004

20 High Street Wrexham LL138HP

Change of use to unrestricted A3 use - hot food takeaway.

ESCP/2004/0034REFUSEDon 29/03/2004

Peugeot Garage Wrexham Road Rhostyllen Wrexham LL144EJ

Erection of steel fencing.

BRNP/2004/0051WITHDRAWNon 30/03/2004

Old Rectory Whitewell Road Whitewell Whitewell Shropshire SY133AN

Erection of two car garage with workroom above.

MINP/2004/0075GRANTEDon 30/03/2004

Bryn Criafol Ruthin Road Minera Wrexham LL113UT

Erection of garaging

BROP/2004/0087GRANTEDon 21/04/2004

Land Adj To Coed Y Deryn Woodlands Road Moss Wrexham LL116BD

Erection of dwelling and double garage.

Page No 130

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 ESCP/2004/0102GRANTEDon 29/03/2004

Site Of Former New Black Horse Inn High Street Rhostyllen Wrexham LL144AG

Demolition of existing building and erection of 6 No. 3 bedroomed terraced dwellings and alteration to existing vehicular and pedestrian access

CHIP/2004/0109WITHDRAWNon 31/03/2004

62 Shepherds Lane Chirk Wrexham LL145PG

Extension to dwelling for dining room, hall, garage, utility room, conservatory, bedroom and shower room

WROP/2004/0110GRANTEDon 30/03/2004

Argos Distribution Unit 5 Island Green Shopping Centre Wrexham LL137LY

Display of signs

WRAP/2004/0111GRANTEDon 30/03/2004

2 Grange Close Wrexham LL127YH

Garage.

WRAP/2004/0113GRANTEDon 31/03/2004

The Goulbourne Public House Borras Park Road Plas Goulbourne Wrexham LL127TF

Display of signs

ISYP/2004/0116GRANTEDon 30/03/2004

Kelloggs Co (GB) Ltd Bryn Lane Wrexham Industrial Estate Wrexham LL139UT

Installation of 10 tonne/113 person lift and external lift shaft onto the side of the existing building.

ROSP/2004/0117WITHDRAWNon 29/03/2004

Lake Cottage Darland Rossett Wrexham LL120BA

Extension to include attached double garage, new porch, extended kitchen/snug, new utility, new conservatory, and new additional bedromm with en-suite and dressing area.

CHIP/2004/0121GRANTEDon 02/04/2004

Pen y Clawdd Farm Chirk Chirk Chirk Wrexham LL145AW

Demolish modern metal barn and storage, replace outrigger wall with oak framed glazed structure, convert partially converted barn as living accommodation to full living accommodation, undertake internal alterations/reinstatement with replacement windows and provision of new garage.

HOLP/2004/0126GRANTEDon 30/03/2004

Manor Park Residential Home Green Street Holt Wrexham LL139JF

Take down unstable wall and rebuild

CHIP/2004/0132GRANTEDon 30/03/2004

3 The Parklands Shepherds Lane Chirk Wrexham LL145PG

Rear Conservatory extension and erection of timber shed to rear garden.

WRAP/2004/0135WITHDRAWNon 30/03/2004

Late Shop 12 Dean Road Wrexham LL139EH

Extension to rear and removal of front bay window to increase size of sales floor.

WRAP/2004/0137REFUSEDon 05/04/2004

34 Rhosnesni Lane Wrexham LL127NA

Erection of new retail unit Class A1 & A2 use attached to No. 34

LLAP/2004/0139GRANTEDOn 05/04/2004

Hillside Park Road Top Bradley Wrexham LL114DF

Conversion of domestic garage to form granny flat and extension to link to existing dwelling.

Page No 131


Page No 132


GREP/2004/0141GRANTEDon 30/03/2004

The Inkwell 11 Hillock Lane Gresford Wrexham LL128YL

Conversion of garage to room, single storey extension to form utility room & provision of pitched roof.

WRCP/2004/0144GRANTEDon 29/03/2004

13 Smithfield Road Wrexham LL138EN

Construction of new pitched roof.

