Copy of Appendix 2 herewith - Wrexham County Borough Council

Suggested site for development: 

Settlement: Acrefair/Cefn Mawr 

Current Use: Unused/derelict 

Proposed Use: Residential 

Area (Ha): 0.23 

A06LDPAS: Land at The Hawthorns, Acrefair 

Community: 

Ward: 

Llangollen Rural 


Policy considerations and constraints 

Within Special Landscape Area? 

Within Green Barrier? 

Affects Conservation Area 

Affects Listed Buildings? 

Agricultural land grade 1,2 3a? 

Within Flood Plain zone C1 or C2? 

Impact on public open space? 

Within Local Wildlife Site? 

Within SSSI? 

Within SSSI Buffer? 

Within SAC? 

Footpath on or adjacent to site? 

HSE 

Woodlands, or important groups of 

trees (inc those with TPO's) 

Within SAC Buffer? 

Within RAMSAR site? 

Minerals Resource protection or buffer? 

Compatible Land use? 

Brownfield Site? 

Settlement Pattern 

Wholly Within Settlement Limit 

Partially Within Settlement Limit 

Outside Settlement Limit 

World Heritage Site 

World Heritage Site Buffer 

Archaeological Interest 

Canal 

Capacity of infrastructure unable to 

support additional? 

Internal Comments 

External Comments 

General 

Reps 

Received Summary of General Reps 

Landscape 

Trees 

Ecology 

Housing 

Beyond the settlement limit in this locality, housing is set in 

large plots within a framework of naturalised vegetation. 

Rural character therefore predominates and there is a 

perception of openness and lack of development which 

inclusion within the Green Barrier seeks to retain. 

Recommendation: A localised change in openness with a 

loss of rural characteristics and habitat would occur if this 

site were included within the settlement limits. Discount site 

Not developable due to constraints posed by trees on site. 

The top of the railway bank provides good habitat with some 

native scrub, conifers on garden side. Surveys needed. 

No reasons given 

Community 

Council 

Mrs S Jones 

Llangollen 

Rural 

Environment 

Agency 

Ms Deborah 

Hemsworth 

No objections. 

The sites are on Principal aquifers and there is no 

mains sewerage in the area. Careful consideration 

will be required to ensure foul drainage can be 

disposed of without causing detriment to the 

aquifer. We would therefore advise investigation of 

this issue, prior to allocation, to ensure it is possible 

to find a suitable solution. 

3 Objections to the site on the grounds 

of:- 

1 Conflicts with open space policy 

2 Loss of walking/cycling route and 

possible railway extension 

3 Should use previously developed land 

4 Illogical boundary 

5 Needs SEA and ecological survey 

Page 1

Highways 

Support, the site is suitable for further development but I 

recommend it should be restricted to no more than one 

additional dwelling 

CCW 

Mr G J Davies 

Potential impact on linear habitat and corridor of the 

disused railways which are used for both 

recreational opportunities and conservation 

purposes and securing long term resources for their 

management and wardening. 

Relevant Planning History 

Response and Recommendation 

The site is located on the edge of Acrefair in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (Landscape, trees) which would discourage development on the site and as a result is not considered 

suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of settlement which 

would be more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 

Sustainability Appraisal and Habitat Regulation Implications 

Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 1 (not compliant with the Preferred Strategy). 

The representor has presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. If this site were to be allocated by 

the inspector further assessment on the SEA/SA/Habitats would be required. 

No information has been supplied with regards to the Habitats Regulations. 

Page 2



Current Use: Vacant 


Area (Ha): 1.75 

A08LDPAS: Land off Brickfield Terrace Acrefair 

Community: 

Ward: 

Cefn 

Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Trees 

Highways 

Housing 

Some Japanese Knotweed on site. 1 large tree, lots of scrub 

and mosaic and would need ecological surveys. 

Wooded site with a good amenity value. Site is not 

developable, due to this constraint. 

In its current layout the site is considered unsuitable for 

development. However, if the access roads were 

constructed to an appropriate width and standard with 

adequate pedestrian provision there may be scope to 

support a development of up to three dwellings on the site. 


Welsh Water 

Mr Paul Brown 

Community 


Mrs Rhona 

Roberts 

Cefn 

Sewerage: 

No problems are envisaged with the public 

sewerage system for domestic foul discharge from 

this development. 

No opinion. 



1 Conflicts with policy P32 

safeguarding walking/cycling routes 

2 Loss of open space 

3 Conflicts with policy SP8 Improving 

Travel 

4 Sufficient housing allocations 

5 Should use brownfield sites 

6 Impact on privacy/amenity, house 

value 

7 Loss of wildlife 

8 Pressure on schools 

9 Needs SEA and ecology survey 

10 Increase in traffic on Bethania Road 

Page 3

Local Member 

Councillor J 

W Coleman, 

OBE 

Cefn 

No opinion 


P/2004/1058 Outline Application to erect 3 dwellings - refused on the grounds of- 

- Compromise ability to deliver EC16 after use of agriculture/woodland 

- Would lead to a fragmented pattern of development and not respect local settlement 

- unsustainable use of the land 

- the site plan does not include enough land for a suitable road access 


The site is within the settlement limit of Cefn Mawr and as such complies with the strategy. There are site constraints (topography, trees, ecology and highways) as well as planning history that discourages 

development on this site. No change to deposit plan. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 2 (site constraints). 




Page 4



Current Use: Education 


Area (Ha): 0.55 

A12LDPAS: Rhosymedre Infants School, Hampden Way, Rhosymedre 

Community: 

Ward: 

Cefn 

Plas Madoc 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Highways 

Housing 

No obvious ecological constraints. 

The site is considered suitable for development subject to a 

transport assessment to determine the acceptable number 

of dwellings permitted from a a highway safety perspective. 

Any development would require adequate acccess width, 

pedestrian provision and full parking provision to LPGN16 

standards. 

Adjacent to site in WCBC ownership 

Welsh Water 

Mr Paul Brown 

Sewerage: 

No problems envisaged with the public sewerage 

system for domestic foul discharge from this 

development. 

The site is crossed by public sewer(s) which may 

restrict the density of the development proposed 

under the Water Industry Act 1991, DCWW has 

satutory rights of access to its apparatus at all 

times. Protective measures or a diversion of these 

assets may be required prior to the development 

proceeding. 

Landscape 

No Objection. Surrounding POS needs enhancement to 

deliver Green Networks 

Sewage Treatment: 

No problems are envisgaed at the receiving 

WWTW to accommodate the domestic soul flows 

from this development. 

Page 5

Community 


Mrs Rhona 

Roberts 

Cefn 

Local Member 


W Coleman, 

OBE 

Cefn 

Supports. 

Supports 


None 


The site is located within the settlement limit of Rhosymedre and as such would be suitable for development in accordance with the strategy. This site could be allocated should the inspector decide at the 

Examination in Public that further sites are required, otherwise the site could be developed under the windfall policy subject to satisfying all other material planning considerations. No change to deposit plan. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 2 (Site constraint - school field). 

The representor has not presented additional information in relation to the appraisal or Habitat Regulations, the onus of proof the site is compliant with the SA/SEA/Habitat Regs rests with the representor. 

If this site were to be allocated by the inspector further assessment on the SEA/SA/Habitats would be required. 

Page 6

Suggested site for development: A24AS: Former Flexsys Chemical Works, Cefn Mawr 


Community: Cefn 

Current Use: Former Chemical Works 

Ward: 

Cefn 

Proposed Use: Marina and Canal Extension 

Area (Ha): 19.24 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

No Objection. Development needs to faclitate Green 

Networks and community links to Cefn mawr and 

compliment/ support the WHS 

Part of the site lies within the River Dee SAC buffer. It is a 

large site and will be expected to provide some ecological 

enhancements. 

Community 


Mrs S Jones 

Llangollen 

General comment: 

Any housing should be of a high standard. The 

warehouse is ideal for leisure/recreational 

purposes. Access for car parking could be via the 

warehouse to protect the bridge over the canal. 

55 54 including a petition with 1258 

signatories support the proposals for 

the following reasons:- 

1 Economic and social benefits to the 

communities, businesses, Cefn Mawr 

and World Heritage Site. 

2 Without this proposal money spent 

on the regeneration of the main street 

in Cefn Mawr will be wasted 

3 Site should have an integrated 

housing/retail/tourism/transport use 

4 It would enable other associated 

development 

5 Benefits to wildlife and environment 

6 Do not want a housing development 

Page 7

Economic 

Development 

The Economic Development department has recently 

commissioned Arup Consultants to undertake a feasibility 

study regarding the extension of the Plas Kynaston canal 

and to develop a master plan for the site regarding the 

provision of marina facilities and canal extension. This work 

will also take into account the wider master planning 

exercise being undertaken by Solutia for the former Flexsys 

Chemical Works site. 

The department aims to support the outcomes of this 

feasibility study and look to implement the consultant’s 

recommendations and master plan. Until the feasibility 

study and master plan are therefore completed, there is an 

on-going debate regarding how far the canal should/ is able 

to be extended and the exact location of a new marina 

facility. 

The brief to the consultants for the feasibility study and 

master planning work included the need for consultants to 

consider the importance of the linking the proposed facilities 

as closely as possible to the historic industrial village in 

order to maximise the economic impact of visitors to the 

World Heritage Site within the Cefn Mawr community. 

Cefn Mawr has been identified as ‘the most important 

industrial village’ linked to the World Heritage Site by 

industrial archaeological experts, (Govannon 2008). The 

department recommends that the importance of Cefn Mawr 

and the construction and operation of the Pontcysyllte 

Aqueduct as the centre-piece of the World Heritage Site is 

recognised within the LDP. 

Furthermore, it is important for the regeneration of the area 

that the proposed extension of the canal should aim to 

restore the link to the village of Cefn Mawr. The old Plas 

Kynaston Canal forms the natural link to the centre of the 

village from the World Heritage Site. 

The Village of Cefn Mawr offers the opportunity to cater for 

visitors to the World Heritage Site within an authentic 

industrial village location. Approximately £5 million has 

been spent regenerating Cefn Mawr over the past decade 

through the restoration of the historic centre, most recently 

though the Cefn Mawr Townscape Heritage Initiative. A 

further £1.5 million will be spent over the coming years in 

continuing this restoration, (Phase 2 Townscape Heritage 

Initiative). 

British 

Waterways 

Mr John 

Spottiswood 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Mrs Rhona 

Roberts 

British Waterways 

It would physically link Cefn Mawr to the World 

Heritage Site, bringing employment, regeneration 

and enhancements to this deprived area. Mixed 

use developments work well by water. Creates 

scope to build on sites unique industrial heritage 

and to reveal and interpret this when it has become 

hidden over time. The story behind a place brings 

about successful regeneration. The marina and 

canal would increase visitors and associated 

spending. The Trevor basin is congested and this 

would provide additional bed space. 

Sewerage: 




A considerable proportion of the western edge of 

the site is shown to be at risk of fluvial flooding from 

the non-main watercourse (Tref-y-nant Brook). 

Culvert capacity and blockage issues may also be a 

significant risk based on the length of culverted 

watercourse on the site. Considering the broadscale 

flood map modelling available, our 

understanding of the flood risk at the site is limited. 

We would advise, therefore, that, the flood risk area 

should be excluded from the allocation or that your 

authority conducts an appropriate assessment to 

ascertain the level of flood risk in this area and 

thereby be in a position to determine whether 

development could be achieved in line with TAN 15 

criteria. Failure to do this may result in the plan 

being unsound against test C2. We understand 

that the site was subject to an industrial use in the 

past. We are also aware that there is possibly a 

landfill on the site. For these reasons the site could 

potentially be contaminated. Therefore, should the 

objection be overcome, we would recommend that 

any planning application on the site should be 

subject to our national standard planning conditions 

in relation to ground investigation and remediation 

(if necessary). 

Strong support for the proposed development of the 

Marina. 

1 objection on the grounds of:- 

1 Restoration is not a viable option, no 

evidence for its realistic delivery 

2 No analysis of constraints and costs 

3 Resistance to the scale of 

development reduces the value of the 

site 

4 No evidence of funding gap or scale 

of public funding available to fill the gap 

5 Proposal unsound and undeliverable 

as drafted 

6 Restoration of canal is not necessary 

for regeneration of site 

7 Long term possibility of canal 

restoration should be protected 

Cefn 

Page 8

Trees 

Developable. Trees mostly situated around edges of the site, 

which shouldn't be a constraint to development, subject to 

full BS5837 assessment and high quality trees being 

incorporated into the development design. 

Conservation This is a highly sensitive site located within the Pontcysyllte 

Aqueduct and Canal World Heritage Site Buffer Zone and 

situated directly between 2 Conservation Areas. The 

eastern boundary of the site in part forms the boundary to 

the Cefn Mawr Conservation Area whilst that to the western 

edge abuts the Pontcysyllte Aqueduct Conservation Area. 

Re-development of this site must protect and enhance the 

Outstanding Universal Value and setting of the World 

Heritage Site and be used as a means to strengthen 

historical and physical linkages between Trevor Basin and 

the settlement of Cefn Mawr. Particular consideration must 

be given to the impact of new development upon views into 

and out of the adjoining Conservation Areas, opening up 

former routes and the careful integration of new 

development both with the historic settlement of Cefn Mawr 

and semi-rural landscape at Trevor Basin. Re-development 

of the site as a marina or for other tourism and leisure uses 

provides opportunities to improve setting, access, and 

interpretation facilities for the World Heritage Site and 

Conservation Areas. Given the importance of the site and its 

proximity to the World Heritage Site it is likely that a EIA/HIA 

and archaeological assessment will be required for 

redevelopment. 

Local Member 


W Coleman, 

OBE 

Cefn 

CPAT 

Mr Chris 

Martin 

Strong support for the proposed development of the 

Marina. 

General Comment: 

Pre-planning evaluation would be required as the 

site directly overlies Plas Kynaston Iron Foundry, 

the Brickworks, Plas Kynaston Pottery, Slaters 

Pottery and the Acrefair/Flexsys Chemical Works. 

It is also within the Pontcysyllte World Heritage Site 

consultation zone and will need assessment under 

ASIDOHL2. CADW would also need consulting. 

Highways 

The site is considered suitable for redevelopment subject to 

full transport assessment to fully consider the adequacy of 

the local highway netweok in relation to potential traffic 

geneeration from the whole Flexys site and the Fron 

Aqueduct. 


None relevant (History relates to industrial uses) 


The site is located within the settlement limit of Cefn Mawr and is already allocated in the deposit plan for mixed use comprising residential, employment, community, leisure and local need retail uses (policy P2). 

Following deposit plan consultation, a focussed change to the plan to add tourism and heritage conservation to this policy has been agreed witch would allow for future development of a canal and marina should it 

be viable. This site is crucial in the delivery of the deposit plan strategy to aid regeneration in Cefn Mawr and will be responsible for providing a large proportion of the future housing stock of the County Borough. 

No change to deposit plan. 


This is an allocated site in the Deposit Plan, all allocations have been assessed under the SEA/SA framework and for its impact under the Habitats Regs. The proposal is consistent with the uses that have already 

been assessed, no further assessment required. 

Page 9

Suggested site for development: A24AS1: Former Flexsys Chemical Works, Cefn Mawr 



Current Use: Former chemical works 

Ward: 

Cefn 

Proposed Use: Tourism, Leisure 

Area (Ha): 19.24 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Economic 

Development 

Trees 

Part of the site lies within the River Dee SAC buffer. It is a 

large site and will be expected to provide some ecological 

enhancements. 

This site for Development should be Tourism, Leisure, 

Residential and Mixed Use. The site needs to stay mixed 

use in order for the site to attract businesses, housing, 

tourism, leisure and more importantly Flexsys to develop the 

site to a masterplan that will bring the vision of the 

Inscription of the World Heritage Site, economic 

regeneration & sustainability to the South of the County. 

Developable. Trees mostly situated around edges of the site, 

which shouldn't be a constraint to development, subject to 



British 

Waterways 

Mr John 

Spottiswood 















1 Allocation should include a mix of 

uses 

2 Extending canal would reduce the 

need to travel by car 

Page 10

Landscape 

No Objection. Development needs to faclitate Green 

Networks and community links to Cefn mawr and 

compliment/ support the WHS 
























Highways 

The site is considered suitable for redevelopment subject to 

full transport assessemnt to fully consider the adequacy of 

the local highway network in relation to potential traffic 

generation from the whole Flexys site and the Fron 

Aqueduct. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Mrs Rhona 

Roberts 

Cefn 

Sewerage: 



development. 

The site is crossed by public sewer(s) which may 



satutory rights of access to its apparatus at all 



proceeding. 


No problems are envisgaed at the receiving 

WWTW to accommodate the domestic soul flows 


A considerable proportion of the western edge of 

the site is shown to be at risk of fluvial flooding from 

the non-main watercourse (Tref-y-nant Brook). 

Culvert capacity and blockage issues may also be a 

significant risk based on the length of culverted 

watercourse on the site. Considering the broadscale 

flood map modelling available, our 

understanding of the flood risk at the site is limited. 

We would advise, therefore, that, the flood risk area 

should be excluded from the allocation or that your 

authority conducts an appropriate assessment to 

ascertain the level of flood risk in this area and 

thereby be in a position to determine whether 

development could be achieved in line with TAN 15 

criteria. Failure to do this may result in the plan 

being unsound against test C2. We understand 

that the site was subject to an industrial use in the 

past. We are also aware that there is possibly a 

landfill on the site. For these reasons the site could 

potentially be contaminated. Therefore, should the 

objection be overcome, we would recommend that 

any planning application on the site should be 

subject to our national standard planning conditions 

in relation to ground investigation and remediation 

(if necessary). 

Supports. 

Page 11

Local Member 


W Coleman, 

OBE 

Cefn 

CPAT 

Mr Chris 

Martin 

Supports 

General Comment: 

Pre-planning evaluation would be required as the 

site directly overlies Plas Kynaston Iron Foundry, 

the Brickworks, Plas Kynaston Pottery, Slaters 

Pottery and the Acrefair/Flexsys Chemical Works. 

It is also within the Pontcysyllte World Heritage Site 

consultation zone and will need assessment under 

ASIDOHL2. CADW would also need consulting. 


None relevant (History relates to industrial uses) 









Page 12

Suggested site for development: AMEND RTC: P16 Tennis centre 

Settlement: Wrexham 

Current Use: Leisure/Recreation 

Proposed Use: Exclude land to east of Tennis Centre from Sports Stadia designati 

Area (Ha): 0.12 

Community: 

Ward: 

Rhosddu 

Grosvenor 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Highways 

No problems identified. 

No highway comments. 

Community 


Mr E N 

Hodges 

It is believed that the land forms part of the Glyndwr 

protected open space area. This should be 

checked with the legal department. 

1 Supports proposed amendment 

Rhosddu 


P/2006/1013 - Provision of additional external court -Withdrawn 


This proposal concerns the correct boundary of the Tennis Centre under Owain Glyndwr Scheme. Confirmation from the legal department has clarified that the parcel of land shown in the map above is part of the 

Owain Glyndwr Scheme and therefore the propoosals map will need to be amended to exclude this area. This will be done as a focussed change to the deposit plan. 


This amendment in itself does not lead to development therefore should the Inspector be minded to exclude the land there would be no SEA/SA/Habitat Regs implications. 

Page 13

Page 14

Suggested site for development: AMEND SG: SP12 Opp Llay Industrial Estate 

Settlement: Llay 

Current Use: Agriculture 

Proposed Use: Amend to include land opposite Llay Industrial Estate as Sand and 

Area (Ha): 29.7 

Community: 

Ward: 

Llay 

Llay 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

"The site lies to the west of Astbury landfill site a former 

sand and gravel site, which is being restored. By way of 

background - the reduced volume of material going to landfill 

(to meet EC targets) is generally increasing the time for 

landscape restoration of existing sites to be completed, 

restored and for these disturbed sites to make a positive (or 

benign) contribution to local landscape character. Also the 

trend in landscape restoration is away from productive 

agricultural land end use and towards ecological habitats 

which allow the use of soil forming materials rather than 

imported topsoil (more sustainable, but also cheaper) and 

less ongoing monitoring and work required to make soils 

productive (again - cost benefits). Restoration to create 

ecological habitats is a worthy end use, however ecological 

establishment on poor soils takes many years to deliver the 

intended end use and still requires careful aftercare (which 

CCW 

Mr G J Davies 

MP 

Mr Mark Tami 

MP 

If developed CCW would like to review possibility of 

leaving permanent engineered sections through the 

deposits for further geological study. 

Object for the following reasons:- 

- Visual Impact from Rhydden Hill 

- Noise generated by plant and vehicles 

- Dust generated by quarry works 

- Traffic generation 

- Impact on properties from nearby 



1 Sufficient reserves already with 

permission 

2 Low probable need in future 

3 Methane present 

4 This will lead to an application to 

extract minerals and then for an 

application for landfill 

5 Impact on the environment 

6 Impact on neighbours 

7 Impact on open countryside 

8 Traffic impact 

9 Devaluation of property 

Page 15

I’m finding is missing with many of our existing restoration 

schemes).On the specifics of this site, I consider the 

landscape impacts of allowing the site to be considered for 

future sand and gravel are unacceptable for the following 

reasons:The hedgerows contain a significantly high 

number of mature trees and there is a small copse important 

for landscape character, biodiversity. The intact hedgerow 

pattern and trees create a balanced landscape and scenic 

quality within local views. Landscape restoration would take 

some 200 years to replace what would be removed. 

Adjacent to the site is a tree lined pool. Sand and gravel 

extraction has the potential to affect ground water levels 

which would affect the ecology of this pool. 

Recommendation: discount site - The implications of 

allowing the principle of gravel extraction would result in the 

loss of valuable landscape and biodiversity features, an 

overall degradation of the landscape, with many decades of 

landscape disturbance and restoration." 

Community 


Mr A Rushton 

Hope 

Community 


Ms Sheila 

Woolrich 

Llay 

It would create unacceptable levels of noise, dust 

and vibration to local residents, particularly those of 

the Caer Estyn area. It would generate 

unacceptable levels of HGV traffic. It would have 

an adverse impact upon the environment 

generally. Prior experience has shown that mineral 

extraction operations continue for many years 

causing long term nuisance. Restoration works 

also become protracted. 

As the site is directly opposite the industrial estate, 

it is felt that dust created by the extraction of sand 

and gravel would have a detrimental effect on the 

various products being manufactured. Concern 

that any excavation would lead to landfill operations. 

Trees 

Ecology 

Highways 

Significant hedgerows, trees and copses present, hence 

object to the land being allocated for sand and gravel 

extraction. 

Dependant on ecological surveys and part of the site to be 

restored to nature conservation 

No objections. An adequate access would be required. 


None 


The proposals maps (identifying the mineral resource areas) have been drawn using the latest mapping from the British Society of Geomorphology. There is no further need for mineral extraction in the county 

borough, and given that the LDP proposal maps are based on map information provided by another independent source the LDP is not the mechanism to amend the baseline mapping information. No change to 

deposit plan. 


Policy SP12 (Safeguarding Mineral Resources) has been assessed under the SEA/SA framework and for its impact under the Habitats Regs. This policy in itself does not lead to development therefore should the 

Inspector be minded to extend the resource protection area there would be no SEA/SA/Habitat Regs implications. 

Page 16

Suggested site for development: AMENDDL 01: P44 (1) Acrefair: Tref y Nant 


Current Use: Woodland 

Proposed Use: Amend from Derelict Land to Residential. 

Area (Ha): 1.56 

Community: 

Ward: 

Cefn 

Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

Housing 

The site provides valuable accessible natural greenspace, 

with links via the disused railway and public footpath 

network. I therefore support LDP policy P44 proposals to 

restore the site for agriculture/ woodland. 

Not derelict land, but emerging good amenity woodland. 

Object. 

Needs ecological survey. 


CCW 

Mr G J Davies 

Community 


Mrs Rhona 

Roberts 

In the original LDP it was proposed that the above 

site was to be reclaimed and restored for beneficial 

use as agricultural/woodland. The site is currently 

wooded with recreational and educational benefits 

and recommends that the allocation of alternative 

site is amended to green/open space in LDP. 

No opinion. 



1 Impact on SSSI 

2 Impact on leisure and historic 

interests 

3 Impact on biodiversity 

4 Overload on infrastructure 

Cefn 

Page 17

Highways 

Currently the site would not be able to provide a suitable 

access for development. However, if the access roads were 

brought up to an appropriate standard, it would be suitable 

for up to 3 dwellings. 

Local Member 


W Coleman, 

OBE 

No opinion. 

Cefn 


P/2004/1058 - Outline permission for 3 dwellings - Refused for following reasons 

- Conflict with after use in policy EC16 (Agriculture/woodland) 

- Poor relation to character 

- Unsustainable pattern of land use 

- Highway and pedestrian safety 


The site is within the settlement limit of Cefn Mawr and as such complies with the strategy. There are site constraints (topography, trees, ecology and highways) as well as planning history that discourages 

development on this site. No change to deposit plan. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 2 (site constraints). 




