Page No 1
REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT -–
2 April 2012
Community / Code No / Applicant / Recommendation / Page NosRUA / P/ 2011/0688 / MRS JPARRATT / GRANT / 3 - 8
WRO / P/ 2011/0884 / WORTHINGTON PROPERTIES/CASTLEMEAD GROUP/PREMIER INN HOTELS / GRANT / 9 - 19
WOR / P/ 2011/0927 / MR & MRS ALLEN / GRANT / 20 - 29
ROS / P/ 2012/0017 / FRE-ENERGY
MR CMORRIS / GRANT / 30 - 45
BRO / P/ 2012/0024 / OAK HOMES LTD
MR DEREKHAWKINS / GRANT / 46 - 57
WRA / P/ 2012/0041 / ASDA STORES LTD / GRANT / 58 - 61
CEF / P/ 2012/0080 / LLEWELLYN RIDGE LTD
MRSTEPHENRIDGE / GRANT / 62 - 67
WRO / P/ 2012/0097 / LIDL UK GMBH
MR EWHALLEY / REFUSE/GRANT / 68 - 70
WRR / P/ 2012/0102 / C/O NEW ROAD BAPTIST CHAPEL
MR JELLIS / GRANT / 71 - 76
WRR / P/ 2012/0105 / MRS SHARONGRIFFITHS / GRANT / 77 - 82
WRA / P/ 2012/0107 / ASDA STORES / GRANT / 83 - 85
WRR / P/ 2012/0113 / MR & MRS MBODEN / GRANT / 86 - 89
LLR / P/ 2012/0118 / MR & MRS MICHAELCUNNAGH / GRANT / 90 - 93
CEF / P/ 2012/0123 / CEFN DRUIDS FC
MR JOHNDAVIES / GRANT / 94 - 98
GRE / P/ 2012/0127 / MRS TINASUTCLIFFE / GRANT / 99 - 101
WRC / P/ 2012/0139 / MR AZIZ BUYUKDENIZ / GRANT / 102 - 107
LLA / P/ 2012/0153 / MARSTONS PLC / GRANT / 108 - 111
BRY / P/ 2012/0162 / MR & MRS STEVEN MOORE / GRANT / 112 - 115
BRO / P/ 2012/0176 / MR KEVIN BENNETT / GRANT / 116 - 119
WRO / P/ 2012/0179 / WALES & WEST HOUSING ASSOCIATION
MR CRAIG SPARROW / GRANT / 120 - 128
Total Number of planning applications included in the report: 20
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.
APPLICATION NO:P/2011 /0688
COMMUNITY:
Ruabon
WARD:
Penycae & Ruabon South / LOCATION:
FIELD ADJOINING EASTERN SIDE OF MAINDRIVEWYNNSTAYPARKRUABONWREXHAM
LL14 6LA
DESCRIPTION:
INSTALLATION OF 2 X ELECTRIC JUNCTION / METER BOXES
APPLICANT(S) NAME:
MRSJPARRATT / DATE RECEIVED:
22/09/2011
CASE OFFICER:
SJG
AGENT NAME:
MRS J PARRATT
______
THE SITE
The site is on the east side of the approach to Wynnstay Hall.
NB: cable route to fishing cabin now amended as part of 2009 application
PROPOSAL
As above.
RELEVANT HISTORY
P/2009/0092 Fisherman’s cabinWithdrawn April 2009
P/2009/0612 Fisherman’s cabinGranted 1/6/2010
P/2009/0923Stable Withdrawn
P/2010/0004FencingGranted 1/3/2010
P/2010/0508 StableGranted 2/8/2010
P/2010/0911FencingGranted 6/12/2010
P/2011/0536FencingGranted 14/10/2011
(this application was considered at a committee site visit held on 14/10/2011)
DEVELOPMENT PLAN
The site lies outside the settlement limits, and is within a Special Landscape Area and the Grade I historic park and garden of Wynnstay hall. TPO 182 2011 affects the site. Wynnstay hall is a Grade II* listed building, and there are several other listed buildings in the vicinity, including the semi-circular garden wall to the south. Policies PS2 EC4 EC5 EC9 and GDP1 of UDP are relevant, together with LPGN 7. The site is within LANDMAP area 13a Welsh Maelor. National planning policy guidance is contained within Circ. 61/96 – Planning and the Historic Environment: HistoricBuildings and Conservation Areas.