ABEP/2004/0145GRANTEDon 31/03/2004

Pann Krisp Ltd Unit 36-40 Abenbury Way Wrexham Industrial Estate Wrexham LL139UZ

Siting of portable office (9.6m x 3.10m).

GWEP/2004/0150REFUSEDon 05/04/2004

Stansty Lodge Mold Road Stansty Wrexham LL114YF

Conversion of garage into farm shop.

WROP/2004/0151GRANTEDon 29/03/2004

Third Floor (Part Third Floor) Roxburgh House Hill Street Wrexham LL111SN

Change of Use (D2) for Use in Educational purposes.

MAEP/2004/0152GRANTEDon 26/04/2004

The Dymocks Arms Penley Wrexham LL130LS

Demolition of existing timber store and erection of replacement brick building to provide secure storage.

MINP/2004/0155GRANTEDon 30/03/2004

Spring Holm Church Road Minera Wrexham LL113DA

First floor extension to provide additional accommodation.

WORP/2004/0156GRANTEDon 02/04/2004

Well House Sarn Malpas Cheshire SY147LN

Erection of storage building for recycling waste. (Renewal of Planning Permission P/2001/0146).

HANP/2004/0157GRANTEDon 31/03/2004

Millfield Mill Lane Horsemans Green Whitchurch Shropshire SY133DY

Erection of conservatory.

WROP/2004/0159GRANTEDon 30/03/2004

Erddig Nursery Erddig Road Wrexham LL137DN

Siting of additional mobile classroom unit & resiting of existing storage container

ESCP/2004/0165GRANTEDOn 08/04/2004

18 Oakwood Court Rhostyllen Wrexham LL144DQ

Rear kitchen and dining room extension

CHIP/2004/0166GRANTEDon 29/03/2004

Site at Chapel Lane Site At Chapel Lane Chirk Wrexham LL145LF

Erection of CCTV column (height 8m) and camera

CHIP/2004/0167GRANTEDon 02/04/2004

Site at Church Street Chirk Wrexham LL145AE


Page No 133

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 BRNP/2004/0168GRANTEDon 07/04/2004

4 Annies Cottages Fenns Bank Fenns Bank Whitchurch Shropshire SY133PE

Sun lounge extension

HOLP/2004/0171GRANTEDon 30/03/2004

9 Ashley Court Holt Wrexham LL139JZ

Rear conservatory extension and conversion of garage to lounge and store

LLRP/2004/0172GRANTEDon 01/04/2004

Land At Cefn Y Fedw Penybryn Penycae Wrexham LL141UA

Erection of agricultural workers dwelling and installation of septic tank

MARP/2004/0173GRANTEDon 06/04/2004

Post Office Counters Ltd Marchwiel Post Office Wrexham Road Marchwiel Wrexham LL130PH

Kitchen extension with rear porch and conservatory and shower room extension

GREP/2004/0177GRANTEDon 31/03/2004

4, Trewythen Cottages Vicarage Lane Gresford Wrexham LL128UR

Two-storey extension

CEFP/2004/0181GRANTEDon 08/04/2004

Land off High Street Cefn Mawr Wrexham LL143DA

Use of land for the parking of cars in connection with residential properties (In Retrospect)

ESCP/2004/0182GRANTEDon 29/03/2004

41 Wilkinson Drive Rhostyllen Wrexham LL144FD

Alterations and extension to provide shower room,playroom and garage

WRRP/2004/0183GRANTEDon 12/04/2004

39 Hope Street Wrexham LL111BB

Display of shop sign

WRAP/2004/0185REFUSEDon 08/04/2004

1 Cedar Close Wrexham LL127SP Two storey extension

LLRP/2004/0186GRANTEDon 01/04/2004

Land adjoining Gwel Y Dyffryn Garth Road Garth Wrexham LL207UR

Outline application for residential development (1 dwelling)(previously approved under Code No.LLR/ CB/3502)

CHIP/2004/0188GRANTEDon 31/03/2004

Ty Maen Farm Pentre Pentre Chirk Wrexham LL145AW

Replace existing livestock building and extend rear to cover existing livestock yard