Page 18

Suggested site for development: AMENDHSG 18: P1 (18) Brymbo: Steelworks Heritage 

Settlement: Brymbo 

Community: Brymbo 

Current Use: Brownfield 

Ward: 

Brymbo 

Proposed Use: Amend from Residential to Visitor Centre 

Area (Ha): 1.06 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

"There are merits in this proposal – The site lies adjacent to 

scheduled monuments, a regionally important geological site 

(fossilised forest) and naturalised former industrial workings 

associated with the Brymbo Steel works. The locality has 

both a local and national story to tell about Brymbos role in 

the industrial revolution and educational /tourism potential. 

On a contextual note, the Masterplan for the Brymbo 

developments site is not being delivered. It replicates 

planning approaches of the 1990s and does not address the 

site – its linear elevated plateau ,or seek to address issues 

of community cohesion, permeability, accessible open space 

and sustainability.Recommendation: Cultural history is 

important to celebrate, particularly in an area which has lost 

its sense of place and the reason for a community to live in 

such a remote hillside location. A new community focus and 

investment which complements work started at the Brymbo 

CCW 

Mr G J Davies 

Community 


Ms Carys 

Edwards 

CCW welcomes the deletion of this allocation and 

inclusion as visitor centre. It is entirely appropriate 

considering the industrial heritage interest of the 

site and its acknowledged geological interest of 

fossil forest and biodiversity. 

Full support for change from housing allocation to 

visitor centre, potential to be a major visitor 

attraction and no need for more local housing 

2 Support the proposal for the following 

reasons:- 

1 Tourism benefits 

2 Brymbo has enough housing 

Page 19

Ecology 

Highways 

Enterprise Centre would bring local benefits. " 


No objection. 

CPAT 

Mr Chris 

Martin 

General comment: The site lies adjacent to the 

scheduled ancient monument De202 and within the 

area of the former Brymbo Iron works. It will 

require evaluation prior to development. 

Conservation The proposal to amend the allocation from residential use to 

a visitor centre is fully supported. The existing and former 

ironworks buildings immediately adjoining the site have 

Scheduled Ancient Monument and Listed Building status 

and therefore their wider and immediate setting must be 

protected. The buildings are in a vulnerable condition and 

due to the nature of their construction, consolidation and 

interpretation is the most feasible solution for their long-term 

protection. Allocation of the adjoining site for a visitor centre 

would more readily meet this objective. 


P/2005/1487 - Outline permission for erection of 2 apartment blocks - Granted 

P/2009/0122 - Relaxation of condition 2 (time to submit further reserved matters) P/2005/1487 - Granted subject to signing a S106 


The site has been granted planning permission subject to the signing of a Section 106 Agreement therefore it is in the pipeline and is included in the deposit plan overall housing supply. Despite comments in 

support of this proposal, to amend the allocation now would jeopardise the housing numbers in the deposit plan, no change to the plan. 


The representor has not presented additional information in relation to the appraisal or Habitat Regulations, the onus of proof the proposed use is compliant with the SA/SEA/Habitat Regs rests with the 

representor. 

If this site were to be allocated by the inspector further assessment on the SEA/SA/Habitats may be required. 

Page 20

Suggested site for development: AMENDMU 03: P2 (3) Flexys and Air Products Cefn Mawr 



Current Use: Employment 

Ward: 

Cefn 

Proposed Use: Amend Flexys section from Mixed Use to Tourism 

Area (Ha): 22.68 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Economic 

Development 

No comments. 


This site should stay as Mixed Use Site as well as Tourism. 

The site needs to stay mixed use in order for the site to 

attract businesses, housing, tourism, leisure and more 

importantly Flexsys to develop the site to a masterplan that 

will bring the vision of the Inscription of the World Heritage 

Site, economic regeneration & sustainability to the South of 

the County. 

British 

Waterways 

Mr John 

Spottiswood 













5 3 Objections to the site on the grounds 


1 Allocation should include a mix of 

uses 

2 Extending canal would reduce the 

need to travel by car 

2 representations support the proposal 

without further information 

Highways 

No objection to amendment. 

Page 21
























CPAT 

Mr Chris 

Martin 

Community 


Mrs Rhona 

Roberts 

Cefn 

Local Member 


W Coleman, 

OBE 

Cefn 

The site occupies the site of the Plas Kynaston Iron 

Foundry, the Hughes & Perry Co Brickworks, the 

Trefynant Brickworks, the Plas Kynaston Pottery, 

Slaters Pottery and the Acrefair Chemical Works 

and will require evaluation prior to any 

development. The site also lies within the 

consultation zone for the Pontcysyllte World 

Heritage Site. Prior consultation with CADW will 

therefore be required. 

Supports. 

Supports 


None relevant 









Page 22


Settlement: Bangor 

Current Use: Agricultural 


Area (Ha): 6.77 

BA07LDPAS: Land Adjacent to Mountfields, Bangor 

Community: 

Ward: 

Bronington 

Bangor is y coed 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open countryside and SLA: a split site with linear open field 

adjacent to Bangor (provides scenic views of a tree lined 

river terrace, fluvial landform and trees combine to provide 

valuable scenic interest and sense of place along the edge 

of an otherwise flat flood plain landscape) with a large open 

field set above and beyond the terrace. Recommendation: A 

development brief for the site would be required to ensure 

valuable landscape qualities are retained; green networks 

delivered; and development sits well within the landscape. 

The site constraints would need to be addressed with care 

and a non-standard approach to housing/ emplyment 

development would be required. The developable area of 

the lower site could be particularly constrained. 

CCW 

Mr G J Davies 

GCN within 500m of site. 



1 Flooding issues 

2 Visual impact of development on 

high ground 

3 The LDP is balanced and sound 

4 Does not comply with the strategy 

5 Environmental and infrastructure 

constraints 

6 Site was dismissed on planning 

appeal 

7 No need for local employment 

8 Out of scale 

9 Impact on SLA 


11 Traffic and parking issues 

Page 23

Ecology 

Trees 

This site is improved grassland and there are some nice 

trees and hedgerows on site which should be protected. 

Ecologically the east of the mount is of less value. Some 

ecological surveys and compensation will be expected with 

any application. 

Developable. Scattered trees and hedgerows will not be a 

constraint to development, subject to a full BS5837 

assessment and high quality trees and hedgerows being 


Conservation The site occupies an elevated position to the north east of 

the village and forms an important rural backdrop to the 

village and provides part of the strong rural setting for the 

Conservation Area. Views of the site from within the 

Conservation are obtainable particularly from Whitchurch 

Road and these will be important to retain in order to 

preserve the character of the area. The site is also visible 

from views from the west when travelling towards the village 

on the A525. In these views the grade II* church tower is 

main focal point and development on this land may detract 

from the setting and experience of the listed church due to 

the variation in topography. 

Housing 

Highways 

Site would be suitable for affordable housing rural exceptions 

Obect to the proposal 

- Bangor on Dee does not have the capacity for further 

development - sewage and surface water drainage 

- The village lies within a flood plain 

- Work undertaken last year on drains was repair work and 

not to expand provision 

- Local school will nnot be in a position to accept more pupils 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 

Parts of the public sewerage network suffer from 

hydraulic overloading. No regulatory improvements 

are planned under Dwr Cymru Welsh Water's 

current 5 year Capital Investment Programme and 

should this site be developed in advance of any 

regulatory improvements, developers may be 

required to fund the essential improvements. 

The site is crossed by public sewer's which may 



statutory rights of access to its apparatus at all 



proceeding. 


No problems are envisaged at the receiving 

WWTW to accommodate the domestic flows from 


There is a section of C1 flood zone in the North 

West corner of the site. In the case of the Station 

Road site, as the site is smaller, the area of the site 

in the C1 area is proportionately more significant. It 

should be noted that a Flood Consequence 

assessment will be required for these sites at the 

planning application stage and it may indicate that 

part of the site is not developable. 

12 Impact on education resources 

13 Depress value of nearby property 

14 Set a precedent 

15 Dependence on cars dor work and 

shopping 

16 Public transport inadequate 

Page 24

Highways 

The development site is located on Station Road which is a 

classified road subject to a 60mph speed limit. However, the 

speed limit reverts to 30mph immediately to the eastern side 

of the junction serving Mountfields on the approach to the 

village. Should a new access be proposed accessing 

directly onto Station Road, then I would recommend that a 

speed survey is carried out to determine 85th percentile 

speeds along this section. Assuming speeds in excess of 

30mph, visibility splays for any proposed access would need 

to comply with TAN 18 requirements. There is limited 

footway provision along the site frontage and should any 

development take place, I would recommend that 

improvements to footway provision are carried out. Given 

the size of the proposed development (ie/ approx 203 

dwellings), I would recommend that a Transport Assessment 

is carried out prior to any development taking place. This 

assessment should determine the nature of any proposed 

new access required along Station Road with any off-site 

improvements that may be required. The proposed access 

roads shall be constructed to an adoptable standard and 

provide visibility splays in accordance with Manual for 

Streets. In conclusion, I would recommend that a Transport 

Assessment is carried out prior to any development taking 

place. Assuming development is feasible, I would 

recommend any proposed access roads into the site are 

constructed to adoptable standards providing visibility splays 

in accordance with Manual for Streets. Improvements to 

existing footway provision shall be incorporated into any 

proposed development. 

Community 


Mrs D Ford 

Bangor Is Y 

Coed 

Objection; 

Bangor on Dee is a historic village with central 

conservation area. Its located within the Dee Flood 

Plain and same level as River and protected by 

flood defences. The village suffers from high and 

dangerous flood levels which restricts access to 

and from village, severely tests sewerage and 

surface water systems. These flooding issues 

provide reasoned justification from Environment 

Agency to strongly object to development of the 

flood plain and development plains are restricted 

within the context of the Local Development Plan. 

The community council has participated fully in 

workshops and progress of the Plan and considers 

that the procedures have been adhered to. The 

Plan is balances and sites have been considered 

against soundness tests P1, P2, CE1-4 and C1-4. 

Objections; 

1) Outside settlement limit and open countryside 

and elevated position would impose on existing 

properties. The development would be incompatible 

aesthetically and visually intrusive and 

inappropriate given historic character and setting of 

village. 

2) The village is restricted by environmental and 

infrastructural constraints; 

3) The land consists of high quality green barrier 

agricultural land and development of this would be 

contrary to strategy. 

4) During peak river levels the village is under 

threat and all access roads are under water or 

closed due to flooding. Additional development on 

the perimeter of the flood plain would exacerbate 

the situation, placing emergency services and lives 

at risk. The LDP advises against the development 

in the flood plain. 

5) Climate change requires that authorities are 

continually aware of the requirement to ensure 

existing arrangements are fit for purpose. 

6) Existing sewerage and surface water systems 

insufficient to cope with volume and capacity and 

would be exacerbated by further development. 

7) Planning Inspectorate dismissed the planning 

application to develop the land for the above 

mentioned reasons. 

8) The development would not be in scale with the 

existing settlement and would not accord with 

special landscape area designation of the LDP. 

9) The LDP strategy to develop brownfield sites is 

important for Wrexham 

10) The site may be subject to a geological fault 

that runs through the area. Existing properties have 

Page 25


None relevant 


The site is located on the edge of Bangor in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (landscape, conservation, sewerage and flooding) which would discourage development on the site and as a result is not 

considered suitable for allocation. No change to deposit plan. 


been subject to subsidence. One house being 

demolished and not rebuilt and movements 

affecting another property. 

Overall , the site allocations are not considered 

necessary and do not comply with preferred 

strategy of the LDP. Community Council members 

consider that it would be inadvisable and potentially 

negligent to develop the flood plain and extend 

settlement limits, allowing further development 

around the perimeter of the village would have 

serious implications for existing community. 





Page 26





Area (Ha): 6.77 

BA07LDPAS1: Land adjacent Mountfields Bangor 

Community: 

Ward: 

Bronington 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 



river terrace, fluvial landform and trees combine to provide 











CCW 

Mr G J Davies 






high ground 




constraints 


appeal 






Page 27

Ecology 

Trees 






















Housing 


Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 














proceeding. 

















shopping 


17 Not clear if all owners of site 

prepared to sell 

18 Fault line runs under the site 

19 Contrary to polciies SP1, SP2, SP3 

and P2, P7 

20 Already rejected by WCBC 

Page 28

Highways 













improvements to footway provision are carried out. Given 

the size of the proposed development (ie/ approx 203 

dwellings), I would recommend that a Transport Assessment 

is carried out prior to any development taking place. This 

assessment should determine the nature of any proposed 

new access required along Station Road with any off-site 

improvements that may be required. The proposed access 

roads shall be constructed to an adoptable standard and 

provide visibility splays in accordance with Manual for 

Streets. In conclusion, I would recommend that a Transport 








Community 


Mrs D Ford 

Bangor Is Y 

Coed 

Objection; 

















Objections; 






village. 





























Page 29


None relevant 





















Page 30

Suggested site for development: BA07LDPAS2: Land adjacent Mountfields Bangor 



Proposed Use: Residential/Small Scale Employment 

Area (Ha): 6.77 

Community: 

Ward: 

Bronington 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 






CCW 

Mr G J Davies 






high ground 




constraints 


appeal 






Page 31

Landscape 

Trees 



river terrace – fluvial landform and trees combine to provide 



























Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 














proceeding. 

















shopping 






and P2, P7 


Housing 


Page 32

Highways 













improvements to footway provision are carried out. Any 

proposed access roads serving employment land may need 

to be constructed to industrial standards depending on the 

specific nature of the development. There would appear to 

be potential to serve a limited number of additional dwellings 

off the existing access serving Mount Fields. Given the size 

of the proposed development, I would recommend that a 

Transport Assessment is carried out prior to any 

development taking place. This assessment should 

determine the nature of any proposed new access required 

along Station Road with any off-site improvements that may 

be required. The proposed access roads shall be 

constructed to an adoptable standard and provide visibility 

splays in accordance with Manual for Streets. In 

conclusion, I would recommend that a Transport 








Community 


Mrs D Ford 

Bangor Is Y 

Coed 

Objection; 

















Objections; 






village. 





























Page 33


None relevant 





















Page 34



Current Use: Livestock/grazing 


Area (Ha): 1.97 

BA08LDPAS: Station Road 

Community: 

Ward: 

Bronington 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Landscape 

Trees 






Open countryside and SLA: a linear open field allowing 

views of a tree lined river terrace to the east of Bangor – 

landform and trees combine to provide valuable scenic 

interest and sense of place within such close proximity to 

Bangor. Recommendation: discount site 





Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





high ground 




constraints 


appeal 






Page 35













Highways 





village. There is limited footway provision along the site 

frontage and should any development take place, I would 

recommend that improvements to footway provision are 

carried out. There would appear to be potential to serve a 

limited number of additional dwellings off the existing access 

serving Mount Fields. Visibility from this access is adequate 

providing splays in excess of 2.4 x 56m in both directions in 

accordance with Manual for Streets. However, assuming a 

development of around 59 dwellings, I would recommend 

that a Transport Assessment is carried out prior to any 

development taking place. This assessment should 

determine the nature of any proposed new access required 

along Station Road with any off-site improvements that may 

be required. Such an assessment is likely to indicate the 

need for a right hand turning facility on Station Road. The 

provision of such a facility in this location is likely to prove 

difficult given the geometry of the road along this section. 

Any proposed access roads shall be constructed to an 

adoptable standard and provide visibility splays in 

accordance with Manual for Streets. In conclusion, I would 

recommend that a Transport Assessment is carried out prior 

to any development taking place. Assuming development is 

feasible, I would recommend any proposed access roads 

into the site are constructed to adoptable standards 

providing visibility splays in accordance with Manual for 

Streets. Improvements to existing footway provision shall be 

incorporated into any proposed development. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

















shopping 






and P2, P7 


Housing 


Page 36

Community 


Mrs D Ford 

Bangor Is Y 

Coed 

Objection; 

















Objections; 






village. 





























Page 37


None relevant 





















Page 38

Suggested site for development: BET05LDPAS: South of Sycamore Cottage, Bettisfield 

Settlement: Bettisfield 

Community: Maelor South 


Ward: 

Overton 

Proposed Use: Residential (Eco Houses) 

Area (Ha): 0.7 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Landscape 

Ecologically valuable sites. Site drainage almost impossible 

given landform and proximity to Fenns Whixall Mosses SAC. 

HIGH ECOLOGICAL VALUE 

Open Countryside and SLA; 1.49 hectares of Grade 2 

Agricultural land classification (best and most versatile); 

trees and hedgerow boundary to part of the frontage with the 

lane. Recommendation: No significant landscape 

constraints and site development would fit well with the 

existing linear form of the village. Being the larger of the two 

sites and more central to the village, it is important that high 

quality POS and children's equiped play ground is provided 

and the development forms a focal point and enhancement 

to the village, rather than a straight replication of the local 

development pattern and residential character. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 



1 Lack of infrastructure or amenities 

2 Traffic hazard 

3 Inadequate public transport 

4 Impact on wildlife and the 

environment 

5 Does not comply with the plan 

strategy 

6 Impact on local character 

7 Noise and pollution 

8 Unsustainable transport patterns 

9 No demand for housing 

10 Poor access 

11 Fails test of soundness 

12 Other available sites in Bettisfield 

Page 39

Trees 

Developable. Important trees on frontage of site adjacent to 

the road, however notwithstanding these trees, the majority 

of the site is developable. 





13 Loss of grazing land 

Highways 

The development site is located on Cadney Lane which is a 

rural, unclassified road subject to a 60mph speed limit. 

However, I would estimate typical vehicle speeds at being 

around 25mph along this section given the geometry of the 

road. Any proposed / existing access would normally be 

required to provide visibility splays of 2.4 x 33m in both 

directions measured to the nearside edge of the adjoining 

highway in accordance with Manual for Streets. It would 

appear possible to provide an access along this section 

which could provide adequate visibility. Cadney Lane has 

very limited footway provision and has no street lighting. 

The majority of Cadney Lane is of restricted width typically 

ranging between 4.5 x 4.8m. Current highway standards 

would normally require a minimum carriageway width of 

5.5m. Although a limited number of residential 

developments have previously being permitted along 

Cadney Lane, these have been of a limited size. Given the 

inadequate carriageway width along Cadney Lane and the 

significant increase in vehicle movements that this 

development (approx. 21 dwellings) is likely to generate, I 

would not wish to support a development of this size / 

nature. However, should the proposed number of dwellings 

be reduced (say 5 no.), then further consideration could be 

given to such a proposal. In conclusion, given the 

inadequate carriageway width along Cadney Lane and the 

significant increase in vehicle movements that this 

development (approx. 21 dwellings) is likely to generate, I 

would not wish to support a development of this size / 

nature. However, should the proposed number of dwellings 

be reduced (say 5 no.), then further consideration could be 

given to such a proposal. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

We are very concerned that there should be no 

further development in Bettisfield due to the lack of 

mains sewerage infrastructure. As you will be 

aware, the land in this area is not suitable for 

soakaway construction due to its non-porous 

nature, there are no suitable watercourses to 

accept discharges from private treatment works 

and cesspools are not considered a sustainable 

option. We would therefore object to these 

allocations for the reasons given above and we are 

also of the view that it would be against Policy SP1, 

points h and j. Allocation of this site would risk the 

plan failing soundness test CE1. 

Housing 



None 


The site is located on the edge of Bettisfield in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (sewerage, ecology, highways) which would discourage development on the site and as a result is not considered suitable for 

allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance the site constraints could not be overcome to allow development in 

this area. Change deposit plan to remove Bettisfield from policy P4 as constraints to development in the area cannot be overcome, affordable housing cannot be delivered here. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 1 (Not in accord with the Preferred Strategy). 



Page 40

Page 41


Settlement: Bettisfield 

Current Use: Grazing 



BET06AS: Cadney Lane, Bettisfield 

Community: 

Ward: 

Maelor South 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open Countryside and SLA; 0.9 hectares of Grade 2 


drainage ditch and vegetation diagonally through the middle 

of the site and hedgerow compact boundaries. 

Recommendation: No significant landscape constraints and 

site development. 

Ecologically valuable sites. Site drainage almost impossible 

given landform and proximity to Fenns Whixall Mosses SAC. 


Developable. Some trees, within the site, however these will 

not be a constraint to development, subject to a full BS5837 



Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 



1 Lack of infrastructure or amenities 


3 Inadequate public transport 

4 Impact on wildlife and the 

environment 

5 Does not comply with the plan 

strategy 

6 Impact on local character 

7 Noise and pollution 

8 Unsustainable transport patterns 

9 No demand for housing 

10 Poor access 

11 Fails test of soundness 

12 Other available sites in Bettisfield 

Page 42

Highways 

The development site is located on Cadney Lane which is a 

rural, unclassified road subject to a 60mph speed limit. 

However, I would estimate typical vehicle speeds at being 

around 30mph along this section given the geometry of the 

road. Any proposed / existing access would normally be 



highway in accordance with Manual for Streets. It would 

appear possible to provide an access along this section 

which could provide adequate visibility. Cadney Lane has 

very limited footway provision and has no street lighting. 

The majority of Cadney Lane is of restricted width typically 

ranging between 4.5 – 4.8m (reduces to 4.1m fronting 

development site). Current highway standards would 

normally require a minimum carriageway width of 5.5m. 

Although a limited number of residential developments have 

previously being permitted along Cadney Lane, these have 

been of a limited size. Given the inadequate carriageway 

width along Cadney Lane and the significant increase in 

vehicle movements that this development (approx. 27 

dwellings) is likely to generate, I would not wish to support a 

development of this size / nature. However, should the 

proposed number of dwellings be reduced (say 5 no.), then 

further consideration could be given to such a proposal. In 

conclusion, given the inadequate carriageway width along 

Cadney Lane and the significant increase in vehicle 

movements that this development (approx. 27 dwellings) is 

likely to generate, I would not wish to support a development 

of this size / nature. However, should the proposed number 

of dwellings be reduced (say 5 no.), then further 

consideration could be given to such a proposal. 

Environment 

Agency 

Ms Deborah 

Hemsworth 





We are very concerned that there should be no 

further development in Bettisfield due to the lack of 

mains sewerage infrastructure. As you will be 

aware, the land in this area is not suitable for 

soakaway construction due to its non-porous 

nature, there are no suitable watercourses to 

accept discharges from private treatment works 

and cesspools are not considered a sustainable 

option. We would therefore object to these 

allocations for the reasons given above and we are 

also of the view that it would be against Policy SP1, 

points h and j. Allocation of this site would risk the 

plan failing soundness test CE1. 

13 Loss of agricultural land 

Housing 



None 


The site is located on the edge of Bettisfield in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (sewerage, ecology, highways) which would discourage development on the site and as a result is not considered suitable for 

allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance the site constraints could not be overcome to allow development in 

this area. Change deposit plan to remove Bettisfield from policy P4 as constraints to development in the area cannot be overcome, affordable housing cannot be delivered here. 


The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has not presented additional information in relation to the appraisal or Habitat 

Regulations, the onus of proof the site is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 43

Suggested site for development: BRN03UDPAS: 7 acres, Bronington 

Settlement: Bronington 


Proposed Use: Residential and community amenities, highways improvements (Ph 

Area (Ha): 2.74 

Community: 

Ward: 

Bronington 

Bronington 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Hedges across site and a pond. Some of the grassland 

appears to be semi improved, also possibility of badgers 

around site (they are regularly found dead on this bend). The 

site will require extensive ecological surveys and a 

sympathetic layout, to incorporate and improve the existing 

pond/damp grassland and hedgerows. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Object. 

Proposed allocation is located on a compensation 

site. Intended use is totally inappropriate. This site 

was previously subjected to derogation and unlikely 

any subsequent change of use would be satisfy 

Article 16 of the Habitats Directive. GCN on site. 

Sewerage: 






1 Outside of settlement 

2 Needs an SEA ecology survey 

3 Impact on character 

4 Impact on environment 

5 No council support 

Page 44

Landscape 

Open Countryside; site is located to the east and separated 

from the village by the busy A495; hedgerow boundaries and 

field ponds (potential protected species habitat). Little in the 

way of landscape constraints, however in built form the 

development of the site would have a poor relationship and 

connection with the existing village. Bronighton already has 

the feel of an isolated linear settlement without a heart to the 

village. Community facilities proposed for this site would be 

better located within fields next to the existing village, rather 

than within this peripheral site. Recommendation: 

geographical location for development is poorly related to 

the existing village - discount site. 

Community 


Ms Ruth Jacks 

Bronington 

This area of land is situated on a extremely 

dangerous stretch or road with a sharp left hand 

bend along the A495 and unless there were 

considerable road alterations and improvements, 

development of this site would create serious 

issues. 