CONSULTATIONS
Ruabon C Council:Consulted 27/9/2011
Local Member:Notified 27/9/2011
Public Protection:No comments
Garden History Society: Consulted 27/9/2011
Cadw:No concerns
WelshHistoricGardens Trust: Object, on grounds of:
1. Any further infrastructure within the historic parkland should be refused.
2. The junction meter boxes would add another feature in the paddock area to the existing fencing, water troughs and damaged boundary fencing at the approach to Wynnstay. This area and the fenced area beside the cabin are currently unsightly.
3. No further infrastructure should be provided for it as this would enable and encourage inappropriate residential and more permanent usage.
4. Nothing should be done to enable any further development of the stables or cabin. Both these developments have done harm to the landscape, providing no benefit whatsoever - so the presumption must be against any further infrastructure here.
5. All trees on site must be protected from damage including underground services. The woodland and protected species should be surveyed.
6. Planning Policy Walesrequires that sites on the register should be protected. To permit the development would further establish undesirable developments and would serve no public interest in a nationally and internationally significant landscape.
Wynnstay Hall
Management Company:No objection
Site Notices:Expired 24/10/2011
Other representations:Adjoining occupiers notified 3/10/2011. No comments received.
SPECIAL CONSIDERATIONS/ ISSUES
Background: The application is to provide an electricity supply to the approved fishing cabin, P/2009/0612 and the stable P/2010/0508. The fishing cabin includes a kitchen and bathroom, and a route for underground cabling was approved. The stable block requires a security light.
The proposal is for two small boxes in green coloured material, 1.1 metres high, adjoining the overhead line crossing the site, to reduce the voltage for a power supply to the two approved buildings. The application includes a method statement for the installation of the meter boxes and cabling.
Listed Building setting: The construction of the meter boxes requiresplanning permission as development within the curtilage of the listed building the avenues are a particular feature of significancewithin the grounds and a greater degree of sensitivity is required for any proposals or development within thislocation. Concern hasrecently been expressed from a number of bodies with regards to both authorised and unauthorised piecemealdevelopments which they consider are eroding the special character of the site.
The siting, form and colour of the boxes is such that the impact upon the setting of historic buildings is negligible and impact on the character of the historic landscape is limited. I therefore raise no objections from a listed building point of view.
Landscape: The proposed boxes are shown to be located away from the historic tree avenue, within a slight dip inlandform and at some 80m from the nearest available viewpoint from the driveway leaving the Hall. The boxes would be partly obscured by landform and the historic tree avenue and would not draw attention to themselves particularly given the colour, viewing distance and limited availability of views when passing northwards along the drive.
The proposed underground routing of the electricity cable confirms that construction work will not affect the historic tree avenue or a near by sycamore tree. I therefore have no objections on landscape grounds.
Conditionsto control the use of the proposed light at the stable block and to require details of any additional external lighting are proposed.
Trees: I have no objections to the proposed junction box and underground cabling from an aboricultural point of view, subject to appropriate fencing being erected to prevent damage to the veteran trees within the avenue during the works. However the route of the cable to the fishing cabin is a cause of concern, as it affects a very important avenue of trees.
An aboricultural report has now been received detailing the route of the cabling. The submitted arboricultural method statement demonstrates that excavations for the underground cable can be implemented without causing undue harm to the avenue trees in the north westerly section of the avenue, provided that the method statement is adhered to.
With regards to the south easterly section of the avenue the proposed underground cable and the position of the junction box will not be detrimental to the avenue trees, provided that the underground route is kept away from the avenue trees. This is feasible as there is sufficient space to keep the development activities out of the avenue trees root protection areas.