ROSP/2004/0189GRANTEDon 01/04/2004

Bodalyn Chester Road Rossett Wrexham LL120HN

Conversion of grooms cottage and garage into one bedroomed dwelling

OVEP/2004/0191GRANTEDon 29/03/2004

Eastwick House Knolton Overton Wrexham LL130LE

Conservatory extension and erection of double garage

Page No 134


GREP/2004/0192GRANTEDon 13/04/2004

7 Mayflower Drive Marford Wrexham LL128LD

Two-storey extension and erection of detached garage

BRYP/2004/0196GRANTEDon 30/03/2004

7 Fronheulog Hill Bwlchgwyn Wrexham LL115YH

Porch and living room extensions

RHOP/2004/0197GRANTEDon 08/04/2004

Land off Ffordd Mynydd Isa Rhosllanerchrugog Wrexham LL142EH

Erection of new dwelling house and detached garage, construction of new vehicular and pedestrian access and alteration to existing vehicular and pedestrian access

GREP/2004/0198GRANTEDon 08/04/2004

The Rofft School Wynnstay Lane Marford Wrexham LL128LA

Renewal of permission for mobile classroom unit

GWEP/2004/0199GRANTEDon 13/04/2004

Unit 2 Rhosddu Industrial Estate, Main Road Rhosrobin Wrexham LL114YL

Change of use to childrens indoor play area and cafe

WRCP/2004/0202GRANTEDon 30/03/2004

17 & 18 Gwenfro Wrexham LL138TN

Provision of car parking to "Communities First"

WRRP/2004/0203GRANTEDon 29/03/2004

Site at Grove Road/Rhosddu Road Site at Grove Road/Rhosddu Road Grove Road Wrexham LL111DY


WRAP/2004/0204GRANTEDon 30/03/2004

Little Acton Lodge Little Acton Drive Wrexham LL128DH

Conservatory extension

CHIP/2004/0207GRANTEDon 05/04/2004

Ridgeway Lodge Country Club Chirk Green Chirk Wrexham LL145NR

Demolition of existing social club, outline application for the erection of 2 No. dwellings and alteration to existing vehicular access

WRCP/2004/0208REFUSEDon 08/04/2004

46 Tan y Coed Wrexham LL138YH

Outline application to erection 1 No. two-storey dwelling and construction of new vehicular access

CEFP/2004/0210GRANTEDon 16/04/2004

Post Office Counters Ltd 4, Plas Madoc Post Office Woodwards Walk Acrefair Wrexham LL143UY

Extensions and internal alterations

BROP/2004/0211GRANTEDon 15/04/2004

Site of Former Chapel Long Lane Pentre Broughton Wrexham LL116BT

Erection of two-storey dwelling and construction of new vehicular access

BRYP/2004/0213GRANTEDon 29/03/2004

The Lodge Brymbo Road Bwlchgwyn Wrexham LL11 5UB

Alterations and extensions

Page No 135

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 MINP/2004/0216GRANTEDon 15/04/2004

Machine Farm Maesyffynnon Road Minera Wrexham LL113DE

Siting of mobile unit (together with sewage connection) to provide temporary storage of domestic effects and partial removal of spoil bank (in retrospect)

MINP/2004/0217APPROVEDon 29/03/2004

Penybont Cottage Pentre Minera Wrexham LL113DW

Removal of 2 No ornamental conifers (within a Conservation Area)

WRCP/2004/0218GRANTEDon 15/04/2004

1 Smithfield Road Wrexham LL138EN

Display of signs

LLAP/2004/0219GRANTEDon 16/04/2004

3 Eleventh Avenue Llay Wrexham LL120SN

Two-storey side extension and new porch

LLAP/2004/0220REFUSEDon 02/04/2004

Land Off Davy Way, Llay Industrial Estate Llay Wrexham LL120PG

Construction of new light industrial unit. (Re-submission of application Code No. P/2003/0654)

BROP/2004/0223REFUSEDon 01/04/2004

Land At Junction Of Green Road/Holland Road Halcog Brymbo Wrexham LL115DQ

Outline application for residential development (1 dwelling) and construction of new vehicular and pedestrian access.