Trees 





Conservation The site lies to the north west of the grade II listed church of 

Holy Trinity and vicarage. The buildings occupy a rural 

location detached from the main settlement of Bronington 

where the rural and secluded setting contributes to their 

significance and interest. It will be important to protect this 

setting in considering any new development close by. 

Page 45

Highways 

Housing 

The development site is located on the A495 Ellesmere 

Road which is a rural, classified road subject to a 60mph 

speed limit. 

Should a new access be proposed accessing directly onto 

the A495 Ellesmere Road, then I would recommend that a 



30mph, then any proposed access would need to provide 

visibility splays complying with TAN 18 requirements. There 

is limited footway provision along the site frontage and 

should any development take place, I would recommend that 

improvements to footway provision are carried out. 

However, assuming a development of around 81 dwellings, I 

would recommend that a Transport Assessment is carried 

out prior to any development taking place. This assessment 

should determine the nature of any proposed new access 

required along with any off-site improvements that may be 

required. Such an assessment could well indicate the need 

for a right hand turning facility or possible roundabout. The 

provision of such features may well only be feasible subject 

to a reduction in the prevailing speed limit. Any proposed 

access roads shall be constructed to an adoptable standard 

and provide visibility splays in accordance with Manual for 

Streets within the estate roads. In conclusion, I would 

recommend that a Transport Assessment is carried out prior 

to any development taking place. Assuming development is 

feasible, I would recommend any proposed access roads 

into the site are constructed to adoptable standards 

providing visibility splays in accordance with Manual for 

Streets. Improvements to existing footway provision shall be 

incorporated into any proposed development. 



None 


The site is located on the edge of Bronington in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (ecology, landscape) which would discourage development on the site and as a result is not considered suitable for allocation. 

There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of settlement which would be more suitable 

than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 





Page 46

Suggested site for development: BRN09LDPAS: Land at The Old Stables, Iscoyd 



Proposed Use: Affordable Residential 

Area (Ha): 0.22 

Community: 

Ward: 

Bronington 

Bronington 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Landscape 

The hedgerow to the front of the site is old and diverse. I 

would not want to see this lost as part of a development. 

Ecological mitigation for GCNs will be required 

Open Countryside and SLA; adjacent to Iscoyd Park – 

historic parkland on CADW register; two listed buildings lie 

either side of the site facing the lane. High quality historic 

landscape and built character is particularly evident within 

the locality. The quality of architectural design and materials 

required of the locality are unlikely to be deliverable through 

an affordable housing scheme. Recommendation: discount 

site 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 



1 Lack of service utilities 

2 Poor public transport 

3 No educational facilities beyond 

nursery 

4 Dangerous access 

5 Part owned by a third party 

6 Not infill 


8 Impact on listed building 

9 Impact on trees 

10 No credible need for housing to 

support local business 

Page 47

Trees 

Not developable. Veteran oak trees present on site. These 

trees root protection areas, as defined by BS5837:2005 

means that the site cannot be developed without causing 

harm to these significant trees. 

Conservation This is a sensitive site positioned within a small settlement 

that has established due to the grade II* listed Iscoyd Park 

which sits just to the east of the development site. Buildings 

around the park display a strong vernacular detail 

indentifying their connection with the estate and inclusion of 

some this detailing would be important on any scheme so as 

to reflect the strong and distinctive group character. The site 

sits close to the historic entrance to Discoid Park and is 

within the setting of 5 grade II listed structures. 

Consideration and assessment of impact on the setting of 

the surrounding listed buildings and full justification of the 

design will need to be provided. 

Community 


Ms Ruth Jacks 

Bronington 





Bronnington Community Council have no objections 

to this piece of land being included into the LDP 

2011-2021. 

Highways 

Housing 

The proposed development site is served off the main 

Iscoyd road which is a classified road subject to a 60mph 

speed limit although I would estimate typical vehicle speeds 

at being around 40mph along this section given the 

geometry of the road. Assuming typical speeds of 40mph, 

any proposed / existing access(es) would normally be 



highway in which there shall be no obstruction in excess of 

1.0m in height in accordance with TAN 18. However, I 

would recommend that a speed survey is carried out to 

determine 85th percentile speeds along this section. 

Assuming speeds In excess of 30mph, then any proposed 

access would need to comply with TAN 18 requirements. 

Iscoyd Road has no footway or street lighting provision. I 

also understand that public transport does not extend to this 

location. Given the limited frontage of the site and the 

existing trees / hedgerows either side of the site, it would 

appear difficult to provide adequate visibility from any 

proposed access serving the development site. In 

conclusion, I would recommend that a speed survey is 

carried out along this section to determine 85th percentile 

speeds in order to determine required visibility splays for any 

proposed access. However, given the limited frontage of the 

site and the existing trees / hedgerows either side of the site, 

it would appear difficult to provide adequate visibility from 

any proposed access serving the development site. 



None 

Page 48


The site is located in the open countryside, therefore does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in either 

Wrexham Town or the Western villages. In addition the site has constraints (ecology, trees, landscape) which would discourage development on the site and as a result is not considered suitable for allocation. No 

change to deposit plan. 





Page 49




Proposed Use: Education 

Area (Ha): 0.22 

BRN17LDPAS: Land to the north of Bronington Aided School, School Lane, Bronington 

Community: Bronington 

Ward: 

Bronington 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

The school building already protrudes northwards into open 

countryside away from the linear pattern of Bronington. The 

school in this slightly separate location from the village 

already has the potential to have an established visual 

presence within local residential views given the openness of 

the landscape due to the local pattern of low managed 

hedgerows, no hedgerow trees and lack of trees within the 

school playing fields. Extending the settlement limits to 

allow the school building to expand would change the 

apparent scale of the school and have a visual impact. 

However, sympathetic site planning, design and landscape 

proposals could make a positive contribution to the locality. 

Community 


Ms Ruth Jacks 

Bronington 

This area of land is located at the rear of 

Bronnington School, therefore Bronnington 

Community Council have no objections to this piece 

of land being included into the LDP 2011-2021. 



1 Sets a precedent for infill 



Ecology 

No major ecological constraints but is adjacent to pond so 

any development would require RAMS and compensation 

Page 50

Housing 


Highways 


None Relevant 

Support subject to improved access and additional off street 

parking. 


The site adjoins the settlement limit of Bronington and the land currently forms part of Bronington Aided School. Including the land in the settlement limit could allow for the future sale of the land for possible 

housing development and could jeopardise the future statutory education requirements for play space for schools. Excluding the land from the settlement limit still allows the needs of the schools to me bet without 

jeopardising its loss for housing. No change to deposit plan. 





Page 51



Current Use: Paddock 


Area (Ha): 0.27 

BRN20LDPAS: Rear of Tucktonia, School Lane, Bronington 

Community: 

Ward: 

Bronington 

Bronington 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open Countryside abutting the settlement limits; mature 

trees along one and a half boundaries would reduce 

developable area; currently no obvious site access from the 

village and may require the demolition of a property to allow 

this; highway comments on access standards and feasibility 

would be required if considering this site any further. 

Recommendation: tree constraints to be planned for and 

highway access proven feasible, should this site be 

considered further. 

Could not get a good look at the site, but as GCN are 

recorded from the adjacent pond, all hedgerows should 

remain on site, with buffers which realistically does not leave 

much space for a development. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 


Sewerage: 






1 Poor access 

2 Impact on TPO's and wildlife 

3 More suitable sites in the village 


5 Impact on character and visual 

amenity 

6 Contrary to plans spatial strategy 

7 Outside of the settlement limit 

Page 52

Trees 

Highways 

Part developable. TPO oak trees to the east of the site, plus 

other hedgerow trees and hedgerows dictates that the 

developable parts of the site are much smaller than that 

proposed. 

The proposed development site is located off School Lane 

which is a classified, residential road subject to a 30mph 

speed limit. However, I would estimate typical vehicle 

speeds at being around 25mph along this section given the 

geometry of the road and the location of the existing mini 

roundabout. The development site does not appear to have 

any means of access onto School Lane. However, if the 

property known as Rose Cottage could be purchased / 

demolished then further consideration could be given to 

providing access onto the existing mini roundabout along 

School Lane. I would recommend that any potential 

developer provides further details / assessment as to the 

suitability of providing such an access. Any proposed 

access road serving the development site shall be 

constructed to an adoptable standard and provide visibility 

splays in accordance with Manual for Streets. In 

conclusion, the development site does not appear to have 

any means of access onto School Lane. However, if the 

property known as Rose Cottage could be purchased / 

demolished then further consideration could be given to 

providing access onto the existing mini roundabout along 

School Lane. I would recommend that any potential 

developer provides further details / assessment as to the 

suitability of providing such an access. Any proposed 

modifications to the existing mini roundabout must comply 

with the requirements of The Design Manual for Roads & 

Bridges - Section 2 Part 2 TD54/07. 

Community 


Ms Ruth Jacks 

Bronington 

CPAT 

Mr Chris 

Martin 

This piece of land is at rear of a detached property 

and garden with single drive to side. There are 

serious concerns with regards to safety as access 

and egress are just on edge of roundabout with 

School Lane. The area of agricultural land is 

bordered by several large trees that are subject to 

Tree Preservation Orders. Concerns with the 

visibility impacts on surrounding properties. 

Neither objects or supports. 

Site lies within the historic core of Bronington and 

will require evaluation prior to any development. 

Housing 

No apparent access to the site 


None 



either Wrexham Town or the Western villages. In addition, the site has constraints (ecology, trees, highways) which would discourage development on the site and as a result is not considered suitable for 

allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of settlement which would be 

more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 





Page 53

Suggested site for development: BRN21LDPAS : Land opposite Maesllywn Close, Bronington 




Ward: 

Bronington 

Proposed Use: Inclusion of land within settlement limit for Residential 

Area (Ha): 0.15 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Naturalised vegetation with important visual contribution to 

local character. Very narrow strip of land which would 

provide little space to incorporate buildings, gardens, parking 

and sufficient planting to integrate the development 

successfully within its rural setting. Recommendation: 

discount site 

Not developable. The site is a woodland, with a high amenity 

value. The only reason I can see that the owner would want 

it within the settlement limit is as a precursor to applying for 

planning permission for the site, which I would object to as it 

would result in the loss of a high amenity woodland. 

Community 


Ms Ruth Jacks 

Bronington 

This piece of land forms mainly wooded area of 

habitats. Proposed development would have 

serious visual impact on properties directly opposite 

and across a narrow road. Access and egress is a 

major concern as piece of land borders a narrow 

road, with hedgerow and ditch under different 

ownership could restrict any width of new 

development. 



1 Impact on privacy and amenity 

2 Impact on local environment 

3 Hazardous access 

4 Poor drainage 

5 Sets a precedent 

6 Social burden on society 


8 Needs an SEA and ecology report 

Ecology 

Block of woodland 

Page 54

Housing 

Potential rural exception site 

Highways 


None 

Support - possible to produce a limited residential 

development subject to suitable visibility splays, adequate 

parking and turning provision, footpath and lighting. 



either Wrexham Town or the Western villages. In addition, the site has constraints (ecology, trees, landscape) which would discourage development on the site and as a result is not considered suitable for 







Page 55

Suggested site for development: BRN24AS: Land adjacent to the Clays, Maesllwyn Lane, Bronington, 




Ward: 

Bronington 

Proposed Use: Private Single Dwelling 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

No comments 

Very old holly hedge to the front and plantation behind. 

Site is wooded, however it contains low amenity and poor 

form plantation trees. However the hedge on the road 

frontage has a value, thus a decision on whether the site is 

developable depends upon where the access route into the 

site is routed. 

Community 


Ms Ruth Jacks 

Bronington 

CPAT 

Mr Chris 

Martin 

This land forms woodland that contains wildlife and 

habitats, water pipes. Access and egress would be 

onto a narrow single track road and hazardous. 

Visual impact on established properties. 


Site lies within the historic core of Bronington and 

will require evaluation prior to any development. 



1 Impact on wildlife and habitats 

2 Flooding concerns 


4 Open countryside 


6 Needs an SEA and ecology survey 

Page 56

Highways 

Housing 

The proposed development site is located off Maesllwyn 

Lane which is a rural, unclassified, road subject to a 30mph 

speed limit. However, I would estimate typical vehicle 

speeds at being around 25mph along this section given the 

geometry of the road. Any proposed / existing access in this 

location would normally be required to provide visibility 

splays of 2.4 x 33m in both directions measured to the 

centerline of the adjoining highway in accordance with 

Manual for Streets. Visibility could be relaxed to the 

centerline of the adjoining highway given the restricted 

carriageway width along this section. Although visibility 

could be achieved from the site in the westerly direction, 

visibility could not be achieved in the easterly direction 

without the removal of the hedgerow fronting the adjoining 

property known as The Clays. The carriageway along this 

section leading up to the junction with Grange Road is of 

restricted width ranging between 2.8 x 3.1m and cannot 

accommodate the simultaneous passage of 2 no. vehicles. 

In conclusion, I would not wish to support any proposed 

development at the development site given the restricted 

carriageway width along this section. 

Single dwelling only 


None 



either Wrexham Town or the Western villages. In addition, the site has constraints (highways) which would discourage development on the site and as a result is not considered suitable for allocation. There are 

opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of settlement which would be more suitable than this 

one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 


The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has presented additional information in relation to the appraisal, the onus of proof the site 

is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 57


Settlement: Broughton 

Current Use: Garden/Stables 


Area (Ha): 0.15 

BRO06LDPAS: Land at The Bungalow, Cross Lane, Pentre Broughton 

Community: 

Ward: 

Broughton 

Bryn Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

No objection - minimal disturbance of landscape. 

No obvious ecological constraints 


Given the restricted width of Cross Lane, no development 

would be supported at this site. 

CCW 

Mr G J Davies 

Community 


Mr Steve 

Wilson 

There are concerns with cumulative impact of 

developments in Gwersyllt area including 

Summerhill, Rhosrobin, Pentre Broughton and 

Bradley, given loss of green wedge barrier and 

impact on wildlife corridors. 

Site is outside settlement limit. Any new housing 

should be within the settlement limit. 




2 Social burden on settlement 

3 Illpgical boundary 


5 Concerned land will be built on in the 

future 

Broughton 


P/2003/0672 - Outline application for erection of bungalow - Refused for the following reasons 

Page 58

1- Outside of settlement limit 

2 - Within Green Barrier 

3 - Cannot be considered in-fill 


The site is located on the edge of Pentre Broughton in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (highways) which would discourage development on the site and as a result is not 

considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of 

settlement which would be more suitable than this one for such development and / or the site constraints could not be overcome to allow development in this area. No change to deposit plan. 





Page 59






BRO08LDPAS: Land at Gatewen Road New Broughton 

Community: 

Ward: 

Broughton 

New Broughton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open Countryside; Green Barrier; 4.9 hectares of Grade 3 


open pasture field visually prominent from residential 

properties which line Gatewen Road, New Broughton. 

Provides rural views and character from the edge of 

settlement which will be rare once Gatewen site is 

developed. Recommendation – not suitable for 

development, the site provides valuable open countryside 

and visual amenity. 

Improved pasture, little ecological value. No major 

constraints, trees should be kept on site, drainage appears 

to be away from Gatewen Marsh 

CCW 

Mr G J Davies 

Within 220m of Gatewen Marsh SSSI, and given 

recent application on gatewen colliery site lies 

immediatley south of site and concerned about the 

cumulative effect of such developments on the 

SSSI, loss of green barrier land which seperates 

New Borughton and Wrexham, and will need to 

form part of determination process. There is known 

population of GCN and will require mitigation, 

compensation and amphibian friendly surface water 

management system. 



1 Loss of view 

2 Devalue property 

3 Impact on wildlife 

4 Existing development near the site 

provides sufficient local needs 

5 Impact on local services and 

infrastructure 

6 Site is green barrier 

7 Impact on traffic 

8 Don’t need to build on green barrier 

9 Loss of playing field 

Page 60

Trees 

Housing 

Highways 

Developable. Trees within the site, however these will not be 

a constraint to development, subject to a full BS5837 



Potential affordable housing site adjaent to new development 

Although there are concerns over the capacity and safety of 

the local highway network, the site may be suitable for 

development subject to the prior submission of a full 

transport impact assessment. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 

The site is crossed by public sewer's) which may 






proceeding. 



WWTW to accommodate the domestic foul flows 


Environment 

Agency 

Ms Deborah 

Hemsworth 

This site is on the edge of a sewered area and on a 

Secondary A Aquifer. We would therefore expect 

the foul drainage to be discharged to the mains 

system. 

Community 


Mr Steve 

Wilson 

The site is outside the settlement limit. Local 

services and infrastructure cannot cope with any 

additional development. There may be a local 

covenant restricting the development of the site. 

Local Member 

Councillor T 

Alan Edwards 

New 

Broughton 

Object for the following reasons- 

- There have already been three new sizable local 

estates 

- The local primary school is full 

- There is now a new estate under construction at 

Gatewen which will add to the pressure 

- Ample housing already provided in Wrexham 


None 


The site is located on the edge of New Broughton and as such does not comply with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land. No 




The representor has presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. 


Page 61






BRO08LDPAS1: Land at Gatewen Road New Broughton 

Community: 

Ward: 

Broughton 

New Broughton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 



open pasture field visually prominent from residential 

properties which line Gatewen Road, New Broughton. 

Provides rural views and character from the edge of 

settlement which will be rare once Gatewen site is 

developed. Recommendation – not suitable for 

development, the site provides valuable open countryside 

and visual amenity. 

Some features of interest. Surveys required. 





CCW 

Mr G J Davies 

Community 


Mr Steve 

Wilson 







form part of determination process. There is known 

population of GCN and will require mitigation, 

compensation and amphibian friendly surface water 

management system. 

The site is outside the settlement limit. Local 

services and infrastructure cannot cope with any 

additional development. There may be a local 

covenant restricting the development of the site. 



1 Impact on green barrier 

2 Loss of play provision contrary to 

SP14 

3 Impact on walking/cycling routes, 

contrary to P32 

4 Pressure on local schools 

5 Presure on doctors 

6 Pressure on roads 

7 Sewerage concerns 

Page 62

Housing 

Potential affordable housing site adjacent to new 

development 

Highways 


None 

Although there are concerns over capacity and safety of the 

local highway network, the site may be considered suitable 

for redevelopment subject to the prior submission of a full 



The site is located on the edge of New Broughton and as such does not comply with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land. No 






Page 63

Suggested site for development: BRO14LDPAS: Ferndale Garden Centre, Berse Road, Caego 


Community: Broughton 

Current Use: Garden Centre 

Ward: 

New Broughton 

Proposed Use: Mixed Use Residential/Commercial 

Area (Ha): 3.51 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside and Green Barrier; 2.4 hectares of Grade 

2 Agricultural land classification (best and most versatile); 

visually contained; lies within a triangular area enclosed by 

the A483, disused railway and B5101; Development would 

erode the Green barrier and set a precedent for filling this 

area up to boundaries described above. Recommendation: 

discount site 

CCW 

Mr G J Davies 







form part of determination process. 



1 Site is in open countryside 



Ecology 

The majority of the site has already been developed. Any 

development must include an ecological buffer and 

enhancements to the River Gwenfro and railway corridor on 

the southern boundary. 

Page 64

Trees 

Highways 

Developable. Trees around field boundaries, however these 

will not be a constraint to development, subject to a full 

BS5837 assessment and high quality trees and hedgerows 

being incorporated into the development design. 

The site is not considered suitable for development as it is 

not in a sustainable location. 

Conservation The site lies in close proximity to Berse Drelincourt and 

Grade II * listing building and also the grade II listed Berse 

Drelincourt Church and Orphanage. Residential 

development may affect the setting and significance of these 

building which currently sit within a semi-rural area where 

Berse Drelincourt forms strong focal feature. Significant 

landscaping and screening is likely to be needed for 

residential redevelopment of the site in order to protect the 

setting of the listed buildings. 

Housing 

Outside settlement limit 

Welsh Water 

Mr Paul Brown 

Community 


Mr Steve 

Wilson 

Broughton 

Sewerage: 



development. 







proceeding. 





Site lies outside settlement limit. 


None relevant 



Wrexham Town or the Western villages. In addition the site has constraints (landscape, ecology) which would discourage development on the site and as a result is not considered suitable for allocation. No 






Page 65



Current Use: Garden 

Proposed Use: Garden 

Area (Ha): 0.01 

BRO17LDPAS: Hafan Pendle Road Moss 

Community: 

Ward: 

Broughton 

Bryn Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Enforcement 

Highways 

Support the proposal 

Enforcement enquiries have been made with regards to this 

site and whether enclosing the garden is curtilage or an 

extension into the countryside. I would support this shift in 

the settlement boundary. 


CCW 

Mr G J Davies 

Community 


Mr Steve 

Wilson 

Broughton 






Opposes removal from green barrier. Concern 

expressed that the site crosses the roadway. 



1 Garden will be converted to a car 

park and house in the future 

2 Noise pollution and dust 

3 Highways concerns 

4 Land is green barrier 

5 Object to retrospective development 

6 Fears of land slip 

7 Boundary concerns 


P/2002/1078 - Outline for erection of a dwelling - Refused - cramped site and undesirable form of development 

Page 66

Enforcement file regarding site boundary/fencing 


This site is located outside of the settlement limit and as such does not comply with the preferred spatial strategy of directing development to within defined settlement limits on order to regenerate brownfield land. 

Planning history indicates that the site is unsuitable for development, no change to the deposit plan. 


The amendment itself does not lead to development, therefore if the council or Inspector were minded to agree with the proposal there would be no signficant impacts on the SEA/SA or Habitats Regs. 

Page 67





Area (Ha): 2.73 

BRO23LDPAS: Land at Chestnut Heights, Summerhill 

Community: 

Ward: 

Gwersyllt 

Gwersyllt West 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open countryside, Green Barrier and SLA; this ridgeline sits 

above the Moss Valley and is a largely rural and 

undeveloped. This is unusual within the locality where the 

western villages have traditionally developed along 

ridgelines and hillsides in the pursuit of coal. Within regional 

views from the east, urban development along ridgelines and 

elevated ground is a prominent characteristic of the 

authority, separated by green valleys. Landscape and 

undeveloped ridgelines are therefore important components 

in avoiding urban coalescence and rural character, views 

and openness are valuable to sense of place and quality of 

life. Recommendation: discount site 

CCW 

Mr G J Davies 

Information on species may be incomplete. Old 

railway tunnel could be used by bats.There are 

concerns with cumulative impact of developments 

in Gwersyllt area including Summerhill, Rhosrobin, 

Pentre Broughton and Bradley, given loss of green 

wedge barrier and impact on wildlife corridors. 



1 Inadequate road infrastructure 

2 Green Barrier Land 

3 Applications have been refused here 

before 

4 TPO's on site 

5 Prominent hill top location 

6 Impact on school provision 

7 Land is agricultural 

8 Loss of privacy 

9 Loss of light 

10 Disruption during construction 

11 Property devaluation 

12 Other properties available in area 

13 Does not accord with plan strategy 

Page 68

Ecology 

Trees 

Highways 

Housing 

Several large trees surrounding site which should be 

protected, defunct hedge across site which could be 

protected and enhanced. In general site of relatively poor 

value and constraints could be mitigated for. 

Developable. Trees within the site, including TPO trees, 

however these will not be a constraint to development, 

subject to a full BS5837 assessment and high quality trees 

and hedgerows being incorporated into the development 

design. 

Although there are concerns over the capacity and safety of 

the local highway network, the site may be suitable for 

development subject to the prior submission of a full 


Potential affordable housing site adjacent to settlement limit 

Welsh Water 

Mr Paul Brown 

Community 


Mr Steve 

Wilson 

Broughton 

Sewerage: 



development. 







proceeding. 





Opposes expansion of settlement limit. Additional 

housing should be within the existing settlement 

limit. 


15 Has not been tested against 

council's Sustainability Appraisal 

16 Land is outside of settlement limit 


18 No local employment opportunities 

for the increased population 

19 Sufficient brownfield land has been 

identified 

20 Fails tests of soundness tests P1, 

C1-C4 

21 Does not comply with national 

policy od deposit plan evidence base 



24 Allows for infill either side 


1 representor supports for the following 

reason: 

1 Provides security to the business 

Local Member 

Councillor O. 

Arfon Jones 


The site is outside of the settlement limit on 

greenfield land. Object to the proposal as the site 

is too big to be considered as an exception site and 

there is no need for any further residential 

development. 

CPAT 

Mr Chris 

Martin 

Neither supports or objects. The site partly overlies 

the former Summerhill Brickworks and may require 

evaluation prior to any development. 


None 


The site is located on the edge of Summerhill in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has constraints (landscape, ecology) which would discourage development on the site and as a result is not considered suitable for 







Page 69

Suggested site for development: BRO23LDPAS1: Land at Chestnut Heights, Summerhill 


Community: Gwersyllt 


Ward: 



Area (Ha): 0.2409 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Highways 

Housing 

No objection - minimal disturbance of landscape. 