Conclusion: It would be unreasonable to refuse permission for small-scale development to supply electricity to two buildings granted planning permission in the recent past, especially in the case of the fishing cabin which includes a kitchen and bathroom. The route for the underground cabling is now acceptable. The type of installation proposed, and its siting and construction methods, are acceptable on landscape and listed building grounds and so I recommend that permission is granted subject to appropriate conditions.
RECOMMENDATION: That permission be GRANTED
CONDITION(S)
1.The development hereby permitted shall be commenced before the expiry of five years from the date of this permission.
2.The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) dated 22 September 2011 and as contained within the application documentation.
3.No equipment, machinery, plant or materials of any kind in connection with the development shall be brought onto the site until tree protection fencing and ground protection measures have been implemented in strict accordance with details which have been submitted to and approved in writing by the Local Planning Authority. The details should include specification and location for the fencing. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made.
4.The tree protection fencing and ground protection measures approved in connection with condition no. 3 shall be kept in place until all external site works have been completed and the removal of the fencing has been approved in writing by the Local Planning Authority.
5.The external security light to the stable block shall include a sensor and automatic cut off.
6.Within one month of commencement of development details of any additional external lighting shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be brought into use except in strict accordance with such details as are approved.
7.The development shall be carried out in strict accordance with the following plans and report submitted and approved as part of this application:
Arboricultural Method Statement ref no. WPR/01/12/AMS
No development or other operations shall take place except in strict accordance with the reports as approved.
8.No part of the development shall commence until adequate steps have been taken to safeguard all trees on the site or whose root structure may extend within the site, which are the subject of WCBC 182 Tree Preservation Order 2011, against damage or injury caused during construction works in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority. 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, waste or materials of any kind 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.
9.No equipment, machinery, plant or materials of any kind in connection with the development shall be brought onto the site until tree protection fencing and ground protection measures have been implemented in strict accordance with details which have been submitted to and approved in writing by the Local Planning Authority. The details should include specification and location for the fencing. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made.
10.The following activities should not be carried out under any circumstances:
1)No fires should be lit within 10 metres of the nearest point of the canopy of any retained tree.
2)No works, including earth works and the bringing onto site of machinery or materials shall proceed until the approved tree protection measures are put in place, with the exception of the approved tree works.
3)No equipment, signage, fencing, tree protection barriers, materials, components, vehicles or structures shall be attached to or supported by a retained tree.
4) No mixing of cement or use of other materials or substances shall take place within tree root protection areas or tree construction exclusion zones, or close enough to these that seepage or displacement of those materials or substances could cause them to enter tree root protection areas or tree construction exclusion zones.
5) No alterations or variations to the approved works or tree protection schemes shall be carried out without the prior written approval of the Local Planning Authority.
11.No part of the development shall commence until full details for the arboricultural supervision of tree protection measures and any ground works within retained trees Root Protection Areas, as specified by BS5837:2005 or as shown on a Tree Protection Plan have been submitted to and approved in writing by the Local Planning Authority. The supervisory works shall be carried out in strict accordance with the details as approved.
REASON(S)
1.To comply with Section 91(3) of the Town and Country Planning Act, 1990.
2.To ensure that the development fully complies with the appropriate policies and standards.
3.To ensure that the retained trees are adequately protected during development in the interests of amenity.
4.To ensure that the retained trees are adequately protected during development in the interests of amenity.
5.To ensure that the lighting is not left on over night and potential night time impacts are limited.
6.To enable the control of matters not detailed in the application in compliance with the appropriate policies and standards
7.To protect trees which are of significant amenity value to the area.
8.To protect trees which are of significant amenity value to the area.
9.To ensure that the retained trees are adequately protected during development in the interests of amenity.
10.To ensure that hard surfacing does not cause harm to retained trees in the interests of visual amenity.
11.To ensure the work is carried out to accepted arboricultural practices for the long term well being of the tree(s).