CHIP/2004/0225GRANTEDon 08/04/2004

100 Crogen Chirk Wrexham LL145BJ

Two storey garage and bedroom extension to side of dwelling.

WRRP/2004/0226GRANTEDon 13/04/2004

5 Ael y Bryn Wrexham LL112TA Alterations and extensions.

CEFP/2004/0227GRANTEDon 19/04/2004

Hillcrest Bethania Road Acrefair Wrexham LL143UD

Outline application to erect one dwelling.

WROP/2004/0230REFUSEDon 16/04/2004

8 Salisbury Road Wrexham LL137AS

Conversion of dwelling to office commercial use Class B1.

GLYP/2004/0231GRANTEDon 31/03/2004

Springhill Selattyn Oswestry Shropshire SY107NP

Conversion of redundant agricultural building into 2 No. holiday units.

COEP/2004/0232GRANTEDon 13/04/2004

Premier Garage High Street Coedpoeth Wrexham LL113UF

Display of station signage. (Canopies, fascia & totem).

GWEP/2004/0234GRANTEDon 01/04/2004

23 Heol y Coed Gwersyllt Wrexham LL114ET

Two storey rear extension.

Page No 136


CEFP/2004/0236GRANTEDon 30/03/2004

2 Browns Lane Cefn Mawr Wrexham LL143DS

First floor side extension

WRAP/2004/0237GRANTEDon 13/04/2004

17 Blantern Way Wrexham LL139QP

Provision of pitched roof to replace existing flat roof.

HOLP/2004/0238GRANTEDon 13/04/2004

Esp Hill Farm Frog Lane Holt Wrexham LL139HJ

Extension to approved farm building.

WORP/2004/0239GRANTEDon 13/04/2004

Yew Tree Cottage Hanmer Whitchurch Shropshire SY133DU

Conservatory extension.

CHIP/2004/0240GRANTEDon 19/04/2004

1 Offa Chirk Wrexham LL145BP Bedroom & shower room extension.

WORP/2004/0242GRANTEDon

Tycanol Old Hall Hanmer Whitchurch Shropshire SY133BX

Removal of blackthorn/hawthorn hedgerows.

BRYP/2004/0249REFUSEDon 20/04/2004

6 Heol Offa Tanyfron Wrexham LL115TN

Bedroom en-suite & conservatory extensions.

RHOP/2004/0251GRANTEDon 19/04/2004

10 Ffordd Pentre Johnstown Wrexham LL141PP

Bedroom extension to rear of property.

GWEP/2004/0252GRANTEDon 22/04/2004

30 Beech Street Summerhill Wrexham LL114UF

Two storey extension.

OVEP/2004/0255GRANTEDon 19/04/2004

11 Bangor Road Overton Wrexham LL130HB

Alterations & extensions to create new bedroom and rear entrance.

COEP/2004/0256GRANTEDon 13/04/2004

Coedpoeth Police Station 72 High Street Coedpoeth Wrexham LL113UH

Extension to provide welfare facilities of locker rooms.

ROSP/2004/0257REFUSEDon 13/04/2004

The Lodge Strathalyn Alyn Park Llay Road Rossett Wrexham LL120HS

Erection of detached double garage.

CEIP/2004/0260GRANTEDon 16/04/2004

Bwthyn Tregeiriog Llangollen Wrexham LL207LA

Alterations and extension to dweling

Page No 137

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 COEP/2004/0263GRANTEDon 16/04/2004

April Cottage Middle Road Coedpoeth Wrexham LL113TN

Two-storey extension providing entrance porch and en-suite.

MAEP/2004/0266GRANTEDon 20/04/2004

14 Oak Avenue Penley Wrexham LL130NW

Two-storey side extension to side of dwelling.

WRAP/2004/0267GRANTEDon 26/04/2004

112 Chester Road Wrexham LL112SN

Installation of security roller shutters.

ESCP/2004/0269GRANTEDon 13/04/2004

3 Vicarage Hill Rhostyllen Wrexham LL144AR

Ground floor rear extension

WRAP/2004/0272GRANTEDon 13/04/2004

44 Denbigh Close Wrexham LL127TW

Single-storey front extension to provide porch and w.c.