Several large trees surrounding site which should be 

protected. 

Developable. 

Although the site is accessed by a substandard road 

network, it is considered that the site may be suitable for a 

small number of units subject to the provision of an 

adequate site access and improved pedestrian provision. 

Potential affordable housing site adjacent to settlement limit 

CCW 

Mr G J Davies 








1 Fails test of soundness P1, C1-C4 

2 Does not comply with strategy of the 

plan , national policy or deposit plan 

evidence base 

3 Land is Green Barrier 

4 Previous applications have been 

refused 

5 Inadequate road infrastructure 

6 Prominent hill top location 

7 Pressure on education provision 



10 No local employment opportunities 

for the increased population 

Page 70

Welsh Water 

Mr Paul Brown 

Community 


Mr Steve 

Wilson 

Local Member 


Arfon Jones 


Sewerage: 



development. 







proceeding. 





Opposes the expansion of the settlement limit. 

Although this is for affordable housing, a benefit, 

additional housing should be within existing 

settlement limits. 

Suport a small development of 100% affordable 

housing (less than 25 units) 


12 No demand for new housing 

13 It has not been tested against the 

plans Sustainability Appraisal 

14 Loss of grazing land 

1 Supports for the following reason 

1 Provides security to the business 

CPAT 

Mr Chris 

Martin 

Neither supports or objects. The site partly overlies 

the former Summerhill Brickworks and may require 



None 


The site is located on the edge of Summerhill in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. However, there are opportunities for development of affordable housing rural exception sites in the western and rural villages and this site may be suitable for 

development for this purpose under policy P4 of the deposit plan subject to satisfaction of all other material planning considerations. No change to deposit plan. 





Page 71

Suggested site for development: BRO24AS: Land south of Caego, Berse Road 


Current Use: Green Barrier 

Proposed Use: Mixed Use - Residential/Bus Depot/Garden Centre 

Area (Ha): 5 

Community: 

Ward: 

Broughton 

New Broughton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

Irregular site, largely separated from Broughton by the 

disused railway line and has little coherence and connection 

with Broughton. Removal from Green Barrier would put 

considerable pressure on the remaining area especially 

settlement expansion down to the A483 within future plans. 

Recommendation: not suitable for inclusion within settlement 

limits 

No comments. 

No obvious constraints though large trees should be retained 

on site especially adjacent to the railway. 

CCW 

Mr G J Davies 

Community 


Mr Steve 

Wilson 

Broughton 






Opposes removal from green barrier. Any 

development should be within existing settlement 

limits. 



1 Impact on walking/cycling routes, 

contrary to policy P32 

2 Erosion of Green Barrier 

Housing 


Page 72

Conservation This site includes several listed buildings of both grade II 

and grade II* listed status where the current green barrier 

status offers some protection to the preserving the setting of 

these buildings. 

CPAT 

Mr Chris 

Martin 

The site contains Berse Drelincourt Churt and 

churchyard. Any development on or close to these 

monuments would require prior evaluation. 

Highways 


None relevant 

The site is not considered suitable for residential 

development due to the site being in an unsustainable 

location. 


The site is located on the edge of Caego in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (landscape) which would discourage development on the site and as a result is not considered suitable for allocation. There are 







Page 73





Area (Ha): 0.31 

BRY09LDPAS: Land at Cefn Road, The Lodge, Brymbo 

Community: 

Ward: 

Broughton 

Bryn Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Some vegetation clearance has taken place in an attempt to 

remove site constraints. The site will however regenerate by 

itself and could contribute to habitats along the disused 

railway line (see Emma's comments as to issues). The 

development of the plot would require some significant cut 

into the hillside for a plot and any building is likely to be 

slightly elevated and prominent within the immediate locality 

– so careful attention to planning, design and landscape 

works would be necessary. Development of a single 

dwelling could fit well with the local development pattern, 

with only a local landscape change. No objection 

Welsh Water 

Mr Paul Brown 

CCW 

Mr G J Davies 

Sewerage: 









Ecology 

The trees to the rear of the site should be retained. 

Page 74

Trees 

Part-developable, however surrounded by trees, which may 

impact upon residential usage. Previous planning 

applications for development (CB00078, CB02717 & 

P/2002/1294) have been refused. 

Community 


Mr Steve 

Wilson 

Site lies outside settlement limit. 

Rural 

Housing 

Enabler 

Highways 

Not Suitable. There is sufficient land already within the 

village. Many redundant buildings have the potential to be 

converted into residential units. 

The site is accessed via an unadopted road serving more 

than 5 dwellings. Any further development would be 

detrimental to highway safety. 

Broughton 

CCW 

Mr G J Davies 






Housing 

Sufficient development land within the community 


P/2002/1294 - Outline permission single dwelling - Refused - Green Barrier 


The site is located on the edge of The Lodge in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (highways) which would discourage development on the site and as a result is not considered 







Page 75

Suggested site for development: BRY17LDPAS: Glas Ffrwd Park, Furnace Road, Ffrwd 


Community: Brymbo 

Current Use: Brownfield - light industry 

Ward: 

Brymbo 

Proposed Use: Business, Leisure, Residential/Employment 

Area (Ha): 4 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open countryside and SLA; Archaeological remains within 

the site including Minear Road brickworks and Ffrwd blast 

furnace; disturbed, made ground and potentially 

contaminated land associated with these former land uses; 

natural regeneration and likely habitat value. Only about half 

of the site (the immediate area around the Old Slaughter 

House) has potential for the proposed uses. 

Recommendation: discount site" 

Ecologically valuable site. 

Woodland, with a high amenity and ecological value, thus 

non-developable 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 



1 Site is unsound, goes against 

strategy of the plan 

2 Impact on wildlife and trees 


4 Disturbance of contaminated land 

5 Ambigous proposed use 

6 Sets a precedent within the SLA 

7 Isolated development 


1 Supporting the site for the following 

reasons:- 

1 Brownfield land 

Page 76

Rural 

Housing 

Enabler 

Highways 

Housing 

Not sustainable. Outside settlement boundary. 

The site is in an unsustainable location and there appears to 

be no suitable access point. It is therefore considered 

unsuitable for development. 

Well outside of settlement limit 

Environment 

Agency 

Ms Deborah 

Hemsworth 





There is a small area of C2 flood zone adjacent to 

the river which would require investigation, by way 

of Flood Consequence Assessment, at the planning 

application stage if any structures were to be 

proposed within this area. It should also be noted 

that there is no mains sewerage in this area. The 

site lies on a Secondary A Aquifer and, as such, 

careful consideration would be required to ensure 

foul drainage could be disposed of without 

detriment to the aquifer. Investigation prior to 

allocation would be preferable to ensure a suitable 

solution can be found. 

2 Aid regeneration 

3 Accounts for the needs of adjacent 

Flintshire 

4 Good access links 

5 Development will support local 

business 

Flintshire 

County 


Mr Adrian 

Walters 

Site situated with wooded Ffrwd valley which is 

designated and protected under special landscape 

area policy P33. It is also protected under emerging 

Flintshire LDP under policy GEN3 and L1. Both 

Flintshire and Wrexham LDP strategy directs new 

housing developments to within settlement limits 

and sustainable locations in line with national policy 

PPW, this site is considered unsuitable and 

inappropriate. Vehicular access would be 

constrained by width and junction with B5102 at a 

dangerous bend and no pedestrian footway. 

Residential development on site could set 

precedent for similar nearby sites in Flintshire. 

Although previous commercial activities on site are 

evident there are no comments on the use of 

leisure or employment uses that would be subject 

to normal planning considerations. 

CCW 

Mr G J Davies 

May impact on the natural heritage at that site or in 

the surrounding area. 

CPAT 

Mr Chris 

Martin 

Neither supports or objects. 

The site partly overlies the site of the former Minera 

Road Brickworks and may require evaluation prior 

to any development. 


None relevant 



Wrexham Town or the Western villages. In addition the site has constraints (landscape, ecology, trees, highways) which would discourage development on the site and as a result is not considered suitable for 

Page 77

allocation. No change to deposit plan. 





Page 78



Current Use: Garden 


Area (Ha): 0.02 

BRY19AS: Land adjoining Suncrest, Halcog, Brymbo 

Community: 

Ward: 

Brymbo 

Brymbo 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Highways 

Small site. Potential landscape change from additional 

development within this plot would have minimal impact. 

Retention of hedgerow 

No objection to the use as a garden. 



1 Precedent for infill 




None 


The proposal reflects natural boundaries on site and currently forms part of the garden of Halcog, it is a logical amendment to the settlement limit and there are no implications for plan strategy or soundness. 

Recommendation - amend settlement limit to include garden as a focussed change. 



Page 79

Page 80



Current Use: Paddock / Orchard 


Area (Ha): 0.02 

BRY20AS: Land to the rear of Suncrest, Halcog, Brymbo 

Community: 

Ward: 

Brymbo (Broughton) 

Brymbo (Bryn Cefn) 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

Highways 

The proposal would form an arbitrary extension into a field 

and beyond the logical consistent line formed by adjacent 

properties. This would set a precedent for similar change of 

use applications from the adjacent houses and cumulative 

loss of open countryside. Recommendation: Not suitable for 

inclusion within the settlement limits 

No comments. 

Would not wish to see loss of hedgerow. 




1 Precedent for infill 



4 Impact on privacy 


P/2009/0709 - Incorporation of agricultural land into residential curtilage - Refused as follows- 

Page 81

1 - Cumulative impact on Green Barrier 

2 - Amenity harm to neighbour 

Appeal Dismissed 


The site is located on the edge of Pentre Borughton in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (landscape) which would discourage development on the site and as a result is not 


settlement which would be more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 



Page 82


Settlement: Bwlchgwyn 

Current Use: Part driveway/field 


Area (Ha): 0.03 

BW17AS: Land Adjacent 16 &18 Caer Efail 

Community: 

Ward: 

Brymbo 

Minera 










Within SSSI? 


Within SAC? 


HSE 















Canal 




Trees 

Ecology 

Housing 

Highways 

The site is not developable due to tree constraints. 

trees on site, requires survey for bats and nesting birds. 

Site too small to be considered suitable for development 

The site is suitable for development but I recommend it 

should be restricted to no more than additional dwelling. 



General 

Reps 




1 Against plan strategy 

2 Sufficient allocations and 

permissions to meet local need 

3 Site is Green Barrier 

4 Previous application refused 

5 Harm to privacy and amenity 

6 Loss of light 



9 No local demand 

10 Sewerage concerns 

11 Increased carbon footprint 

Page 83

P/2000/0659 - Erection of split level bungalow- Refused -outside of settlement limit in Green Barrier 


The site is located on the edge of Bwlchgwyn in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (trees) which would discourage development on the site and as a result is not considered suitable for 






Page 84





Area (Ha): 1.01 

BW18AS: Cefn Road, Bwlchgwyn 

Community: 

Ward: 

Brymbo 

Minera 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open countryside and SLA; site comprises pasture over 

gentle valley side which slopes down to the north; open 

scenic rural views are possible over the site from the lane 

and 12 houses opposite; Landscape is open and sensitive to 

change and requires enhancement; existing linear residential 

development in the locality needs to be bettered both in built 

character and landscape integration; there is both a lack of 

Accessible Natural Green Space and children’s equipped 

play grounds in the village. Recommendation: The context 

issues and community requirements that come with this 

location and any potential development of the site are not 

insurmountable, but they require very careful attention to 

design, POS provision, quality of materials and planting 

proposals. In my experience few developers have been able 

to fully address the requirements of developments on such 

sites. For this reason I recommend this site is discounted. 

National Grid 

Mr Damien 

Holdstock 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

A high voltage overhead electricity transmission line 

crosses the site. National Grid prefers that 

buildings are not located directly beneath its 

overhead lines in the interests of the amenities of 

the potential occupiers of the properties and to 

allow quick and easy access for maintenance. 


Sewerage: 






1 Site ownership concerns 

2 No local amenities 

3 Leads to unsustainable transport trips 

4 No local need for affordable housing 

5 Dangerous roads in winter 

6 Low water pressure 

7 Impact on wildlife and trees 

8 Road infrastructure inadequate 


10 Proposed wind turbines 

inappropriate 


12 Site has been rejected by the council 

13 Site is contrary to plan strategy 

Page 85

Ecology 

Trees 

Rural 

Housing 

Enabler 

Highways 

Housing 

Over grazed paddock, little ecological value. Trees and ditch 

to the rear of the site to be protected. 

Developable, subject to the TPO trees adjacent to the site 

being adequately protected. 

Suitable for residential development. 

Unable to support development of the site due to 

substandard design of the local highway network 

carriageway width, pedestrian provision and junction design. 

Potential site for rural exceptions affordable housing 

14 Site is greenfield outside of 

settlement limit 




None 


The site is located on the edge of Bwlchgwyn in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites 

on the edge of settlement which would be more suitable than this one for such development and it is unlikely that the highway constraints could be overcome to allow development in this location. No change to 

deposit plan. 




Page 86



Current Use: Workshop/storage 

Proposed Use: A3 Restaurant 

Area (Ha): 0.3035 

BW19AS: Newcross Garage Maes Maelor Bwlchgwyn 

Community: 

Ward: 

Brymbo 

Minera 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

The existing site use is visually poor in character and 

inappropriate for this rural location within the SLA. This in 

itself however is not justification for new development within 

Open Countryside. The Moors Inn lies only 100m to the 

east and can already provide this facility. Recommendation: 

discount site 

Some hard standing with tall rudral vegetation surrounding. 

For significant development beyond hard standing ecological 

surveys required. 

Developable. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 




There is no mains drainage in this area. The site 

lies on a Secondary A Aquifer and, as such, careful 

consideration would be required to ensure foul 

drainage could be disposed of without detriment to 

the aquifer. Investigation prior to allocation would 

be preferable to ensure a suitable solution can be 

found. 



1Sets precedent 



Highways 

The site is considered unsuitable for development due to 

inadequate visibility on to the A525 Ruthin Road. 

Page 87

Flintshire 



Mr Adrian 

Walters 

The site is an elevated position at A525 and B5430 

cross roads in close proximity to Moors Inn. It 

presently comprises of motor related commercial 

activity and storage of vehicles. It falls under 

protection of LDP Policy P33 on special landscape 

area and within the proposed extension of the 

AONB. The inclusion of this land would imply that 

built development would be acceptable and its is a 

concern that significant built development on this 

site would harm character and appearance of the 

landscape. In emerging Flintshire UDP the area sits 

within open countryside and would be protected 

under policies GEN3 and L1. The existing built 

development and potential development would be 

considered through application process. 


None 



Wrexham Town or the Western villages. In addition the site has constraints (landscape, highways) which would discourage development on the site and as a result is not considered suitable for allocation. No 





Page 88


Settlement: Coedpoeth 



Area (Ha): 1.44 

CO05LDPAS: Land off the A525, North of Five Crosses Industrial Estate, Coedpoeth 

Community: Minera 

Ward: 

Minera 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

The development at Five Crosses Industrial Estate forms a 

definitive edge to Coedpoeth when leaving the village on 

Ruthin Road. The scattered residential development just to 

the north of the village is set some way back from the main 

road within large plots with hedgerow and tree lined 

boundaries. The area has rural qualities and development is 

not conspicuous. The proposed site within this context is 

valuable as open countryside and as a buffer between the 

industrial estate and residential property. Recommendation: 

discount site 

Developable, subject to the hedgerow running through the 

site being retained and incorporated into any development 

designs. 

CCW 

Mr G J Davies 

Community 


Mrs Rebecca 

Sparey-Taylor 






Minera community council do not support that the 

land is added to the LDP because the area is close 

to noisy industrial estate and encroaching onto the 

green barrier. 



1 Devalue property 

2 Loss of greenfields and Green 

Barrier, conflict with SP14 

3 Inadequate road quality 

4 Increase in traffic 

5 No need for additional housing 

6 Joins Minera and Coedpoeth 

7 Loss of walking/cycling route contrary 

to P32 and SP8 

Page 89

Ecology 

Housing 

Looks valuable for wildlife, at the very least will require a full 

suite of ecological surveys 


Highways 


None 

The site is considered unsuitable for development due to 

concerns over the site access and the site being in an 

unsustainable location 



Wrexham Town or the Western villages. In addition the site has constraints (landscape, highways) which would discourage development on the site and as a result is not considered suitable for allocation. No 




The representor has presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. No information has been supplied 

with regards to the Habitats Regulations. 


Page 90

Suggested site for development: CO20AS: Land adjacent to Tomlinsons Dairies, Five Crosses Industrial Estate, Coedpoeth, Wrexham 

Settlement: Coedpoeth 

Community: Minera 

Current Use: Under untilised agriculture 

Ward: 

Minera 

Proposed Use: Employment 

Area (Ha): 0.95 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Industrial development at five crosses industrial estate was 

until recently quite compact and low key within landscape 

views from the north. The recent large building at 

Tomlinson’s Dairies has however increased the spread of 

grey buildings within the landscape and raised the 

prominence of industrial development within the locality. 

That said, there is a common linearity within the existing 

development pattern which follows the contours of the valley 

side. The proposed site would however introduce 

development separate to, below and to one side of the 

existing industrial estate, making it appear poorly related to 

the existing development pattern with a noticeable intrusion 

into the landscape. Recommendation: The development of 

this site would have a detrimental impact and intrusion into 

the landscape. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 







1 Site outside of settlement limit 

2 Wrexham has an oversupply of 

industrial land 


Page 91

Ecology 

Appears to be valuable habitat, wet semi-improved 

grassland with scattered scrub. Ecological surveys 

essential, I expect that significant compensation would be 

required with any application. 

Community 


Mrs Rebecca 

Sparey-Taylor 

Minera community council support the addition of 

this site to the LDP. 

Trees 





Minera 

Highways 


None 

If the site was to be used to extend the existing dairy then, 

there may be scope to support the use of the site for 

employment purposes. However if this area of land was for a 

new user generating significant additional traffic I would raise 

concerns over the inadequacy of the access. 


The site is located on the edge of Five Crossess Industrial Estate and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning constraints (landscape and ecology) which would discourage development and as a result is not considered suitable for 



The site has not been appraised using the Council's SA framework. 



Page 92


Settlement: Cross Lanes 



Area (Ha): 4.75 

CR02LDPAS: A525 Bedwell Road, Cross Lanes 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside; 4.75 hectares of Grade 3 Agricultural 

land classification (best and most versatile); TAN15 flood 

area extends into the site along the north western boundary; 

semi-intact pattern of internal overgrown hedgerows and 

mature trees are important landscape features with high 

habitat potential. Hedgerows could be important under the 

hedgerow regs; lack of accessible natural green space within 

the locality; a development of this scale would form a 

considerable and disproportionatley large extension to the 

existing village. Recommendation: the site has a number of 

important natural features which need to be conserved and 

given appropriate space and thereby make the planning of 

any development difficult to acheive. Discount site 

CCW 

Mr G J Davies 

One of several sites in area of Cross Lanes put 

forward for residential development. An area known 

for GCN (

Ecology 

Trees 

Housing 

Highways 

Semi improved grassland, excellent hedgerows, pond with 

known GCN, part of site will be landscaped and planted as 

mitigation for the link road. HIGH ECOLOGICAL VALUE 

Mature trees and hedges with a high amenity and ecological 

value. Development would have to provide for the protection 

of these features, which would substantially reduce the 

amount of land which could be developed. Additionally, part 

of proposed site is allocated for the Wrexham Industrial 

estate access road. 

Suitable for rural exceptions affordable housing 

The proposed development site would not appear to meet 

the requirements of the settlement policies (3.4) TAN 18. 

There may be scope to provide a suitable access off the 

A525 Whitchurch Road, but this would have to be supported 

by a detailed Transport Assessment. This site may also 

viewed as unsustainable location given the lack of amenities. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 



development. 







proceeding. 






the river on the North Western boundary of the site 

which would require investigation, by way of Flood 

Consequence Assessment, at the planning 

application stage, if any structures were to be 

proposed within this area. The site is also situated 

on Special Protection Zone 2 and a Principal 

Aquifer and, as such, we would expect foul 

drainage to discharge to the mains system. 


13 Impact on amenity 

14 Loss of privacy 

15 Loss of wildlife and habitat 

16 Sewerage and water problems 

Community 


Mr John Hurst 

Sesswick 

Object: 1) Land lies outside settlement limit and 

within Special Lanscape Area and does not comply 

with the recommendations of the preferred strategy. 

2) It would involve the loss of high quality 

agricultural land. 

3) This proposal would create an excessive 

increase in housing development and population to 

an area that is already lacking in infrastructure 

inlcuding schools, play areas, playgroups, work, 

playing fields, doctors, or community buildings and 

amenities, and lack of public transport and 

increased commuting. 

4) Unsustainable dormitory developments 

5) Access from A525 would be difficult given 

proximity of traffic light cross roads and access 

from Bedwell Road would be difficult and 

hazardous. 

6) Large number of affordable housing (120 

houses) could be built but developable area would 

be limited by potential impacts on wildife 

of Bedwell brook and former railway corridor. 


None 

Page 94


The site is located on the edge of Cross Lanes in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (landscape, ecology, trees, flooding) which would discourage development on the site and as a result is not considered suitable 

for allocation. No change to deposit plan. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 1 (Not in accord with the Preferred Strategy) 



Page 95





Area (Ha): 4.75 

CR02LDPAS1: Land at A525 Bedwell Road, Cross Lanes 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 


land classification (best and most versatile); TAN15 flood 

area extends into the site along the north western boundary; 

semi-intact pattern of internal overgrown hedgerows and 

mature trees are important landscape features with high 

habitat potential. Hedgerows could be important under the 

hedgerow regs; lack of accessible natural green space within 

the locality; a development of this scale would form a 

considerable and disproportionatley large extension to the 

existing village. Recommendation: the site has a number of 

important natural features which need to be conserved and 

given appropriate space and thereby make the planning of 

any development difficult to acheive. Discount site 

CCW 

Mr G J Davies 



for GCN (

Ecology 

Trees 

Housing 

Highways 

Semi improved grassland, excellent hedgerows, pond with 

known GCN, part of site will be landscaped and planted as 

mitigation for the link road. HIGH ECOLOGICAL VALUE 

Mature trees and hedges with a high amenity and ecological 

value. Development would have to provide for the protection 

of these features, which would substantially reduce the 

amount of land which could be developed. Additionally, part 

of proposed site is allocated for the Wrexham Industrial 

estate access road. 

Suitable for rural exceptions affordable housing 

The proposed development site would not appear to meet 

the requirements of the settlement policies (3.4) TAN 18. 

There may be scope to provide a suitable access off the 

A525 Whitchurch Road, but this would have to be supported 

by a detailed Transport Assessment. This site may also 

viewed as unsustainable location given the lack of amenities. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 



development. 







proceeding. 






the river on the North Western boundary of the site 

which would require investigation, by way of Flood 


application stage, if any structures were to be 



Aquifer and, as such, we would expect foul 

drainage to discharge to the mains system. 

Community 


Mr John Hurst 

Sesswick 

Object: 

1) Land lies outside settlement limit and within 

Special Lanscape Area and does not comply with 

the recommendations of the preferred strategy. 











5) Access from A525 would be difficult given 

proximity of traffic light cross roads and access 

from Bedwell Road would be difficult and 

hazardous. 






None 

Page 97










Page 98



Current Use: Amenity/Scrub 


Area (Ha): 1.44 

CR05LDPAS: Land adjoining Cross Lanes Hotel, Bangor Road, Marchwiel 

Community: Sesswick 

Ward: 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 

Open Countryside; SLA; mature trees merging with 

woodland at Cross Lanes Hotel greatly reduce developable 

area; the new Wrexham industrial access road will join the 

A525 to the north and bring local landscape character 

change; further erosion of landscape character within the 

area by residential development of this site needs to be 

resisted. Recommendation: discount site 

Very good great crested newt habitat, some very old trees 

suitable for bats, of HIGH ECOLOGICAL VALUE 

Not developable, due to presence of trees with a high 

amenity and ecological value. Also, it would be difficult to 

provide access, without the removal of significant trees. 

Divorced from settlement limit 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 



for GCN (on site). Requirement to cumulatively 

assess the impact of all these sites and Wrexham 

Industrial Estate Link Road. Any development 

which would affect favourable conservation status 

should be rejected. Further discussions should be 

undertaken with CCW prior to inclusion within LDP 

and sufficient land will be required for long term 

nature conservation compensation purposes. 

Sewerage: 







2 Trees protected by TPO 

3 Unsustainable development 

4 Sufficient land identified for housing 

in the plan 

5 Contrary to plan strategy 

6 Contrary to plan objectives 

7 Local infrastructure capacity 

constraints 

8 Unsustainable location 

9 Would generate unsustainable 

transport movements 


Page 99

Highways The proposed development site would not appear to meet Environment The site is situated on Special Protection Zone 2 

the requirements if the settlement policies (3.4) TAN 18. Agency and a Principal Aquifer. The nearest sewer is more 

Although there may be scope to provide a suitable access of Ms Deborah 

than 30metres away but we would still expect foul 

Kiln Lane, its suitability would need to be considered in light Hemsworth 

drainage to discharge to the nearest mains system, 

of a speed survey and site likely to be considered 

due to the site’s location on a sensitive aquifer. 

unsustainable given lack of public amenities. 