______
P/2011 /0884
COMMUNITY:
Offa
WARD:
Brynyffynnon / LOCATION:
SITE OF FORMER JACQUES YARDREGENT STREET WREXHAM
LL11 2AD
DESCRIPTION:
ERECTION OF HOTEL (USE CLASS C1), CREATION OF NEW ACCESS ROAD, ASSOCIATED CAR PARKING, LANDSCAPING, IMPROVEMENT WORKS TO WATS DYKE AND OTHER ASSOCIATED WORKS
APPLICANT(S) NAME:
WORTHINGTON PROPERTIES/CASTLEMEAD GROUP/PREMIER INN HOTELS / DATE RECEIVED:
05/12/2011
CASE OFFICER:
KH
AGENT NAME:
WORTHINGTON PROPERTIES/CASTLEMEAD GROUP/PREMIER INN HOTELS
______
P/2011 /0884
THE SITE
Located on the site of the former Jacques Scrap Yard, off the southern side of Regent Street, Wrexham. The site is bounded to the east and west by railway lines and to the south by the remaining undeveloped section of Jacques Yard.
PROPOSAL
The application seeks to provide an 83 bed Premier Inn Hotel, create a new access road, associated car parking, landscaping and improvement works to Wat’s Dyke.
HISTORY (Most Recent)
P/2008/127972 extra care apartments. Pending subject to completion of Section 106 legal agreement.
P/2008/103860 apartment extra care development. Pending subject to completion of Section 106 legal agreement.
P/2006/0756Residential development. Granted 17.3.2008.
DEVELOPMENT PLAN
Within settlement limit. UDP policies PS1, PS2, PS3, PS4, GDP1, EC11 and EC12 refer. Local Planning Notes 7 – Landscape and Development, 16 – Parking Standards and 30 – Design are applicable.
CONSULTATIONS
Community Council:No objections subject to full signalised junction.
Adj Community Council:No objection in principle but concerns regarding traffic.
Local Member:Notified 7.12.2011.
Adj Local Member:Notified 7.12.2011.
Public Protection:Contamination. Whilst site investigation works have taken place there remain outstanding issues. Conditions required. Condition also required with regard to controlling construction noise.
Highways:No objections subject to conditions and a Section 106 legal obligation requiring funding for the future maintenance of the proposed signals and associated equipment along Regent Street.
Welsh Water:No objections subject to conditions.
Environment Agency:No objections with Flood Risk Assessment and Geo-environmental Desk Study report submitted with application. Condition requested to ensure an acceptable rate of run-off is agreed for the site.
Network Rail:A new access gate / right of way to their site needs to be agreed which meets their operational requirements, suitable noise mitigation should be built into the development given the proximity to the railway, trespass proof fencing required to the east and various other requirements with regard to encroachment and safety requirements.
CCW:No objections and not likely to have a significant effect on the natural heritage interest of the site.
CPAT:No objections. With very little of the remains of Wat’s Dyke. Only a watching brief required.
CADW:No objections with the works subject to a requirement for Scheduled Monument Consent from CADW. Conditions of the Consent will relate to the archaeological aspects of the project, the methodology for protecting the genuine remains and reinstating the bank and then its subsequent preservation and maintenance. CADW consider the scheme will have a positive impact upon the monument in fully identifying the extent of its remains, preserving them in situ and perpetuating the line of the Dyke which will help establish Wat’s Dyke as a significant topographic feature.
Other representations:None.
Press Notice:Expired
Site Notice (4):Expired
SPECIAL CONSIDERATIONS/ISSUES
Background / Proposal: The site has been the subject of three recent planning applications of significance. In March 2008 planning permission was granted for a residential scheme, with provision of 228 apartments within four blocks and covering the full site. The permission is still extant. A scheduled Monument Consent was also approved by CADW to preserve, enhance and stabilise the monument.
Two applications have also been submitted for extra care apartments on the site but both applications are still pending subject to completion of Section 106 legal obligations.
This application seeks to utilise approximately half of the site. Scheduled Monument Consent will be required from CADW for works to Wat’s Dyke.
Policy: As the site lies within the settlement limit there can be no objection in principle to the proposed use, provided the criteria set out in policy GDP1 are satisfied. The reuse of previously developed land in urban locations and its sustainable location accords with key objectives as set out in Planning Policy Wales.