ROSP/2004/0273GRANTEDon 21/04/2004

Annexe A Rossett Court Hotel Chester Road Rossett Wrexham LL120HN

Conservatory extension

WRCP/2004/0275GRANTEDon 20/04/2004

The Venture Garner Road Wrexham LL138SF

Extension to building and existing car park, construction of new pedestrian access and alteration to existing pedestrian access

WRCP/2004/0280GRANTEDon 21/04/2004

105 Coed Aben Wrexham LL139NY

Erection of two-storey dwelling and construction of new vehicular and pedestrian access

WRAP/2004/0281GRANTEDon 19/04/2004

11 Norfolk Road Wrexham LL127RS

Extended loft conversion and insertion of dormer window

BROP/2004/0283GRANTEDon 20/04/2004

6 Rosewood New Broughton Wrexham LL116JG

Garage extension

GREP/2004/0284GRANTEDon 26/04/2004

90 Chester Road Gresford Wrexham LL128NT

Rear extension and alterations to front elevations

WRAP/2004/0285GRANTEDon 13/04/2004

6 Turner Close Wrexham LL139QG

Single storey rear extension

ERBP/2004/0292REFUSEDon 14/04/2004

(Field No 3541) Groves Meadow Erbistock Wrexham LL130DL

Removal of blackthorn, hawthorn and hazel hedgerow

Page No 138


BRYP/2004/0295GRANTEDon 23/04/2004

Pen Llyn View Ruthin Road Bwlchgwyn Wrexham LL115UT

Lounge, kitchen and bedroom extension

ESCP/2004/0296GRANTEDon 21/04/2004

3 Parkend Walk Rhostyllen Wrexham LL144EX

Two-storey rear extension consisting of dining room and bedroom

GWEP/2004/0297GRANTEDon 21/04/2004

11 Maes Teg Gwersyllt Wrexham LL114LN

Erection of mini satellite dish (in retrospect)

ERBP/2004/0298GRANTEDon 22/04/2004

The Groves Erbistock Wrexham LL130DN

First floor extension and construction of detached garage

WRAP/2004/0303GRANTEDon 23/04/2004

118 Borras Road Wrexham LL127ER

Loft conversion and flat roof dormer

ROSP/2004/0305WITHDRAWNon 26/04/2004

Green Villa Chapel Lane Rossett Wrexham LL120EE

Erection of single storey dwelling and garage and construction of new vehicular and pedestrian access

WRCP/2004/0308GRANTEDon 26/04/2004

8 The Orchards Wrexham LL130NR


WRAP/2004/0309REFUSEDon 20/04/2004

5 Kerry Place Wrexham LL127DA

Conservatory extension to front of dwelling

WRRP/2004/0317WITHDRAWNon 19/04/2004

6 Egerton Walk Wrexham LL112PY

Rear bedroom extension over existing ground floor extension

WRAP/2004/0324GRANTEDon 19/04/2004

Grove Guest House 36 Chester Road Wrexham LL112SD

Reduce lightly and thin by 10 - 15% 1 No. beech tree, remove deadwood and stubs, and crown raise over road (T5) (TPO No. WMBC 21)

WRRP/2004/0330GRANTEDon 26/04/2004

Superdrug Stores Plc 36 Regent Street Wrexham LL111SA

Display of internally illuminated shop and projecting sign

ROSP/2004/0334GRANTEDon 23/04/2004

12 Trevalyn Hall View Rossett Wrexham LL120ED


WRRP/2004/0339GRANTEDon 23/04/2004

6 Acton Road Wrexham LL112NA

Erection of detached workshop to rear of property for domestic use

Page No 139

REPORT OF THE CHIEF PLANNING OFFICER – Date 10 th May 2004 BRNP/2004/0343GRANTEDon 20/04/2004

The Old Post Office Eglwys Cross Whitchurch Shropshire SY132JP

Certificate of lawfulness for existing use of reinstatement of premises to residential use

community - wrexham€¦ · web viewthis application refers to the erection of two dwellings and an...

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