Community Object; 

Council 1) Land lies outside settlement limit and within 

Mr John Hurst 



Sesswick 2) It would involve the loss of high quality 










5) 43 affordable housing could be built. 

6) Access to the site would be from points along 

A525 or Kiln Lane once the new road is built and 

would suffer from visibility and saftey risks. 

7) The land included an area of ancient woodland 

with some protected oak specimens. Any housing 

development would spoil visual amenity and setting 

of the Cross Lanes Hotel. 

8) There are no mains drains system. 


None 










Page 100





Area (Ha): 6 

CR07LDPAS: Land at Bedwell Road/Holt Road, Cross Lanes 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside; aerial photography suggests ridge and 

furrow within much of the central area the site; TAN15 flood 

area along the south eastern boundary; pasture and silage 

land use; a number of mature hedgerow and field trees 

within the site; field ponds centrally (Newts); small copse 

and intact hedgerow frontage to Bedwell Road. 

Recommendation: traditional agricultural landscape with 

sensitive natural and cultural heritage features which need to 

be conserved. Discount site 

Some of this site will be taken up by the link road. A 

proportion is also to be managed for GCN as compensation. 

Known GCN pond and lesser silver water beetle pond. 


CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 











Sewerage: 






1Development out of scale 




in the plan 




constraints 





11Traffic concerns 

Page 101

Trees 

Housing 

Highways 

Mature trees, woodland copses and hedgerows with a high 

amenity and ecological value. Potential development is 

constrained by these, however is still feasible. 


Although there may be scope to provide a suitable access 

off the A525 Whitchurch Road, this would be supported by a 

detailed transport assessment. This site is considered 

unsustainable given the lack of amenities. The proposed 

development site would not appear to satisfy requirements 

of settlement policies (3.4) detailed in TAN 18. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Mr John Hurst 

Sesswick 


the river on the southern boundary of the site which 

would require investigation, by way of Flood 





Aquifer and, as such, although the nearest sewer 

may be more than 30metres away, we would 

expect foul drainage to discharge to the mains 

system due to the sensitivity of the site. 

Object; 

















of Bedwell brook and former railway corridor and 

wrexham industrial estate link road. 

6) Access to the site would be from Bedwell Road, 

which rises steeply throughout its length of the site 

from the narrow Bedwell Bridge and present 

visibility and saftey risks. 


None 







The representor has not presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. No information has been 

supplied with regards to the Habitats Regulations. 


Page 102





Area (Ha): 10.57 

CR09LDPAS: Land at Bedwell Road/Holt Road, Cross Lanes 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Housing 

Landscape 

Disproportionate in size to village / backland 


land classification (best and most versatile); UDP walking 

cycling route along south western boundary; TAN15 flood 

area to north western corner; well maintatined hedgerows 

and scattered mature hedgerow trees within a very large 

site. Recommendation: landscape constraints can be 

planned around, accessible natural greenspace, POS 

provision and community links would be instrumental to 

community facilities and maintaining a rural setting to the 

development. 

CCW 

Mr G J Davies 













1Development out of scale 




in the plan 




constraints 





11Traffic concerns 

Page 103

Ecology 

Trees 

Highways 

This site contains a known GCN breeding pond, several 

important hedgerows and large mature trees, there is a 

badger sett known adjacent to the railway way line. The site 

is less than 200m from a lesser horseshoe bat roost one of 

only 4 known in the county borough, and known to be 

extremely sensitive to disturbance, lighting and disruption of 

flight lines. HIGH ECOLOGICAL VALUE 

Developable. Trees and hedgerows within the site, however 

these will not be a constraint to development, subject to a 

full BS5837 assessment and high quality trees and 

hedgerows being incorporated into the development design. 


off the B5130 Holt Road this would need to be supported by 

a detailed Transport Assessment. This location is 

considered to be an unsustainable location given the lack of 

public amenities. The proposed development site would 

therefore not appear to meet the requirements of the 

settlement policies (3.4) detailed in TAN 18. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 



development. 







proceeding. 





There is a section of C2 flood zone adjacent to the 

river at the north west corner of the site, which 






Aquifer and, as such, although the nearest sewer 

may be more than 30metres away, we would 

expect foul drainage to discharge to the mains 

system due to the sensitivity of the site. 


13 Impact on residential amenity 

14 Property devaluation 

15 Impact on a walking/cycling route 

contrary to P32 


Community 


Mr John Hurst 

Sesswick 

Object; 


















6) Access to the site would be from points along 

Holt Road which suffers from fast flowing HGV 

traffic. 

Page 104

CPAT 

Mr Chris 

Martin 


The site partly overlies the remains of ridge and 

furrow field systems which may require simple 

recording prior to development. 


None 










Page 105




Proposed Use: Field 

Area (Ha): 0.16 

CR13EX: Land adjacent Egerton, Bedwell Road, Cross Lanes 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Given the mature trees which line the road, site access to 

highway standards is unlikely to be achievable without loss 

of the trees and a detrimental landscape impact. Unless the 

highways department can suggest a workable solution, this 

small plot will remain undevelopable and should be deleted 

from the settlement limits. 

Community 


Mr John Hurst 

Sesswick 

Support: This small piece of land gives ready 

access to CR02LDPAS from Bedwell Road and we 

agree this piece of land should be excluded from 

the settlement limit. 

1 One support for this site. No reasons. 

Ecology 


Highways 



None. 


The site is located within the settlemnt limits of Cross Lanes. Constraints indicate that the site is not suitable to remain in the settlement limit. Change to deposit plan to remove from settlement limit. 

Page 106



Page 107



Current Use: Packaging Facility 


Area (Ha): 7.06 

CR14AS: FMCC Creamery Pickhill Lane, Cross Lanes 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

No significant landscape constraints 

This site contains a known GCN breeding pond, several 

important hedgerows and large mature trees, there is a 

badger sett known adjacent to the railway way line. The site 

is less than 200m from a lesser horseshoe bat roost one of 

only 4 known in the county borough, and known to be 

extremely sensitive to disturbance, lighting and disruption of 

flight lines. HIGH ECOLOGICAL VALUE 

Support as potential affordable housing rural exception site 

CCW 

Mr G J Davies 



for GCN. Requirement to cumulatively assess the 

impact of all these sites and Wrexham Industrial 

Estate Link Road. Any development which would 

affect favourable conservation status should be 

rejected. Further discussions should be undertaken 

with CCW prior to inclusion within LDP and 

sufficient land will be required for long term nature 

conservation compensation purposes. If all sites 

around Cross Lanes plus this site would triple the 

size of the current community, creating a whole 

new village within open countryside. 


of: 

1. Unless its within built area; 

2. Needs SEA or ecological survey; 

3. It would create hamlet away from 

Cross Lanes 

4. Local demand catered for; 

5. Inappropriate for village with limited 

community facilities; 

6. It would jeopardise walking and 

cycling route; 

Page 108

Highways 

Given the inadequate visibility at this junction and the remote 

nature of this site, I would recommend that this site is 

restricted to a similar commercial/industrial use restricting 

traffic generation levels at the creamery.It would appear that 

providing adequate visibility from any proposed access 

serving the smaller development site on the western side of 

Pickhill Lane would not be possible given the restricted 

nature of the site and the geometry of the road along this 

section. 

In conclusion, although there may be scope to provide a 

suitable access off Pickhill Lane to serve the larger 

development site, this would have to be supported by a 

detailed Transport Assessment. However, I would consider 

this site to be in an unsustainable location given the lack of 

public amenities. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

CCW does not object in principle, but the boundary 

of site is 100m from Afon Dyfrdwy SSSI and River 

Dee and Bala Lake SAC, and careful consideration 

of the impacts on these sites in terms of 

populations of GCN and water quality would be 

required. 

Sewerage: 














proceeding. 





Environment 

Agency 

Ms Deborah 

Hemsworth 

Due to past activities at the site, there may be 

contamination issues which will require 

investigation at the planning application stage. The 

site is located on Special Protection Zone 3 and a 

Principal Aquifer. The nearest sewered area is 

some distance from the site. If connection to the 

mains is not possible, careful consideration would 

be required to ensure foul drainage could be 

disposed of without detriment to the aquifer. We 

would therefore advise investigation of this issue, 

prior to allocation, to ensure it is possible to find a 

suitable solution. 

Page 109

Community 


Mr John Hurst 

Sesswick 

Object: 













4) Unsustainable and inappropraite place for 

development given lack of public transport and 

amenities. 

5) Access from A525 or Holt Road would be difficult 

given proximity of traffic light cross roads and 

access from Bedwell Road would be difficult and 

hazardous. 



be limited by potential impacts on wildife of Bedwell 

brook and former railway corridor. 

7) The community council are not aware of any 

intention by FMCC to close the factory. 


CB/02020 Remodelling of main entrance to offices.Granted 23.4.1998 

P/2001/0111 Expansion of existing dairy packing process and storage operations. Granted 2.5.2001. 

P/2010/0563 Outline application for construction of two dwellings. Withdrawn 5.8.10 



Wrexham Town or the Western villages. In addition the site has access, ecological, and infrastructure (sewerage) constraints which would discourage development on the site and as a result, it is not considered 

suitable for allocation. No change to deposit plan. 


The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has not presented additional information in relation to the appraisal, the onus of proof the 

site is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 110

Suggested site for development: CR15AS: Cross Lanes Wrexham 



Proposed Use: Walking Cycling Route 

Area (Ha): 0 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

There is already a UDP Policy T10 route shown to follow the 

disused railway to the north – why propose a new route ?; 

the proposal would include a section shared with other road 

users (not a dedicated route unlike the T10 option with 

potential traffic issues, but on the other hand direct access 

for cycle commuting from the village would be encouraged) 

and a rural section cutting across farm land (new subdivision 

of farmland, smaller fields which might make them less 

viable, the route would need to be fenced and new 

hedgerows planted with a number of field access points to 

cross the route to allow continued use of land). 

Recommendation: new infrastructure and intrusion within 

open countryside which might affect the use of farmland. 

Unless for some reason the T10 route can be demonstrated 

to be unviable; the proposal has some certainty that it will be 

delivered within the next few years; and highways are happy 

Welsh Water 

Mr Paul Brown 

Sewerage: 






1.Owners should have sufficient 

boundaries to prevent littering. 

2.Walking and cycling route 

development would include mitigation 

measures. 

3.Bedwell road is extremely dangerous 

to cycle and walk. 

4.It does not form an acceptable 

alternative. 

5.Diversion would inconvience for 

people travelling from Wrexham to 

Bangor. 

6.Old railway line should be protected 

under planning policy. 

7.Lack of safe and convienent routes in 

Page 111

Ecology 

Highways 

that the cycleway and shard use of the lane is viable – 

discount site. 

This is a valuable ecological corridor. I would not support 

hard standing, surveys and applications would be needed for 

hedgerow removal. 

The section of the proposal between FMCC Creamery (Site 

Ref CR14AS) and Cross Lanes commences from Pickhill 

Lane near a property called Marlbrook and heads generally 

north-west for approximately 100 metres to meet Sesswick 

Public Footpath 10. The proposed route then continues 

along Footpath 10 to meet the B5130 before heading north 

along Bedwell Road towards Wrexham Industrial Estate. 

The Rights of Way Unit’s comments relate only to the 

section between Pickhill Lane and the B5130. 

As there appears to be a significant level of equestrian use 

of the lanes in this area, it is suggested that, if the status of 

the route between FMCC Creamery and Cross Lanes is to 

be upgraded, the route should be reclassified as a bridleway 

to allow horseriders (as well as pedestrians and cyclists) to 

use the route. This would allow horseriders and cyclists to 

link between Pickhill Lane and the B5130 without the need to 

use the A525 to complete a circular ride. The provision of a 

bridleway would also fit in with the targets set out in the 

Rights of Way Improvement Plan 2007 to improve the 

bridleway network. 

Community 


Mr John Hurst 

Sesswick 

Support in principle with reservations; 

1) Part of the route is along Bedwell Road, a narrow 

unclassified road with a narrow bridge which at 

present is the main route to the industrial estate for 

much traffic including HGV's. Its not yet clear how 

much traffic will use this route once the new link 

road is open and even with reduced traffic this will 

still be a dangerous route. There is limited visibility 

and there is insufficient room to add walking/cycling 

route beyond the existing footway at Bedwell 

Crescent. 

2) Part of the route is over fields and popular 

walking route which links up with other footpaths. 

This is unsuitable for cycles given large number of 

stiles, and ground conditions of fields and large 

amount of money required to make this accessible 

cannot be justified. 

3) Support deviation but considers that there are a 

number of obstacles to overcome and this route 

should not be developed in isolation and should 

wait until it is possible to link up with Marchwiel and 

make a useful contribution to the area. 

borough. 

1 Support to the site for the following 

reasons; 

1. Supports amended route but needs 

SEA and ecological survey. 

2 Comments to the site for the 

following reasons; 

1.Need additional information. 

2.Concerned about how this would be 

achieved. 

3.If road restricted to access only and 

sealed off at Bedwell Bridge, this would 

have good amenity impact on village. 

4. Village has few amenities for 

recreation and change to this would be 

welcomed. 

If the FMCC Creamery site is considered suitable for 

residential development the route would also provide a 

suitable cycle link for those residents working on the 

Industrial Estate who wish to cycle to work. As the route 

crosses a number of fields set out to pasture, the route 

would need to be surfaced to make it usable by all cyclists 

(rather than just mountain bikers) and a number of 

gates/stiles along the route would need to be removed. 

Whilst the route could be physically constructed on the 

ground, without agreement from the freehold landowner, 

legally creating a bridleway or cycleway may be difficult to 

achieve. 


P/2007/1167 Construction of Wrexham Industrial Estate access road (Southern section) at land on junction of Bridge Road South and Clywedog Road South, land on junction of Cefn Road and Bridge Road South 

and land between the junction of the Cefn Road and Bridge Road South and the A525, comprising new single carriageway, improvements, new bridges and associated new roundabouts, lighting and 

drainage.Granted 7.1.2008 

P/2008/1235 Construction of Wrexham Industrial Estate access road (Southern section) comprising of: new single carriageway from the junction of Cefn Road and Bridge Road South to a new junction on the 

A525, 380 metres north west of the existing cross lanes, cross roads. Improvements to Bridge Road south for a distnaces of 230m north east of its junction with Cefn Road. New Bridges over River Clywedog and 

Bedwell Brook, associated new roundabouts, lighting and drainage (This application is accompanied by an Environmental Statement).Granted 2.2.2009. 


Page 112

It is unclear if this would be a viable alternative and insufficient information is provided to demonstrate the route allocated under UDP policy T10 is not viable. The alternative route would not link as well with 

remaining sections and therefore would not enhance the Plan's strategy for an integrated transport network. No change to deposit plan. 


No signficant impact on SA/SEA/Habitats therefore if the council or Inspector were minded to agree with the proposal there would be no further assessment required.. 

Page 113

Suggested site for development: CR15AS1: Cross Lanes Wrexham 



Proposed Use: Walking Cycling Route 

Area (Ha): 0 

Community: 

Ward: 

Sesswick 

Marchwiel 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

There is already a UDP Policy T10 route shown to follow the 

disused railway to the north – why propose a new route ?; 

the proposal would include a section shared with other road 

users (not a dedicated route unlike the T10 option with 

potential traffic issues, but on the other hand direct access 

for cycle commuting from the village would be encouraged) 

and a rural section cutting across farm land (new subdivision 

of farmland, smaller fields which might make them less 

viable, the route would need to be fenced and new 

hedgerows planted with a number of field access points to 

cross the route to allow continued use of land). 

Recommendation: new infrastructure and intrusion within 

open countryside which might affect the use of farmland. 

Unless for some reason the T10 route can be demonstrated 

to be unviable; the proposal has some certainty that it will be 

delivered within the next few years; and highways are happy 

Welsh Water 

Mr Paul Brown 

Sewerage: 




1 1 Objection to the site on the grounds 


1. Owners should have sufficient 

boundaries to prevent littering. 

2.Walking and cycling route 

development would include mitigation 

measures. 

3.Bedwell road is extremely dangerous 

to cycle and walk. 

4.It does not form an acceptable 

alternative. 

5.Diversion would inconvience for 

people travelling from Wrexham to 

Bangor. 

6.Old railway line should be protected 

under planning policy. 

7.Lack of safe and convienent routes in 

Page 114

Ecology 

Highways 

that the cycleway and shard use of the lane is viable – 

discount site. 

This is a valuable ecological corridor. I would not support 

hard standing, surveys and applications would be needed for 

hedgerow removal. 

The section of the proposal between FMCC Creamery (Site 

Ref CR14AS) and Cross Lanes commences from Pickhill 

Lane near a property called Marlbrook and heads generally 

north-west for approximately 100 metres to meet Sesswick 

Public Footpath 10. The proposed route then continues 

along Footpath 10 to meet the B5130 before heading north 

along Bedwell Road towards Wrexham Industrial Estate. 

The Rights of Way Unit’s comments relate only to the 

section between Pickhill Lane and the B5130. 

As there appears to be a significant level of equestrian use 

of the lanes in this area, it is suggested that, if the status of 

the route between FMCC Creamery and Cross Lanes is to 

be upgraded, the route should be reclassified as a bridleway 

to allow horseriders (as well as pedestrians and cyclists) to 

use the route. This would allow horseriders and cyclists to 

link between Pickhill Lane and the B5130 without the need to 

use the A525 to complete a circular ride. The provision of a 

bridleway would also fit in with the targets set out in the 

Rights of Way Improvement Plan 2007 to improve the 

bridleway network. 

Community 


Mr John Hurst 

Sesswick 

Support in principle with reservations; 

1) Part of the route is along Bedwell Road, a narrow 

unclassified road with a narrow bridge which at 

present is the main route to the industrial estate for 

much traffic including HGV's. Its not yet clear how 

much traffic will use this route once the new link 

road is open and even with reduced traffic this will 

still be a dangerous route. There is limited visibility 

and there is insufficient room to add walking/cycling 

route beyond the existing footway at Bedwell 

Crescent. 

2) Part of the route is over fields and popular 

walking route which links up with other footpaths. 

This is unsuitable for cycles given large number of 

stiles, and ground conditions of fields and large 

amount of money required to make this accessible 

cannot be justified. 

3) Support deviation but considers that there are a 

number of obstacles to overcome and this route 

should not be developed in isolation and should 

wait until it is possible to link up with Marchwiel and 

make a useful contribution to the area. 

borough. 

If the FMCC Creamery site is considered suitable for 

residential development the route would also provide a 

suitable cycle link for those residents working on the 

Industrial Estate who wish to cycle to work. As the route 

crosses a number of fields set out to pasture, the route 

would need to be surfaced to make it usable by all cyclists 

(rather than just mountain bikers) and a number of 

gates/stiles along the route would need to be removed. 

Whilst the route could be physically constructed on the 

ground, without agreement from the freehold landowner, 

legally creating a bridleway or cycleway may be difficult to 

achieve. 


P/2007/1167 Construction of Wrexham Industrial Estate access road (Southern section) at land on junction of Bridge Road South and Clywedog Road South, land on junction of Cefn Road and Bridge Road South 

and land between the junction of the Cefn Road and Bridge Road South and the A525, comprising new single carriageway, improvements, new bridges and associated new roundabouts, lighting and 

drainage.Granted 7.1.2008 

P/2008/1235 Construction of Wrexham Industrial Estate access road (Southern section) comprising of: new single carriageway from the junction of Cefn Road and Bridge Road South to a new junction on the 

A525, 380 metres north west of the existing cross lanes, cross roads. Improvements to Bridge Road south for a distnaces of 230m north east of its junction with Cefn Road. New Bridges over River Clywedog and 

Bedwell Brook, associated new roundabouts, lighting and drainage (This application is accompanied by an Environmental Statement).Granted 2.2.2009. 


Page 115

It is unclear if this would be a viable alternative and insufficient information is provided to demonstrate the route allocated under UDP policy T10 is not viable. The alternative route would not link as well with 

remaining sections and therefore would not enhance the Plan's strategy for an integrated transport network. No change to deposit plan. 


No signficant impact on SA/SEA/Habitats therefore if the council or Inspector were minded to agree with the proposal there would be no further assessment required.. 

Page 116

Suggested site for development: DELAHSG 30: P5 (30) Rhos: Hall Street 

Settlement: Rhos 


Proposed Use: Delete Affordable Residential Site 

Area (Ha): 0.21 

Community: 

Ward: 

Rhos 

Ponciau 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Housing 

Highways 

No ecological reasons to remove this site subject to survey. 

Potential for affordable housing 

No objection to the proposal 


P/2010/0217 Outline application for residential development. Withdrawn 3.8.10 because it was recommended for refusal for loss of (16) car parking spaces and inadequate visibility and highway danger. 

P/2001/1021 Change of use to tanning an beauty salon. Granted 30.11.2001 


Site is allocated for affordable housing within the deposit plan (10 units). The site is located within the settlement limit and accords with the strategy of developing brownfield land within settlement limits in the 

western villages. The site history would indicate that there are issues to overcome in relation to the loss of car parking and inadequate access but the allocated site does not include the car park and is suitable for 

development. No change to deposit plan. 

Page 117


No signficant impacts on the SEA/SA or Habitats Regs, no further assessment required. 

Page 118

Suggested site for development: DELGTS: P10 Ruthin Road 



Proposed Use: Delete Gypsy and Traveller Site 

Area (Ha): 0.46 

Community: 

Ward: 

Coedpoeth 

coedpoeth 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Trees 

Landscape 

Housing 

Highways 

No comments specifically but there are mature trees on the 

site and adjacent to the site that will need to be considered 

with detailed design. Trees issues would have been 

considered with proposed allocation. 

No Comments 

LDP allocation 


4 Support to the deletion of this site on 

the grounds of: 

1. Contrary to policy. 

2. Not logical settlement boundary. 

3. Existing local site. 

4. Alternative sites available in Chirk. 

5. It would lead to highways problems 

and problems with local facilities 

6. Proper consideration should be 

given to alternative sites in more cost 

effective locations. 


None relevant 

P/2001/0539: Renewal of outline planning permission for the formation of two golf courses with ancillary facilities including club house and water leisure area, conversion of stable block to residential and formation 

Page 119

of new access onto the A525 (Previously granted under planning Code No. COE CB02112) Granted 2.8.2001 

P/2004/0992. Formation of 2 golf courses with ancillary facilities including clubhouse and water leisure area, conversion of stable block to residential and formation of new access onto the A525 (Renewal of 

planning permission Code No P/2001/0539) Withdrawn 7.12.2005. 


This site is in the open countryside within Green Barrier on the outskirts of Wrexham Town. It is allocated within the deposit plan as a new gypsy and traveller site to meet the needs of the gypsy and traveller over 

the Plan period. The site has been subject to numerous consultation stages where members agreed that this site should be allocated. In the absence of any substantial evidence to indicate that there is no need for 

the site, no change to the deposit plan is proposed. 


No signficant impacts on the SEA/SA or Habitats Regs, no further assessment required. 

Page 120

Suggested site for development: DELHSG 15: P1 (15) Acrefair: Air Products 


Current Use: Employment/Brownfield 

Proposed Use: Delete Residential Site 

Area (Ha): 11.38 

Community: 

Ward: 

Cefn 

Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

Housing 

Highways 

No comments 

Happy for the site on the northern part of the road to be 

deleted, as is primarily woodland, which I would object to 

being felled for housing. However the site, to the south of the 

main road is very suitable for residential use, in the absence 

of potential industrial use. 

No comment at this stage. 

Would not want to see the loss of residential on this site 

No objection 

Community 


Mrs Rhona 

Roberts 

Cefn 

Local Member 


W Coleman, 

OBE 

Cefn 

The smaller site should be for leisure and 

recreation and the larger site should be for 

residential with an emphasis on tourism and leisure. 

The smaller site should be for leisure and 

recreation and the larger site should be for 

residential with an emphasis on tourism and leisure. 

6 3 Support the deletion of this site on 


1 Economic and social benefits to the 



2 Without this proposal money spent 



3 Site should have an integrated 


4 It would enable other associated 

development 

5 Benefits to wildlife and environment 

6 Do not want an entire housing 

development 

7 Supports a mixed use development 

8 Former railway should be protected 

Page 121

Conservation No alternative use has been put forward as an alternative to 

residential, therefore would not support the proposal. 

and may cause conflict with 

development 

9 No local employment. 

10. Land should be safeguarded for 

canal a canal extension and emphasis 

placed on employment 

1 General Comments to the deletion of 

the site on the grounds of: 

1. Should be considered for tourism 

2. No local employment so would 

encourage commuting 

3. Affordable housing and retail outlet 

would better serve the community 

Two objections to the deletion on the 

grounds of; 

1.Residential development should be 

included as part of mixed use 

allocation. 

2.Site should not be entirely residential 

because it would create isolated 

communities. 

3. End use has to be balanced 

projection that will benefit members of 

the community. 

4. Reconnecting Cefn Mawr to inland 

waterway is key to achieving a better 

future and sustainable economy. 

5.It will help achieve strategic 

objectives of regenerating western 

villages within the Plan. 

6. There is an oversupply of traditional 

employment land. 

7. This site's housing element forms an 

important role within providing the 

identified housing need to be provided 

on brownfield sites. 

8. The site is available and deliverable. 

9. Removal of the residential element 

of this site would leave the site 

undeveloped. 


P/2007/1420 Erection of 45 no residential units with new access, lands and ancillary development. Refused 28.1.2008 6 reasons summarised as follows; 

1. Insufficient information on contamination 

2. Scale of development and proximity to Flexys against HSE advisory levels. 

3. Layout unacceptable and undesirable. 

4. Lack of potential contamination and remediation information. 

5. No sustainable development measures. 

6. New vehicular access points to Bethania Road 

Page 122

DM/1011/0003 Demolition of Buildings 22.6.10 


The site is located within the settlement limit of Cefn Mawr and Acrefair and is allocated in the deposit plan for mixed use comprising of residential, employment, community, leisure and local need retail (Policy P2). 

This site is crucial to the delivery of the deposit plan strategy to aid regeneration in Cefn Mawr and is responsible for providing a large proportion of the future housing stock of the County Borough. No change to 

the deposit Plan. 



Page 123

Suggested site for development: DELHSG 20: P1 (20) Brymbo: Queen Road North 




Area (Ha): 0.37 

Community: 

Ward: 

Brymbo 

Brymbo 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

The site comprises a hillside strip of land which lies between 

existing housing and woodland further up the hill (a Wildlife 

site). There are 3 elements to the site – A plot adjacent to 

Green Road with steep embankment edge to the road with a 

mature oak and line of ash regrowth/ hedge, with steep 

undeveloped land behind edged by existing housing to the 

north and south. Landscape features of the site would be 

entirely lost if this plot were developed; major excavation 

would be required with disturbance and slope stability issues 

– support to houses to the south and hillside above would 

require substantial retaining structures and land take within 

the plot with implications on visual character, logic and 

appropriateness of development. This part of the site should 

not be developed. The strip above exiting housing is too 

narrow for development and would allow over looking of 

properties below. The area off Queen’s Road comprises 

CCW 

Mr G J Davies 

Forms a well wooded and suggest that open space 

provision is considered. Deletion of this site is 

welcomed and would help demonstrate compliance 

with Article 10 of the Habitats Directive. 

1 One objection to the site on the 

grounds of: 

1. Fear of subsidence if developed. 

Page 124

undeveloped hillside, cleared ground and two buildings along 

the road frontage cut into the slope. This plot could 

accommodate a semi detached property with steep garden 

to the rear. The frontage would relate well to the existing 

settlement pattern and character. Recommendation: The 

shape of the site, site landscape constraints and amenity 

issues of existing properties make this site undeliverable for 

10 houses, therefore delete site. 

Trees 

Ecology 

Housing 

Highways 

Agree site should be deleted, as it is covered in trees and 

adjacent to dense woodland, which makes this site very 


Appears to be wooded and adjacent to wildlife site, support 

removal. 




CB/1999/3165 Residential development. Refused 11.6.1999 

CB01365 Residential development (3 dwellings) Refused 11.6.1999 (Highway safety) 

CB03185 Proposed bungalow and alterations to vehicular and pedestrian access . Withdrawn 23.6.1999 

CB03540 Erection of bungalow and alteration to vehicular access.Granted10.9.1999 

P/2000/0355: Erection of dwelling and construction vehicular and pedestrian access. Refused 11.6.2009 

P/2005/0646 Outline application for residential development Granted 5.12.2005 


This site lies within the settlement limit of Brymbo and is allocated in the Plan under policy P1 for 10 residential units. Outline approval for this site has now expired and the process of consultation has outlined 

constraints (trees, landscape and ecology) which would indicate that the allocation for 10 is undeliverable. In light of these comments it seems unlikely that the site will come forward for the development of 10 

units during the lifetime of the Plan and itm ay be deleted by the Inspector at the examination. No change to the deposit plan. 



Page 125

Suggested site for development: DELHSG 22: P1 (22) Cefn Mawr: Flexys 


Current Use: Employment/Brownfield 


Area (Ha): 22.68 

Community: 

Ward: 

Cefn 

Cefn 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Economic 

Development 

Housing 

Highways 


If residential is removed it will affect the viability of the site. 

The site needs to stay mixed use to attract businesses, 

housing, tourism, leisure and to allow for the inscription of 

the World Heritage Site and economic regeneration. 



Conservation No alternative use has been put forward as an alternative to 

residential, therefore would not support the proposal. 

Community 


Mrs S Jones 

Llangollen 

Environment 

Agency 

Ms Deborah 

Hemsworth 

General comment: 

Any housing should be of a high standard. The 

warehouse is ideal for leisure/recreational 

purposes. Access for car parking could be via the 

warehouse to protect the bridge over the canal. 

The area of the site within the C2 zone should be 

excluded from allocation. 

4 1 Objection to the deletion of this site 

on the grounds of: 

1. Residential development should be 

included as part of mixed use 

allocation. 

2. Entire site should not be residential 

because it would create isolated 

communities. 

3. End use needs to be balanced to 

provide community benefits. 

4. Reconnecting inland waterway key 

to achieving better future and 

sustainable economy. 

3 Support the deletion of this site on 


1. Opposed to entire residential site. 

Page 126


None relevant 

Community 


Mrs Rhona 

Roberts 

Cefn 

Local Member 


W Coleman, 

OBE 

Cefn 

This should be used for leisure and recreation. 

This should be used for leisure and recreation. 

2. Supports a mixed use development. 

3. Safeguard land for canal extension 

4. Emphasis on creation of employment 

5. Former railway should be protected 

as walking and cycling route 

6. Potential conflict with Llangollen 

Railway Trust planed to expand to 

Ruabon. 

7. Economic and social benefits to the 



8. Without this proposal money spent 



9. Site should have an integrated 


10. It would enable other associated 

development 

11. Benefits to wildlife and environment 

DM/0910/003 Demolition. 2.10.2009 



Following deposit plan consultation, a focussed change to the plan to add tourism and heritage conservation to this policy has been agreed which would allow for future development of a canal and marina should it 

be viable.This site is crucial in the delivery of the deposit plan strategy to aid regeneration in Cefn Mawr and will provide a large proportion of the future housing stock of the County Borough. No change to deposit 

plan. 



Page 127

Suggested site for development: DELHSG 23: P1 (23) Chirk: Station Ave/Station Road 

Settlement: Chirk 

Community: Chirk 


Ward: 

Chirk South 


Area (Ha): 2.59 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

The site fits well with the existing pattern of Chirk. 

Development of the site would have very few constraints 

from trees, vegetation, the site is level and implications upon 

the WHS can addressed by appropriate planning, design 

and landscape proposals. I compare this site with that at 

Ley farm, off Sycamore Drive a large site which has planning 

permission, but which due to the elevated open hillside 

location makes the integration of housing difficult to achieve 

– evidenced by planning refusal for the planning application 

submitted in 2007. Recommendation: this site is a good 

strategic site for housing 

Site is developable, subject to important trees and 

hedgerows on and off site being retained and incorporated 

into development design, thus disagree that site isn't 

appropriate for residential development. 

3 2 Support to delete this site on the 


1. Detrimental to town, tourism, World 

Heritage Site, tramway, and dragon 

proposal. 

2. Overdevelopment of Chirk should be 

avoided as large developments will put 

off tourists. 

1 objection to the site on the grounds 


1. Owners of site support allocation for 

potential development. 

Page 128

Ecology 

Housing 

Highways 

No ecological reasons to remove the site subject to survey. 



Conservation The lies close to the Whitehurst Tunnel, a SAM and an 

important feature of the WHS. Site also lies within the WHS 

zone buffer and there are no objections to the deletion of 

residential use from this site. 


CB00205 Residential development and construction of new vehicular/pedestrian access (renewal of previously permitted application) 25.6.1996 


The site is within the settlement limit of Chirk and is allocated for housing (Policy P1 :100 units) in the deposit plan. This site is crucial to the delivery of the deposit plan strategy to aid regeneration and is 

responsible for providing a large proportion of the future housing stock of the County Borough. No change to deposit plan. 



Page 129

Suggested site for development: DELHSG 34: P1 (34) Rhos: West and South of Aberderfyn Road 


Community: Rhos 


Ward: 

Ponciau 


Area (Ha): 2.00 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Trees 

Ecology 

Housing 

Highways 

Would not support the removal of the entire site from the 

housing allocation, however if the eastern part of the site 

was to be removed, I would agree with this as it appears to 

be wooded. 

Support 50% development of this site to facilitate 

enhancement of the corridor for GCN from SAC. 

Site is within affordable housing project, would not want to 

see the loss of this site 


CCW 

Mr G J Davies 

Community 


Mrs Wendy 

Owens 

Rhos 

Deletion of the above allocation is welcomed. The 

site is close to Johnstown Newts site and if left 

undeveloped will continue to provide corridor and 

connectivity between Stryt Las and open land to the 

north. Suggest allocation for public open space and 

nature conservation. 

Object to deletion of this site from the LDP. 

3 2 Objections to the deletion of this site 

on the grounds of: 

1. Land floods regularly. 

2. Great Crested Newts, birsd and 

wildlife on site. 

3. Access unsuitable. 

4. Devaluation of surrounding properties 

1 General Comment to the deletion of 

this site on the grounds of: 

1. Former railway line should be 

protected for walking/cycling. 


None relevant. 

Page 130


This site is within the settlement limit of Rhos and is allocated in the deposit plan (Policy P1: 40 units) including affordable housing (Policy P5:15 units) . This site is crucial in the delivery of the deposit plan strategy 

to aid regeneration in Rhos and is responsible for providing a proportion of the future housing stock in the County Borough. No change to the deposit plan. 



Page 131


Settlement: Glyn Ceiriog 



Area (Ha): 0.28 

GC02LDPAS: Land off Quarry Road, Glyn Ceiriog 

Community: 

Ward: 

Llansantffraid Glyn Ceiriog 

Ceiriog Valley 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside, but abuts the settlement limits; disturbed 

ground within much of the site with woodland fringe and 

natural regeneration within and along the northern site 

boundary; whole site lies within Wildlife Site W243 - Glyn 

Ceiriog Slate Mine (Emma to confirm potential impacts). 

Recommendation: site can accommodate some 

development without landscape impacts and would relate 

well to the existing settlement. 

Within wildlife site. Which is of significant value within the 

borough. Would not support development on this site 

without significant gains for the remainder of the site. Given 

its small size I think this would be impossible. 

Welsh Water 

Mr Paul Brown 

Sewerage: 




6 5 General Comments to the site raising 

the following points; 

1. No suitable access/Access too 

narrow. 

2. Previous permission refused for 

access reasons between Isfronydd and 

Glasnant. 

3. Impact in parking; 

4. Steep incline; 

5. Impact on flooding; 

6. Increase commuter traffic and 

incidence of highway safety; 

7. Unsure if sewerage systems could 

cope; 

8. Previously within settlement limit 

with properties located either side; 

Page 132

Trees 

Rural 

Housing 

Enabler 

Housing 

Part developable. Trees already removed from the level part 

of the site nearest the adjacent properties. The sloping part 

of the site is well wooded, thus is not developable due to the 

presence of high amenity woodland and the topography. 

Suitable for residential development. This is an option for 

affordable housing if empty properties within the village are 

deemed unsuitable for conversion. 

Support as potential affordable housing rural exception site if 

access is available 

Conservation The site shares a boundary with the grade II * listed 

memorial institute which is listed partly due to its celebration 

of welsh culture. Residential development on the adjoining 

sloped site could therefore have a significant impact on the 

setting of the building in visual terms but also in a more 

intangible way where new development may detract from the 

communal and cultural value of the building in its village 

setting. The redevelopment of the site would need to 

carefully consider these aspects in terms of the design, 

scale and massing. 

1 Objection to the site for the following 

reasons; 

1. Increase flooding and drainage 

issues; 

2. Retaining wall and boundary issues; 

3. Narrow access with poor visibilty 

would casue safety hazard. 

4. Village does not have infrasructure 

to support development. 

5. Driveway not owned by landowner 

6. Further car park is not needed or 

wanted. 

One support for the site; 

1. No comments/no objections 

Highways 

The site has an existing access on to an unclassified 

highway within a 30 mph speed limit although vehicular 

speed is considered to be no more than 20 mph due to the 

geometry of the road. The existing access serves one 

dwelling known as Bryn y Graig. The access suffers from 

severely substandard visibility in both directions and is not 

considered suitable to cater for any further development. 


P/2002/1362 Erection of 3 bed bungalow and double garage and alteration to existing vehicular and pedestrian access. Refused10.3.2003. Appeal dismissed 18.11.2003 for following reason; 

1. Site access impacts of amenity, privacy and safety. 

P/2002/0150 Outline application for 2 detached dwellings and alterations to existing pedestrian and vehicular access. Refused 8.4.2002. Reasons summarised as; 

1. Outside settlement limit of emerging UDP; 

2. Height difference between existing properties and access would impact on amenity of adajcent properties; 

3. Substandard visibility and access safety; 

4. Impact on topography and mature trees; 

P/2004/0474 Erection of 3 bedroom single storey dwelling. Withdrawn 10.6.2004. 

UDP History: 

Site allocated within Glyndwr Plan and allocated within deposit version of UDP, but allocation was put forward as deletion at the proposed modifcations stage due to reassessment of housing needs and physical 

constraints of site. This deletion was advertised as one of the proposed modifictaions (May 2004) and received an objection from Community Council. The Councils response disagreed with objection referring to 

recent application and appeal decision. It was concluded that the site was not realistically capable of development and unsuitable for allocation. One of the key issues for the UDP was whether the land physically 

and visually formed part of the built up village or countryside. It was considered on balance that site was regarded as part of the surrounding countryside and should therefore be excluded from the settlement limit. 


The site is located outside the settlement limit of Glyn Ceiriog within a local wildlife site and does not accord with the deposit plan strategy of directing development to within defined settlement limit in order to 

regenerate brownfield land in either Wrexham town or the western villages. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance 

there are other sites on the edge of settlement which would be more suitable than this one for such development and it is unlikely that the highway and ecology constraints could be overcome to overcome to allow 

Page 133

development in this location. No change to deposit plan. 






Page 134

Suggested site for development: GC03LDPAS: Land Adj. Tan yr Allt, Glyn Ceiriog 



Proposed Use: Residential and Landscaping 


Community: 

Ward: 












Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside and SLA; steep-sided valley site above 

and separate from the village, where housing would form a 

prominent new area of development at odds with the 

traditional development pattern of Glyn Ceiriog. Linear 

development pattern along the valley bottom would be more 

in keeping with the village, result in a better landscape fit 

and require less extensive physical and visual impact and 

mitigation requirements. Recommendation: discount site 

Improved pasture. Good hedgerows and some nice trees on 

site which should be protected. Surveys essential and 

enhancements would be expected to accompany any 

application. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 

7 Objections to the site on the grounds of: 

1. Extra traffic on narrow road with 

poor visibility would cause increaded 

danger. 

2. Public footpaths that cross site are 

well used 

3. Detrimental to natural beauty and 

environment and village 

4. Serious problems with drainage and 

sewerage and low water pressure 

5. Increase traffic would be hazard to 

existing residents. 

6. Existing residents do not want to be 

overlooked. 

7. Steep 1:4 single track access 

8. Road is Impassable in winter 

conditions 

Page 135

Trees 

Rural 

Housing 

Enabler 

Housing 

Highways 


None 



assessment and high quality trees being incorporated into 

the development design. 

Suitable for residential development. 


Given the substandard pedestrian provision and inadequate 

carriageway widths on approach to this site, it is not 

considered suitable for development. 


The site is located on the edge of Glyn Ceiriog in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has highways and infrastructure (sewerage) constraints which would discourage development on the site and as a result it is not considered 








9. Additional demand for school places 

10. Development should be located 

elsewhere 

11. Impact and harm to views. 

12. Lack of demand (Houses not 

selling in village) 

13. Development would cause 

overlooking to property and garden. 

14. Disturbance during development. 

15.. Increased volume of traffic not 

suitable for existing roads. 

16. It would encourage parking, restrict 

visibility, surface conditions and 

drainage pipes. 

17. Spring on site. 





Page 136



Current Use: Education (field) 



GC04LDPAS: Land to the east of Glyn Ceiriog School 

Community: 

Ward: 


Dyffryn Ceiriog 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

It is likely that to allow the village to grow sustainably, 

development along the valley floor particularly eastwards will 

need to be accommodated at some point in the village’s 

future. The proposed site comprises school playing fields. It 

is however also SLA, open countryside and is likely to be 

overlooked from the surrounding valley sides. Educational 

need and future plans therefore need to be demonstrated to 

allow settlement limits to be extended at the expense of 

landscape conservation. This is a large site and a smaller 

extension of settlement limits would be preferable. 

Ecologically not that exciting but within SAC buffer so 



1. Detrimental to natural beauty. 

2. Serious problem with existing drains 

and sewers. 

3. Increased traffic would be hazard to 

existing residents. 

4. Glyn Ceiriog has poor infrastructure 

5. Illogical undefined boundary; 

6. It would set precedent for 

development 

Page 137

Highways 

Support- The site is acceptable for education purposes, if 

the site is to be expanded then consideration should be 

given to increasing parking provision, if the site remains a 

play area there is no objection. 


11/2164 Outline application for school. Conditional 20.9.1977. 

11/2504 School details 9.2.1978 

P/2007/0531 Installation of teaching pavillion Granted 4.6.2007 


The site is located on the edge of Glyn Ceiriog in a rural area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has ecology and infrastructure (sewerage) constraints which would discourage development on the site and as a result is not considered suitable 

for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of settlement which would be 

more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. In addition, the land currently forms part of Glyn Ceiriog School and including 

the land in the settlement limit could allow for the future sale of the land for possible housing development and could jeopardise the future statutory education requirements for play space for schools. Excluding the 

land from the settlement limit still allows the needs of the schools to me bet without jeopardising its loss for housing. No change to deposit plan.. 






Page 138

Suggested site for development: GC06LDPAS: Adj. Glan Llyn, Glyn Ceiriog 



Proposed Use: Industrial/Employment 

Area (Ha): 1.35 

Community: 

Ward: 












Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open countryside and SLA; steep-sided valley site above 

and separate from the village, where housing would form a 

prominent new area of development at odds with the 

traditional development pattern of Glyn Ceiriog. Linear 

development pattern along the valley bottom would be more 

in keeping with the village, result in a better landscape fit 

and require less extensive physical and visual impact and 

mitigation requirements. Recommendation: discount site 

Location within SAC and floodplain therefore potential 

ecological and drainage constraints. 





CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

The site is within SSSI and SAC because of its 

proximity of SAC. There are potential issues with 

water quality, drainage and otters. Site not 

considered under the Habitats Regulation 

Assessment of the Plan and further consideration 

of this site would require screening of the HRA 

criteria to assess of the likely impacts. 

Sewerage: 





1. Not near any settlement limit 

2. Open countryside development that 

would set precedent. 

3. Poor infrastructure 

4. Destruction of natural beauty. 

5. Access via single track would cause 

major disruption and safety hazard with 

no passing places 

6. Adjacent stream Nant y Wenair runs 

in field and possible issues with run off. 

Page 139

Highways 


None 

Given the substandard pedestrian provision and inadequate 

carriageway widths on approach to this site, it is not 

considered suitable for development. 



Wrexham Town or the Western villages. The site has ecology, access and infrastructure constraints which would discourage development on the site and as a result is not considered suitable for allocation. No 




The representor has presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. Information has been supplied with 

regards to the Habitats Regulations. 

If this site were to be allocated by the inspector further assessment on the SEA/SA/Habitats may be required. 

Page 140

Suggested site for development: GR03LDPAS: Land at Vicarage Lane, Gresford 

Settlement: Gresford/Marford 


Proposed Use: Residential or Extra Care 


Community: 

Ward: 

Gresford 

Gresford East and West 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open countryside and SLA providing attractive rural views 

from adjacent residential properties; well maintained 

hedgerow frontage with scattered mature hedgerow trees; 

rural character and qualities are strong and need to be 

conserved. Recommendation: Discount site 

There are some reasonably good hedgerows and a valuable 

in field tree. An ecological survey will be required and 

enhancement of part of the site for newts and other wildlife. 





CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Community 


Mr M Paddock 

Gresford 


Sewerage: 




Concerns raised in regards to rural aspect, loss of 

valuable agricultural land, and extra traffic that 

would be generated along inadequate country lane. 


1. Highly undesirable development that 

would encroach onto Green Barrier and 

Special Landscape Area. 

2. Unacceptable increase in traffic. 

3. Rural character would be destroyed. 

4. Impact on wildlife 

5. Result in urban sprawl. 

6. Loss of high quality agricultural land. 

7. No established need for 

development in the area. 

8. Infrastructure (sewage/water/utilities) 

under strain. 

9. Local schools at capacity. 

10. Vicarage Lane has no footpath, no 

parking facilities, single track road 

which suffers in condition and volume 

Page 141

Housing 

Highways 


or extra care 

Object to site 

Visibility splay can be met but would require removal of 

mature trees and an established hedgerow. 

of traffic and use. 

11. Site considered unsuitable in UDP. 

12. Support strategy and methodology 

of LDP. 

13. Result in large extra colony 

14. Should be retained as Green 

Barrier and Special Landscape Area. 


None. 

Close proximity to the village centre but unable to provide a 

footpath link along Vicarage Lane therefore an unsustainable 

location. 


The site is located on the edge of Gresford in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land 

in either Wrexham Town or the Western villages. In addition, the site has trees and access constraints which would discourage development on the site and as a result is not considered suitable for 

allocation.There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of settlement which would be 







Page 142

Suggested site for development: GR06LDPAS: Vicarage Lane South, Gresford 



Proposed Use: Residential / Extra Care 


Community: 

Ward: 

Gresford 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open countryside and SLA providing attractive rural views 

from adjacent residential properties; well maintained 

hedgerow frontage with scattered mature hedgerow trees; 

rural character and qualities are strong and need to be 

conserved. Recommendation: Discount site 

There are some reasonably good hedgerows and a valuable 

in field tree. An ecological survey will be required and 

enhancement of part of the site for newts and other wildlife. 





CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Community 


Mr M Paddock 

Gresford 


Sewerage: 




Concerns raised in regards to rural aspect, loss of 

valuable agricultural land and extra traffic would be 

generated along this inadequate country lane. 


1. Greenfield site outside settlement 

2. Vicarage Lane is too narrow, has no 

pavements and no off road parking and 

could not accommodate significant 

increases in additional traffic. 

3. Encroach into Green Barrier and 

Special Landscape Area. 

4. Unattractive and overwhelming 

development that would destroy village 

character. 

5. Impact on wildlife and habitats 

6. Form urban sprawl 

7. Unsuitable in UDP. 

8. Loss of high quality agricultural land. 

9. Support methodology and strategy 


Page 143

Housing 

Highways 


None. 


or extra care 

Object 

There may be scope to provide access and visibility splays 

but this site is in an unsustainable location given the lack of 

footway provision along Vicarage Lane. 



in either Wrexham Town or the Western villages. In addition, the site has trees, ecology and access constraints which would discourage development on the site and as a result is not considered suitable for 




10. Increased demand on services and 

schools 

11. Green Belt and Special Landscape 

Area designation should be retained. 





Page 144



Current Use: None 

Proposed Use: Extra Care Homes 


GR09UDPAS: Trewythan Hall Vicarage Lane Gresford 

Community: 

Ward: 

Gresford 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 

"Open countryside; the pattern of trees and overgrown 

hedgerows within the site are important local landscape 

features and of high habitat potential. A development 

pattern allowing for the retention of these features would be 

difficult to achieve.Recommendation: Discount site" 

This site has a high ecological value, many mature trees 

with the potential to support bats and birds cover the site 

with little opportunity for mitigation on site. 

Parkland setting, with many TPO trees, which precludes 

development as there simply isn't enough space to allow 

development without losing significant protected trees. 


or extra care 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Community 


Mr M Paddock 

Gresford 


Sewerage: 




Valuable mature tree would be removed. Park land 

close to residential land and no footpaths. 


1.Increased volume of traffic on rural 

lane which has no footpath, off road 

parking, no street lighting and poor 

surface from existing high volume of 

users. 

2.Harm village character. 

3.Loss of green belt. 

4.Lack of need for additional housing. 

5. Existing infrastructure under strain. 

6. Schools at capacity 

7. Impact on wildlife and habitats 

8. Unsuitable for allocation in UDP. 

9. Support methodology and strategy 


10. Increased demand on services and 

schools 

Page 145

Highways 


None. 

Object 

There may be scope to provide access and visibility splays 

but this site is in an unsustainable location given the lack of 

footway provision along Vicarage Lane. 



in either Wrexham Town or the Western villages. In addition, the site has trees, ecology and access constraints which would discourage development on the site and as a result is not considered suitable for 




11. Green Belt and Special Landscape 

Area designation should be retained. 





Page 146






GR11LDPAS: South of Kathen Court, Gresford 

Community: 

Ward: 

Gresford 

Marford and Hoseley 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

Open countryside. Recommendation: Development pattern 

would fit well with the existing settlement limits - no objection 

Subject to appropriate site drainage scheme 

No obvious access 

Object 

Willl not support any additional residential development off 

this unadopted access road given the existing inadequate 

visibility splay and steep gradient. 

Welsh Water 

Mr Paul Brown 

Community 


Mr M Paddock 

Gresford 

Sewerage: 




Previous objections to the inclusion of this site were 

upheld by the Inspectors of the Planning 

Directorate. 


1. Hillock lane is too congested; 

2. Previous permission refused and 

dismissed at appeal; 

3. Lack of need demonstrated by 

unsold properties in village; 

4. Loss of prime (grade 2) agricultural 

land; 

5. Type of (affordable) housing would 

be out of character with area; 

6. Increased traffic would cause noise 

safety and pollution issues; 

7. Would set precedent for further 

development; 

8. Increased use of existing stretched 

services; 

9. Poor access (visibility and gradient); 

Page 147

Local Member 

Councillor M J 

Edwards 

Marford and 

Hoseley 

Site lies outsides proposed settlement limit and 

should remain outside settlement limit. The 

overwhelming majority of responses to the initial 

consultation rejected any extension to settlement 

limit. 

Using a map only, this extension to settlement may 

appear to form a rounding off but when viewed on 

site any housing would be very prominent within the 

skyline and detract from the view of open 

countryside and it was these reasons, WCBC 

disagreed with the Inspectors review of the UDP 

and excluded this site from settlement area. 

Affordable housing reference is irrelevant as the 

existing UDP and emerging LDP both allow for 

affordable housing on the edge of settlement under 

appropriate circumstances. 

This land forms grade 2 agricultural land and used 

for livestock grazing. 

An appeal (planning application reference 

P/2003/0689) was rejected in 2004 because it was 

considered that this site and proposal would erode 

the openness of the Green Barrier, the land can be 

used for grazing and would be prominent from 

Vicarage Lane and visibility at access to Hillock 

Lane is poor. 

10. Topography would lead to an 

obtrusive development within local 

environment; 

11. Eroision and unnecessary 

expansion of settlement into Green 

Barrier; 

12. Impact on wildlife; 

13. Increased flood risk; 

14. Impact on amenity of adjacent 

occupiers of Kathen Court; 

15. Local schools at capacity; 


P/2003/0689 Outline application for residential development and alteration to pedestrian and vehicular access. Refused 1.8.2003. 

1. No special reason to allow development within Green Barrier and expanison of settlement limit. 

Appeal APP/46955/A/03/1129157 dismissed 14.1.2004 

Main issue: whether there are material circumstances which are sufficient to outweigh the provisions of the development plan. 

1. Once formed part of a larger sites recommended by UDP Inspector for inclusion within settlement limit and deletion of Green Barrier was rejected by Council. 

2. Not infill 

3. Presumption against inappropriate development unless exceptional circumstnaces which would outweigh harm. Considered inappropriate and would erode openness. 

4. Green Belt designation in UDP given significant weight given current status. 

5. No evidence fo shortfall in housing in 5 year housing supply. 

6 No reason why land that is difficult for large machinery to be used for grazing livestock. Development would involve loss of grade 2 land that should be conserved not developed. 

7. Access substandard in visibility and percentile speed limits under estimated. Land within required visibility splay not within applicants control. 

8. Proximity and ground levels to adjacent properties could cause mutual overlooking issues. But might be able to be resolved through careful siting, fenestration and landscaping. There is some concern about 

amenity impact on 1 and 2 Kathen Court. 

Conclusion: Conflict with policies relating to development outside settlement limits and within green barrier in PPW and current UDP. Substantial and overiding objection to proposl which outweighs appellants 

arguments of housing and UDP Inspector. It would also cause some detriment to amenity, highway safety and agricultural interests and conflict with GB and development outside settlement limits. 


The site is located on the edge of Gresford which is a western village but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site would involve the loss of agricultural land and has access and amenity constraints which would discourage development on the site, as 

well as site history, it is not considered suitable for allocation.There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other 

sites on the edge of settlement which would be more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 



Page 148




Page 149



Current Use: Builders Yard 


Area (Ha): 0.15 

GR24LDPAS: Builders Yard, Old Wrexham Road, Gresford 

Community: 

Ward: 

Gresford 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

No landscape impact 

These sites already contain some development. There are 

several nice trees on site and hedgerows to the rear. The 

site could be improved ecologically if a decent mitigation 

scheme was submitted. 





Welsh Water 

Mr Paul Brown 

Community 


Mr M Paddock 

Gresford 

Sewerage: 




No observations. 

1 Objection to site on the grounds of: 

1. Lack of information 

2. Impact on settlement. 

Housing 


Page 150

Highways 

Object 

Will not support development at this site given the lack of 

footway provision along this section of Wrexham Road, 

inadequate access width and inadequate visibility at the 

existing access. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

These three sites are all outside the mains sewered 

area. They are also all located on a Secondary A 

Aquifer. Ideally, foul drainage should go to the 

mains sewer but, if this is not possible, careful 

consideration would therefore be required at the 

planning application stage to ensure that foul 


the aquifer. 


None. 


The site is located on the edge of Gresford in a western village but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land 

in either Wrexham town or the Western villages. In addition has access and tree constraints which would discourage development on the site and as a result is not considered suitable for allocation.There are 








Page 151



Current Use: Caravan Park 



GR31LDPAS: Caravan Site, Old Wrexham Road, Gresford 

Community: 

Ward: 

Gresford 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

No landscape impact 

These sites already contain some development. There are 

several nice trees on site and hedgerows to the rear. The 

site could be improved ecologically if a decent mitigation 

scheme was submitted. 





CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Community 



Sewerage: 




This site is already included. 



2. Impact on settlement. 

3. Loss of tourism facilities 

Housing 

Support affordable housing 

Mr M Paddock 

Gresford 

Page 152

Highways 

Support based on the previous use of the site (outline 

consent P/2007/0101 and P/2010/0255), it has been 

considered appropriate to support a limited residential 

development (max. 12 dwellings) subject to providing an 

access road to adoptable standards, improved footway 

provision, provision of street lighting and re-location of 

30/60mph limit. 

Environment 

Agency 

Ms Deborah 

Hemsworth 








the aquifer. 


P/2004/0613 Outline application for residential development. Granted 6.9.2004d 

P/2007/0101. Residential development (renewal of P/2004/0613) Granted 2.4.2007. 

P/2010/0255 Renewal of P/2007/0101 for residential development. Pending s106 agreement. 


The site is within the settlement limit of Gresford and has planning permission for residential development pending a s106 agreement. It is therefore in the pipeline and has counted towards the future housing 

supply of the County Borough. No change to the deposit plan. 






Page 153



Current Use: Caravan Site 



GR32LDPAS: Bryn y Groes Hall, Chester Road, Gresford 

Community: 

Ward: 

Gresford 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Within settlement limits and already has planning approval 

(P/2005/0613). The site contains mature parkland trees and 

tree avenue along the drive to Bryn y Groes – now 

demolished. Historic character, features and important trees 

to be retained in any future master planning of the site. No 

Objection 

There is an existing consent on this site dating from 2007 

with pre commencement conditions. however there are 

some extremely high quality trees on site and excellent 

terrestrial GCN habitat as well as reptiles and birds. It would 

have to be an excellent scheme at low density probably only 

a couple of dwellings to avoid any ecological damage. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Community 


Mr M Paddock 

Gresford 


Sewerage: 




This site is already included. 


1. Site has planning permission 

therefore little can be done 

2. Development should take account of 

preferred strategy and biodiversity of 

site. 

3. Site has protected an unprotected 

species and habitats. 

Page 154

Trees 

Housing 

The site contains a number of mature high amenity trees, 

which are protected by TPO. However, there is an existing 

planning consent for the site, thus I cannot object to this site 

being proposed for development, subject to a full BS5837 



Support affordable housing or an element of affordable 

housing 

Environment 

Agency 

Ms Deborah 

Hemsworth 








the aquifer. 

Highways 

Support - The proposed development site has been 

previously assessed as suitable for a signifcant residential 

development subject to access being provided via a new 

roundabout off Chester Road. 


P/2002/0090 Outline application for residential development. Granted 10.6.2002 

P/2004/0614 Residential Development (renewal of P/2002/0090) Granted 26.7.2004 

P/2005/0613 Residential development (60 dwellings and associated roads, play area and demolition of existing house. Granted 14.1.2011 

P/2007/0100 Renewal of P/2004/0614 .Granted 2.4.2007 


The site is allocated in the UDP and has a valid planning permission for residential development. It is listed in appendix 3 (land with planning permission) and is already counted in the pipeline and future housing 

supply of the County Borough. No change to deposit plan. 






Page 155

Suggested site for development: GR33LDPAS: 1 Green Pastures Gresford 


Current Use: Garden/residential curtilage 


Area (Ha): 0.41 

Community: 

Ward: 

Gresford 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

No comments 

There are a number of trees and habitats on this site some 

survey is necessary 


Object - Will not support any additional development off Pont 

y Capel Lane given the inadequate visibility at the Pont y 

Capel Lane / Clappers Lane junction, inadequate 

carriageway widths and lack of street lighting and footway 

provision. 

CCW 

Mr G J Davies 



1. Outside settlement limits and 

contrary to preferred strategy. 

2. Private residential, rural and tranquil 

unspoilt area 

3. Unsuitable access 

4. Disturbance to residents during 

development. 

5. Precedent for further development. 

6. No established need 

7. Incursion into Green Barrier 

8. Impact on wildlife, trees and plants 

9. Impact on wider Church and 

Conservation Area 

10. Local schools at capacity 

11. Impact on settlement 

Page 156

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Community 


Mr M Paddock 

Gresford 

Environment 

Agency 

Ms Deborah 

Hemsworth 








found. 


None. 



Wrexham Town or the Western villages. The site has access, infrastructure (sewerage) and ecology constraints which would discourage development on the site and as a result is not considered suitable for 







Page 157




Proposed Use: Green Barrier 

Area (Ha): 0.29 

GR40EX: Rear of Marford Hall Farm Marford 

Community: 

Ward: 

Gresford 

Marford and Hosely 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

The proposed western boundary has logic, following the 

building edge. North of the buildings the boundary should 

take the centre line of the hedgerow (not accurately followed 

here). 


Conservation Allocation of this land as green barrier will offer protection to 

the setting of the listed building. 

Highways 


Community 


Mr M Paddock 

Gresford 

Support this proposal. 

2 1 Objection to exclude the site on the 


1. Limit follows natural boundary. 

2. Site satsifies prefferred strategy 

where infill permitted and would reflect 

existing settlement and is within close 

proximity to services and amenities. 

3. Sympathetic development would not 

detract from neighbouring properties. 

4. Maintain local character. 

5. No physical environmental or 

geological issues. 

6. Does not form part of an agricultural 

holding. 

7. No risk of flooding. 

8. Not Special Landscape Area or 

protected habitat, trees, woodlands or 

Page 158


None. 


The settlement limit has been drafted incorrectly in this location at the time of the deposit plan consultation. Change deposit plan to exclude site. 


This amendment in itself does not lead to development therefore should the Inspector be minded to exclude the land there would be no SEA/SA/Habitat Regs implications. 

hedgerows. 

9. Infrastructure already established. 

10. No buffer zones to neutralise this 

site. 

11. No unworked mineral resources. 

1 Support the exclusion of the site for 

the following reasons; 

1. No need to change boundaries and 

erode green barrier and area of 

outstanding beauty. 

2. Unsuitable access. 

3. Impact on septic tank. 

4. Paddock used as soakaway. 

5. Exclusion would comply with 

requirements and objectives of LDP. 

6. Impact on highway and pedestrian 

safety. 

Page 159



Current Use: Amenity 

Proposed Use: Paddock 

Area (Ha): 0.61 

GR41AS: Pikey Lane 

Community: 

Ward: 

Gresford 

Gresford 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Highways 

The B5445 Chester Road is a busy classified road subject of 

60mph speed limit. The existing field gate access is 3.4 m 

wide and any proposed access would require visibility splay 

of 2.4 x 215m to nearside edge in both directions in 

accordance with TAN 18. In the interests of highway saftey 

this access should be permanently closed. The most 

frequent used access to the paddock is off the unadopted 

road off Pikey Lane. Pikey Lane is a narrow unadopted road 

subject to 60mph speed limit but because of geometry likely 

speeds of 30mph. Visibility spays required 2.4 x 56m both 

directions to nearside edge in accordance with Manual for 

streets. Visibility can be relaxed to centre line in southerly 

direction given geometry. The access of unadopted road to 

Pikey Lane provides access to 5 dwellings and suffers from 

substandard visibility and can not accommodate the 

simultaneous passage of two vehicles. We would not 

Community 


Mr M Paddock 

Gresford 

This should be reatained as a rural area. 


1. Private road incapable of supporting 

further development. 

2. Drainage/Infrastructure not available. 

3. Substantial amount of suitable and 

available land within settlement. 

4. No established need in local area. 

5. Local schools at capacity. 

6. Incursion into Green Barrier. 

7. Unnecessary and unsuitable site for 

development. 

8. Paddock used for soakaway. 

9. Impact on highway safety 

10. Retained as Green Barrier. 

Page 160

support a development that resulted in an increased 

vehicular traffic use of a substandard access. 

Trees 

Ecology 

No objection to access of Pikey lane and integrated design 

with trees. Objection to access of Pikey Lane given impact 

and loss of trees. 

Pony Paddock. No issues. 


None. 


The site is located on the edge of Gresford in a western village area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has trees and access constraints which would discourage development on the site and as a result is not considered suitable for 







Page 161

Suggested site for development: GWE01LDPAS: Summerhill Road, Gwersyllt 

Settlement: Gwersyllt/Summerhill/Rhosrobin/Bradley 

Current Use: Disused 


Area (Ha): 1.16 

Community: 

Ward: 

Gwersyllt 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside, Green Barrier, SLA and woodland cover; 

this ridgeline sits above the Moss Valley and is a largely 

rural and undeveloped. This is unusual within the locality 

where the western villages have traditionally developed 

along ridgelines and hillsides in the pursuit of coal. Within 

regional views from the east, urban development along 

ridgelines and elevated ground is a prominent characteristic 

of the authority, separated by green valleys. Landscape and 





This site is covered in trees and also has a Japanese 

knotweed problem. It is not suitable for development 

CCW 

Mr G J Davies 






4 Objections to the site for the following 

reasons; 

1. Impact on settlement limit. 

2. Lack of information. 

3. Access unsuitable from Chestnut 

Court 

4. Green Belt land should be protected. 

5. Spoil character of the area. 

6. Impact on wildlife and protected 

trees. 

7. Impact on highway safety. 

8. Number of allocated sites within 

Gwersyllt and Summerhill 

9. Volume of traffic on existing roads 

significantly increased over last few 

years and would be unable to support 

increase in traffic movements. 

Page 162

Trees 

Housing 

The site contains a number of high amenity trees, which are 

protected by TPO. This would preclude development on vast 

part of the southern part of the site, however there is 

potential for small scale development on the northern part of 

the site, subject to a BS5837 assessment and high quality 

trees being incorporated into the development design. 


Welsh Water 

Mr Paul Brown 

Sewerage: 




current 5 year capital investment programme and if 

this site is to be developed in advance of regulatory 

improvements, developers may be required to fund 

the essential improvements. 

Highways 

Support - concerns over the local highway network but the 

site could be suitable for development subject to the prior 

submission of a traffic impact assessment 





Community 


The site is outside the settlement limit. 

Mr Keith Bryan 

Gwersyllt 


None. 


The site is located on the edge of Summerhill/Gwersyllt in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has trees, ecology, infrastructure (sewerage) constraints which would discourage development on the site and as a result is not 








Page 163

Suggested site for development: GWE15LDPAS: Land off Llay New Road, Rhosrobin 




Ward: 

Gwersyllt East and South 












Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 



open pasture fields with hedgerows; has value in maintaining 

openness and providing rural views and character along New 

Llay Road and from residential property. Recommendation: 

discount site 

This site is mostly improved pasture (that I can see) there 

are however good hedgerows on site which should be 

protected given the presence of GCN in adjacent site. 

No objection subject to important hedgerows being 


No reasons stated 

CCW 

Mr G J Davies 

CCW 

Mr G J Davies 








1. Site outside settlement/green field 

area and has limited local facilities. 

2. Roads are insufficient to cater for 

additional traffic. 

3. Large amount of development with 

inadequate infrastructure has resulted 

in too many houses and too much 

traffic. 

4. Contrary to Plans preferred strategy 

to develop underused or vacant land 

within existing settlement limits. 

5. Harm natural heritage and 

settlement character and pattern. 

6. Contrary to Wales Spatial 

Plan/Community Strategy/ Tree and 

Woodland Strategy. 

Page 164

Highways 

Object - not suitable for development due to the site being 

in an unsustainable location 

Local Member 

Councillor D J 

Griffiths 

Gwesyllt 

East/South 

CE1: Site outside the settlement limit within green 

barrier and open countryside between Rhosrobin 

and Pandy and contrary to strategy set out by 

Council. Rhosrobin and Pandy has its own unique 

community and should be protected. This plan does 

not comply with Plan and allocations which are 

coherent and does not identify any need for more 

sites. Gwersyllt has seen large increase in housing 

development over last few years and any further 

strain could mean greater problems. To build and 

develop this site within green barrier does not serve 

any sense of purpose. 

CE2: The inclusion of this alternative site is not 

realistic and would go against the deposit plan. It 

does not comply with the strategy because its 

outside settlement and there is no evidence 

showing the need for more residential land 

allocation in this area. 

7. Negative impact on drainage. 

8. Impact on public footpath 

9. It would allow infill development and 

coalescence of settlements. 


11. Harm quality of life. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 





Local Member 

Councillor E C 

George 

Gwersyllt 

East/South 

Object - 

- Site lies outside of the green barrier in open 

countryside therefore goes against the plan strategy 

- Does not comply with the current coherent plan 

- Gwersyllt has seen a large increase in housing 

development putting a strain on the community 

infrastructure. 

- site is not realistic 

- no evidence of need for more residential land 

allocations in the area 

Page 165

Community 



Gwersyllt 



P/2010/1014 Cemetry Extension Granted 27.1.2011 

SO/2010/001 Screening opinion for extension to cemetery 7.1.11 


The site is located on the edge of Rhosrobin in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham town or the Western villages. In addition, the site has planning history and access, ecology, landscape and infrastructure (sewerage) constraints which would discourage development on 

the site and as a result is not considered suitable for allocation.There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are 

other sites on the edge of settlement which would be more suitable than this one for such development and / or the site constraints could not be overcome to allow development in this area. No change to deposit 

plan. 






Page 166

Suggested site for development: GWE16LDPAS: Land off Bottom Road, Summerhill 



Proposed Use: Mixed Use (Care, Extra Care, Residential and Leisure) 

Area (Ha): 2.12 

Community: 

Ward: 

Gwersyllt 

Gwersyllt North 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Development of this site would represent a liner extension of 

Gwersyllt along the upper hillside slopes alongside a narrow 

country lane. Highway improvements would be necessary 

resulting in a loss of hedgerows, road widening, kerbs, street 

lights pavements – urbanisation and cumulative loss of rural 

character. Location is not sustainable for proposed uses. 

Recommendation: discount site 

On previous applications/enquiries for field access on the 

opposite side of the road highways have requested 

unacceptably large visibility splays. These hedges are very 

important and old and unless access can be gained without 

additional hedgerow loss development is not desirable. 

CCW 

Mr G J Davies 







1. Site extends beyond and would 

harm existing settlement limit. 

2. Sufficient land is allocated within 

LDP. 

3. Stretched utility services and 


4. Loss of pastureland, wildlife, ancient 

trees, archaeology and protected 

species. 

5. Adequate supply within settlement 

limit. 

6. Harm green belt and outstanding 

area of natural beauty. 

7. Inadequate access and roads. 

8. Set precedent for further 

development 

Page 167

Trees 

Housing 

Highways 

Could be developed, however this is dependent on 

satisfactory access being provided which doesn't result in 

the loss of hedgerows. 


Object - the site is not considered suitable due to the 

substandard highway network giving access to the site. 

Welsh Water 

Mr Paul Brown 

Sewerage: 








9. Harmful visual impact. 


11. Unnecessary and unsustainable 





Community 




Gwersyllt 


None 


The site is located on the edge of Summerhill in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has ecology, access and infrastructure (sewerage) constraints which would discourage development on the site and as a result 

is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of 







Page 168

Suggested site for development: GWE17LDPAS: Land West of Old Hall Farm, Summerhill 




Ward: 



Area (Ha): 0.82 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Development of this site would represent a liner extension of 

Gwersyllt along the upper hillside slopes alongside a narrow 

country lane. Highway improvements would be necessary 

resulting in a loss of hedgerows, road widening, kerbs, street 

lights pavements – urbanisation and cumulative loss of rural 

character. Location is not sustainable for proposed uses. 


Semi improved grassland with good hedgerows, 

development on this site would be dependant on surveys 

and the ability to gain access without removal of large 

sections of hedgerows. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














harm existing settlement limit. 


LDP. 



4. Loss of pastureland, wildlife (wildlife 

corridors), ancient trees, archaeology 

and protected species. 


limit. 



7. Inadequate access and roads 

harmful impact on highway safety. 


Page 169

Trees 

Housing 

Highways 

Good quality trees at rear of site, which precludes 

development for a portion of the site. Good quality hedgerow 

on road frontage, which would have to be removed in its 

entirety to provide access visibility splays, hence the 

objection to the proposal to include this site as an alternative 

site in the LDP. 


Object - The site has a substandard highway network giving 

access to the site 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 









found. 


development 




12. Cumulative amount of development 

in this area. 

13. Impact on leisure activities. 

Gwersyllt 


None. 


The site is located outside the settlement limit of Summerhill (western village) but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has ecology, trees, infrastructure (sewerage) and access constraints which would discourage development on the site and as a 

result is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the 

edge of settlement which would be more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 






Page 170

Suggested site for development: GWE18LDPAS: Land at Old Hall Farm, Summerhill 




Ward: 



Area (Ha): 14.15 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 


land classification (best and most versatile); hillside position 

seen within views from the Mold Road; open pasture fields 

with hedgerows, some mature trees; field pond and remote 

farm buildings at the centre of, but excluded from this site; A 

strategic area of open landscape on the northern 

approaches to Gwersyllt. Road access by a narrow country 

lane and railway barrier to links onto the A541 are likely to 

be a major highways constraints. Highway 'improvements' 

are likely to be damaging to rural character. 


Improved and semi improved grassland, surrounded by 

some excellent hedgerows and mature trees, surveys would 

be required and any development dependant on retaining 

features of interest. 

CCW 

Mr G J Davies 








harm existing character of settlement 

limit. 


LDP. 



4. Loss of pastureland, wildlife (wildlife 

corridors), ancient trees, archaeology 

and protected species. 


limit. 



7. Inadequate access roads and 

pavements harmful impact on highway 

Page 171

Trees 

Housing 

Highways 

Good quality trees and hedgerows present. These may 

influence potential access points into the site, which may 

preclude development. If the access problems can be 

resolved, a full BS5837 assessment will be required and 

high quality trees and hedgerows should be incorporated 

into the development design. 


Object - The site has a substandard highway network giving 

access to the site 

Welsh Water 

Mr Paul Brown 

Sewerage: 












safety. 


development 





in this area. 


14. Inadequate sewerage systems. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

According to our records, these large sites are very 

close to the Gwersyllt PLC landfill site. We would 

therefore advise consultation with your 

Environmental Health and Building Control 

Departments for advice on whether this site may be 

allocated. 

The sites adjoin a sewered area and are located on 

a Secondary A aquifer. For sites of this size, we 

would expect connection to the mains foul 

sewerage system. We would therefore advise 

consultation with the local sewerage undertaker to 

ensure there is sufficient capacity in the current 

system in this area to accept the increased flow 

which would arise from this site prior to allocation. 

Community 




Gwersyllt 




The site is located on the edge of Summerhill in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has ecology, trees, infrastructure (sewerage) and access constraints which would discourage development on the site and as a 








Page 172

Suggested site for development: GWE25LDPAS: Gwersyllt Hill, Moss Valley 


Current Use: Live Stock 


Area (Ha): 1.14 

Community: 

Ward: 

Gwersyllt 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside, Green Barrier and SLA; this ridgeline sits 

above the Moss Valley and is a largely rural and 

undeveloped. This is unusual within the locality where the 

western villages have traditionally developed along 

ridgelines and hillsides in the pursuit of coal. Within regional 

views from the east, urban development along ridgelines and 

elevated ground is a prominent characteristic of the 

authority, separated by green valleys. Landscape and 





Mostly improved pasture with some scrub requires survey. 

Local Member 


Arfon Jones 


CCW 

Mr G J Davies 

Object on the basis that the site is greenfield land 

outside of the settlement 








harm existing character of settlement 

limit. 


LDP. 



4. Loss of arable farmland, wildlife 

(wildlife corridors), ancient trees, 

archaeology and protected species. 


limit and Summerhill already highly 

populated. 



7. Inadequate access roads and 

Page 173

Trees 

Housing 

Highways 

TPO trees to the rear of the site on adjacent land will impact 

on the available space for development, however the site 

can be developed. 


Objects - substandard footway provision and inadequate 

carriageway widths on approach to the site makes it 

unsuitable for sizeable development, however could be 

suitable for a single dwelling. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 












According to our records, this site is within 

250metres of the Moss Tip landfill site. We would 




allocated. 

pavements and harmful impact on 

highway safety. 


development 





in this area. 


14. Inadequate sewerage systems. 


16. Previous permission refused on 

this site. 

Community 




Gwersyllt 


P/2002/0894 Construction of field shelter, hay shleter, siting of touring caravan and construction of new vehicular access (in retrospect) Granted 7.10.2002 

P/2004/0686 Agricultural Notification for erection of shed for use as storage for machinery and sheep and horse shelter Objection 14.6.2004. 

P/2010/0429 Agricultural buildings for produce and livestock. Granted 30.6.10 


The site is located outside the settlement limit of Gwersyllt (western village) but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham town or the Western villages. In addition, the site has ecology, trees, infrastructure (sewerage), landscape and access constraints which would discourage development on the 

site and as a result is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other 







Page 174

Suggested site for development: GWE27AS: Land north west of Mold Road, Cefn y Bedd, Wxm 



Current Use: unused agricultural 

Ward: 


Proposed Use: Residential/Business 

Area (Ha): 1.34 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open countryside; significant mature lime trees and stone 

retaining wall along the site boundary have valuable visual 

character and contribute to sense of place; field level is 

some 1 to 1.4m higher than road level; access and highway 

sightlines requirements would be very invasive, removing 

trees, stone wall, major earthworks and regrading work, with 

detrimental impact upon landscape character. 


The site is surrounded by trees, some of which are high 

quality and potential bat roosts. The site presents good 

opportunity for foraging bats and badgers. Surveys needed. 

High quality trees for the entire site frontage, thus access 

cannot be achieved, without the significant removal of 

mature high amenity trees. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 






Sewerage: 





1. One of few meadows remaining. 

2. Access from Bithels Lane unsuitable. 

3. Lack of need. 

4. Significant highway safety concerns. 

5. Detrimental impact on visual 

amenity. 

6. Outside settlement limit and contrary 

to preferred strategy. 

7. Harm natural heritage, infrastructure 

and settlement pattern. 

8. Loss of natural pastureland, ancient 

trees, and endangered species. 

9. Insufficient information 

Page 175

Housing 

Highways 

Ribbon development 

Objects - Not suitable for residential due to its unsustainable 

location. However it could be supported as a small scale 

business development subject to provision of a traffic impact 

assessment. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

These sites all lie on a Secondary A aquifer and are 

just outside, although adjacent to, sewered areas. 

If at all possible (and particularly for the third site 

because of its size), we would prefer connection to 

the mains sewer but, if this is not possible, careful 


drainage could be disposed of without causing 

detriment to the aquifer. 

Flintshire 



Mr Adrian 

Walters 

Site forms narrow wedge of land on western side of 

Mold Road, adjacent to the junction that lead to 

Syddalt and Summerhill. Syddalt has a compact 

shape as defined by settlement boundary and site 

forms open tract of land which relates poorly to 

form and pattern of development that would erode 

open character and appearance of key transport 

corridor between Flintshire and Wrexham. 

Vehicular access would necessitate removal of 

attractive stone wall, embankment and mature 

trees and would be harmful to locality. Although this 

land is not designated itself, land either side of the 

A541 is designated as Special Landscape Area and 

is protected under Policy P33 of the LDP. Flintshire 

County Council has delineated the settlement 

boundary of Cefn y Bedd to prevent further urban 

sprawl and Wrexham LDP appraoch at Syddalt is 

supported. 

Community 




Gwersyllt 


None. 


The site is located on the edge of Cefn y Bedd in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham town or the Western villages. In addition, the site has ecology, trees, landscape and access constraints which would discourage development on the site and as a result is not 




The representor has presented additional information in relation to the SA/SEA appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. No information has been 



Page 176

Suggested site for development: GWE28AS: Livery Stables, Summerhill, Gwersyllt, Wrexham, 



Current Use: Garden and drive to existing dwelling 

Ward: 



Area (Ha): 0.264 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

There have been a number of previous residential 

applications on the site which have progerssed on the basis 

of maintaining the openness of the Green Barrier. As such 

the open landscaped grounds and undeveloped frontage are 

a valuable contribution within local views and help contribute 

to a rural character and openness along this section of 

Summerhill Road - a quality which should be retained. 

Recommendation: Green Barrier provides an important 

function within this locality and this site should be discounted. 

Previously developed and improved grassland, no obvious 

constraints. 

CCW 

Mr G J Davies 






3 Objections to the site for the following 

reasons; 

1. Numerous allocated sites within 

Summerhill and Gwersyllt. 

2. Roads unsuitable to cater for 

additional traffic 

3. Beyond settlement limit and within 

Green Barrier. 

4. Green Barrier should be retained. 

5. Harm character of area. 

6. Contrary to preferred strategy. 

7. No evidence of need in this area. 

8. Flooding issues 

9. Access would be difficult and 

dangerous 

10. No employment opportunities in 

this area to support increased 

Page 177

Trees 

Housing 

Highways 

TPO Oak tree present, however the site benefits from an 

existing planning permission for development, thus no 

objections to the inclusion for development, subject to 

incorporation of the TPO tree into development design. 


Support - Suitable for residential development subject to 

provision of visibility splays, road widening and footways 

Welsh Water 

Mr Paul Brown 

Sewerage: 












population. 

11. Brownfield sites within settlement 

limit have been allocated. 


Environment 

Agency 

Ms Deborah 

Hemsworth 









Community 




Gwersyllt 


P/2003/1118 Demolition of exitsing buildings (commercial and residential) Outline application for erection of newe dwellings, alteration to vehicular and pedestrian access and improvements to site access 

20.11.2003 

P/2007/0649 Demolition of existing dwelling and light industrial units and erection of 11 dwellings. Granted 3.9.2007 

P/2008/0348 Eerction of 3 dwellings and repositioing of previously approved garages. Granted 2.6.2008 

P/2008/0711 Additional dwelling with garage adjacent to site entrance (Lodge House) Refused 18.7.2008 


The site is located on the edge of Summerhill/Gwersyllt in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to 

regenerate brownfield land in either Wrexham Town or the Western villages. In addition, the site has trees, landscape and infrastructure (sewerage) constraints which would discourage development on the site 

and as a result is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites 

on the edge of settlement which would be more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 





Page 178

Suggested site for development: GWE29AS: Land north of Rhosrobin, Wrexham 




Area (Ha): 2.61 

Community: 

Ward: 

Gwersyllt 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 



open pasture fields with hedgerows; has value in maintaining 

openness and providing rural views and character along New 

Llay Road and from residential property. Recommendation: 

discount site 

The field is improved pasture but with the GCN record the 

north, site will require RAMS and compensation/ habitat 

improvement measures. 


Object - The site is not considered suitable for development 

due to its unsustainable location 

CCW 

Mr G J Davies 

GCN within 250m of site.There are concerns with 

cumulative impact of developments in Gwersyllt 

area including Summerhill, Rhosrobin, Pentre 

Broughton and Bradley, given loss of green wedge 

barrier and impact on wildlife corridors. 


1. No local infrastructure, open space 

and poor lighting in Rhosrobin. 

2. Roads unsuitable to cater for 

additional traffic 

3. Beyond settlement limit and within 

Green Barrier. 

4. Green Barrier should be retained. 

5. Harm character of area. 


7. No evidence of need in this area and 

therefore unecessary. 

8. Flooding issues and negative impact 

on drainage. 

9. Access would be difficult and 

dangerous 

10. No employment opportunities in 

Page 179

Local Member 


Griffiths 

Gwesyllt 

East/South 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Local Member 


George 

Gwersyllt 

East/South 

Community 



Gwersyllt 

CE1: Outside settlement limit within green barrier of 

open countryside between Rhosrobin and Bradley 

which both have unique community quality that 

should be protected. This site is contrary to strategy 

and allocations within the Plan. The Plan is 

coherent an does not identify any additional need 

for more sites. Gwersyllt seen large increase in 

housing development which has placed strain on 

the local community and further development would 

cause greater problems. To propose building in this 

green barrier beyond the settlement limit shows no 

sense of purpose. 


realistic and would contravene deposit plan. It does 

not comply with strategy because its outside 

settlement. There is no evidence of need for more 

residential land allocation in this area. 

Sewerage: 












Object - 

- Site lies outside of the green barrier in open 

countryside therefore goes against the plan strategy 

- Does not comply with the current coherent plan 

- Gwersyllt has seen a large increase in housing 

development putting a strain on the community 


- site is not realistic 

- no evidence of need for more residential land 



this area to support increased 

population. 

11. Brownfield sites within settlement 

limit have been allocated. 


13. Settlement has been 

overdeveloped. 

14. Contrary to Plan and Plan's 

strategy, Wales Spatial Plan, 

Community Strategy and Tree and 

Woodland Strategy. 

15. Impact on quality of lives of existing 

residents. 

16. Not realsitic. 

17. Loss of farmland 


Page 180

P/2002/0597 Outline application for erection of 1 dwelling. Refused. 2.8.2002 (Reasons summarised as follows) 

1. Inadequate shared access 

2. Impact on amenity from increased traffic generation. 

P/2002/0664 Outline application for residential development and construction of new vehicular access Refused 9.8.2002 

P/2002/1220 Outline application for residential development and construction of new vehicular access. Refused 6.1.2003 

P/2004/0326 Outline application for erection of 2 dwellings. Refused 29.4.2002 


The site is located on the edge of Rhosrobin in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has planning history and ecology, access and landscape constraints which would discourage development on the site and as a 







Page 181

Suggested site for development: GWE30AS: Land to the North of Oak Close, Bradley, Wrexham 




Ward: 



Area (Ha): 1.33 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Trees 

Landscape 

Ecology 

Housing 

Objection. Potential issues with access and TPO trees and 

significant impact. 

Open countryside; Open hillside seen as a back drop within 

views from the Llay Road and valuable in contributing to the 

rural character of this corridor. Residential development 

beyond is only just seen creeping over the skyline and is not 

overly prominent. Residential development of the site would 

be highly intrusive. Recommendation: Discount site 

Land appears to be of high ecological value but is in need of 

survey. Part of the site is undevelopable due to buffer 

requirement of watercourse. 


CCW 

Mr G J Davies 







1. Green Barrier location. 

2. Busy road, issues of highway safety 

for road users and pedestrians. 

3. Steep sloping site to river and 

potential instability. 

4. Mains drains crossing the site. 

5. Set the precedent for further 

development. 


7. Contrary to Plans strategy 

8. No evidence of need for more 

housing allocations. 

9. One of few remaining green spaces 

that should be retained for wildlife, flora 

and fauna. 

10. Outside settlement limit. 

Page 182

Highways 

Object - Not suitable for residential development due to 

problems in providing a safe access into the site and the site 

is in a unsustainable location. 

Local Member 


Griffiths 

Gwesyllt 

East/South 

Comments: 

CE1: This alternative site does not comply with 

present plan and allocations which are coherent 

and shows no need for more sites. It is outside 

settlement limit. Gwersyllt seen large increase in 

housing development which has put great strain on 

community infrastructure and further strain would 

create further problems and does not conform with 

the preferred strategy. The proposed area of land is 

too steep for any residential development and 

would spoil the natural beauty of the River Alyn 

valley and its wildlife including family of buzzards 

and this uniterrupted area leading to Alyn Waters 

County Park. 

11. Harmful impact on wildlife. 

12. Loss of agricultural land. 

13. Not realistic. 



does not conform with strategy because its outside 

settlement and there is no evidence showing the 

need for more residential land allocation in this area. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 





Local Member 


George 

Gwersyllt 

East/South 

Object 

- Does not comply with the present plan strategy 

and allocations 

- no need for more sites and is outside of the 


- Gwersyllt has seen significant growth, 

infrastructure is at capacity 

- the land is too steep and would spoil the natural 

beauty of the River Alyn valley. 

- the site is not realistic 

- no evidence of need for more residential 


Page 183

Community 



Gwersyllt 



P/2006/1214 Creation of new vehicular access and erection of monitoring kiosk Granted 14.12.2006 


The site is located on the edge of Bradley in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has trees, ecology, access and landscape constraints and a public sewer crosses the site which would discourage development on the 

site and as a result is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other 






Page 184

Suggested site for development: GWE31AS: Land to the East of Sherbourne Avenue, Bradley, Wrexham 




Ward: 



Area (Ha): 0.61 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Open countryside adjacent to the settlement limits; a low 

undulating ridgeline runs perpendicular to the site. 

Development of the southern end of the site would therefore 

intrude into the valley to the south and be seen within views 

from a public footpath within SLA and Wildlife site (increases 

sensitivity of viewpoint). The site is also too narrow to 

accommodate urban/ rural edge tree and hedgerow planting 

which would be necessary to help integrate the 

development. Recommendation: discount site 

Nothing obvious but surveys required. 


CCW 

Mr G J Davies 








2. No requirement or evidence for 

additional allocations and serves no 

purpose. 

3. Settlement limits need to protect 

green barriers. 

4. Not realistic. 

5. Settlement significantly expanded in 

recent years and infrastructure at 

saturation point. 

6. Site is beyond settlement limit and 

within green barrier. 

7. Impact and loss of village identity. 

8. Impact on wildlife. 

9. Further pressure on infrastructure. 

10. Existing sewerage problems would 

Page 185

Highways 

Object - the site is not considered suitable for residential 

access as there is no access to the highway 

Local Member 


Griffiths 

Gwesyllt 

East/South 

Comments: 

CE1: The inclusion of this narrow strip of land 

serves no purpose to extending the settlement limit 

and does not conform with the preferred strategy. 

The present plans and allocations form a coherent 

strategy that meets future requirements without 

adding more sites either inside or outside the 

settlement limit. Settlement limits are there to 

protect our green barriers and Gwersylt has in 

recent years seen large increase in residential 

building which has saturated local infrastructure. 

The acceptance of this alternative site outside 

settlement limit and within green barrier has no 



realistic and would go against the deposit plan, it 


outside settlement limit. There is no evidence of 

need for more residential allocations in this area. 

become worse. 

11. Loss of grazing land. 

12. No suitable access. 


development. 


15. Impact on natural heritage and 

settlement pattern. 

Welsh Water 

Mr Paul Brown 

Sewerage: 




Local Member 


George 

Gwersyllt 

East/South 

Object 

- Does not conform with the preferred strategy 

- Present plan and allocations are coherent meeting 

the future requirements without adding any more 

site sinside or outside of the settlement limit. 

- Settlement limits are there are to prtoect our 

green barriers and Gwersyllt has in recent years 

seen a large increase in building placing the 

infrastructure at saturation point. 

- Inclusion of the site is not realistic, runs against 

the plan and its strategy 

- no evidence for more residential land allocations 

in this area 

Community 




Gwersyllt 


None. 



Page 186

land in either Wrexham Town or the Western villages. In addition, the site has ecology, access and landscape constraints which would discourage development on the site and as a result is not considered 







Page 187

Suggested site for development: GWE32AS: Land between Beech Avenue and Llay New Road (B5425), Bradley, Wrexham 




Ward: 



Area (Ha): 2 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Open countryside; Open hillside seen as a back drop within 

views from the Llay Road and valuable in contributing to the 

rural character of this corridor. Residential development 

beyond is only just seen creeping over the skyline and is not 

overly prominent. Residential development of the site would 

be highly intrusive. Recommendation: Discount site 

Whilst the majority of the site is improved pasture there is a 

good hedgerow on the Llay new road and a mature mid-field 

tree. A survey is required for badgers, bats etc, but I would 

imagine that most of the site is developable. 


CCW 

Mr G J Davies 







1. Not in accordance with the strategy; 

2. Inadequate infrastructure; 

3. Adverse impact on character and 

appearance of the area; 

4. Harm natural environment; 


6. Flooding issues; 

7. Land slippage issues; 

8. Highway concerns - additional traffic 

and increased accident rates; 

9. Overlooking of existing residents 

properties; 

10. Outside settlement limit; 

11. Loss of green barrier; 

12. Present plan and allocations are 

Page 188

Highways 

Object - the site is unsuitable due to concerns over the 

accident history on Llay New Road and the site is in an 

unsustainable location. 

Local Member 


Griffiths 

Gwesyllt 

East/South 

Comments: 



and shows no need for more sites. It is outside 

settlement limit. Gwersyllt seen large increase in 

housing development which has put great strain on 

community infrastructure and further strain would 

create further problems and does not conform with 

the preferred strategy. The proposed area of land is 

too steep for any residential development and 

would spoil the natural beauty of the River Alyn 

valley and its wildlife. 

realistic; 



does not conform with strategy because its outside 

settlement and there is no evidence showing the 

need for more residential land allocation in this area. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 





Local Member 


George 

Gwersyllt 

East/South 

Object 

- Does not comply with the present plan strategy 

and allocations 

- no need for more sites and is outside of the 


- Gwersyllt has seen significant growth, 

infrastructure is at capacity 

- the land is too steep and would spoil the natural 

beauty of the River Alyn valley. 

- the site is not realistic 

- no evidence of need for more residential 


Page 189

Community 



Gwersyllt 



None. 


The site is located on the edge of Bradley which is a western village but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has trees, ecology, access and landscape constraints and the site is crossed by a public sewer which would discourage development on 

the site and as a result is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are 

other sites on the edge of settlement which would be more suitable than this one for such development and the site constraints could not be overcome to allow development in this area. No change to deposit plan. 





Page 190

Suggested site for development: GWE33AS: Land to the South of Maes Celyn to Ty Newydd, Hollybush Terrace, Glan Llyn Road and Hollybush C 




Ward: 

Gwersyllt South and East 


Area (Ha): 1.45 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

Open countryside adjacent to the settlement limits; a low 

undulating ridgeline runs parallel to the site further to the 

south and provides an attractive rural backdrop to existing 

residential views. Development of the site would 

detrimentally impact upon these views. Recommendation: 

discount site 

GCN RAMS and enhancements required, I would subject 

that the hedge is retained and enhanced. 


Object - The site is unsuitable for development due to 

concerns over the accident history on Llay New Road and its 


CCW 

Mr G J Davies 







1. Outside of the settlement limit; 

2. Highways concerns - access and 

increased traffic; 


4. Does not comply with the strategy; 

5. No evidence of need for further 

housing to be developed in this area; 

6. Loss of green barrier; 

7. Current plan and allocaitons are 

coherent and relaistic; 


9. Schools in the area are at capacity: 

10. Impact on amenity of adjoining 

occupiers; 

Page 191

Local Member 


Griffiths 

Gwesyllt 

East/South 

Welsh Water 

Mr Paul Brown 

Comments: 

CE1: The inclusion of this narrow strip of land 

serves no purpose to extending the settlement limit 

and does not conform with the preferred strategy. 

The present plans and allocations form a coherent 

strategy that meets future requirements without 

adding more sites either inside or outside the 

settlement limit. Settlement limits are there to 

protect our green barriers and Gwersylt has in 

recent years seen large increase in residential 

building which has saturated local infrastructure. 

The acceptance of this alternative site outside 

settlement limit and within green barrier has no 



realistic and would go against the deposit plan, it 


outside settlement limit. There is no evidence of 

need for more residential allocations in this area. 

Sewerage: 



development. 







proceeding. 





Local Member 


George 

Gwersyllt 

East/South 

Object 

- Does not conform with the preferred strategy 

- Present plan and allocations are coherent meeting 

the future requirements without adding any more 

site sinside or outside of the settlement limit. 

- Settlement limits are there are to prtoect our 

green barriers and Gwersyllt has in recent years 

seen a large increase in building placing the 

infrastructure at saturation point. 

- Inclusion of the site is not realistic, runs against 

the plan and its strategy 

- no evidence for more residential land allocations 

in this area 

Page 192

Community 



Gwersyllt 



None. 



land in either Wrexham Town or the Western villages. In addition, the site has ecology, access and landscape constraints and the site is crossed by a public sewer which would discourage development on the 

site and as a result it is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other 






Page 193

Suggested site for development: GWE34AS: Land North of New Rhosrobin, Wrexham 




Ward: 













Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

No objection 

Within 500m of GCN so some land should be set aside for 

mitigation but development possible on site. 


Object - Inadequate site frontage to provide safe access 

and also inadequate footway provision in proximity of the site. 

CCW 

Mr G J Davies 

Local Member 


Griffiths 

Gwesyllt 

East/South 






CE1 - Outside settlement limit and within green 

barrier between Rhosrobin, Gwersyllt and Bradley. 

All have their own unique community which should 

be protected. Site is contrary to the Plan's 

strategy. Any further development would put a 

strain on community infrastructure. 

CE2 - No evidence for the need of additional 

housing in this area. 


1. Impact on Wildlife: 

2. Highways issues - increased traffic, 

impact on entrance to Glan Aber Court; 


4. Contrary to preferred strategy; 

5. Outside of settlement limit; 

6. Increased pressure on services, 

amenities and facilities; 

7. Flooding issues; 

8. Impact on green barrier; 

9. No evidence of need for further 

residential land in this area; 

10. Current allocations are realistic and 

coherent; 

Page 194

Welsh Water 

Mr Paul Brown 

Community 



Gwersyllt 

Sewerage: 






None 


The site is located on the edge of Rhosrobin which is a western village but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has ecology and access constraints which would discourage development on the site and as a result is not considered suitable 







Page 195

Suggested site for development: GWE35AS: Land at Bottom Road and west of Old Hall Farm, Summerhill, Wrexham 




Ward: 


Proposed Use: OAP Care Village/Residential 

Area (Ha): 17.5 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 


land classification (best and most versatile); hillside position 

seen within views from the Mold Road; open pasture fields 

with hedgerows, some mature trees; field pond and remote 

farm buildings at the centre of, but excluded from this site; A 

strategic area of open landscape on the northern 

approaches to Gwersyllt. Road access by a narrow country 

lane and railway barrier to links onto the A541 are likely to 

be a major highways constraints. Highway 'improvements' 

are likely to be damaging to rural character. 


This site has some excellent trees and hedgerows. 

Development on the eastern side might be possible subject 

to access being possible without removing large parts of 

hedgerow. 

Environment 

Agency 

Ms Deborah 

Hemsworth 


close to the Gwersyll PLC landfill site. We would 




allocated. 










1. Contrary to plans spatial strategy; 

2. Existing allocations are coherent 

and realistic; 


4. Highways issues - increased traffic 

and inadequate roads; 


6. Loss of agricultural land; 

7. Impact on existing amenities, 

services and facilities; 

8. GP can not take any further patients: 

9. Impact on local character of the 

area; 

10. Impact on archaeology; 

11. Impact on SLA; 

Page 196

Trees 

Housing 

Parts of site developable, with parts being not developable 

due to constraints posed by trees and hedges. The 

acceptability of the site for development depends on where 

the access will be sited. 


Environment 

Agency 

Ms Deborah 

Hemsworth 


close to the Gwersyllt PLC landfill site. We would 




allocated. 

Highways 

Object - the site is unsuitable due to the substandard 

highway network giving access to the site. 









Community 




Gwersyllt 




The site is located on the edge of Summerhilll which is a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. In addition, the site has ecology, trees and access constraints which would discourage development on the site and as a result is not considered 




The representor has not presented additional information in relation to the SA/SEA appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. No information has 

been supplied with regards to the Habitats Regulations. 


Page 197

Suggested site for development: GWE36AS: Land at Alyn Waters Park, Delamere Ave, Gwersyllt 



Current Use: Open Countryside 

Ward: 


Proposed Use: Education/Recreation 

Area (Ha): 3.83 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Site already has planning approval for a Welsh Medium 

School P/2010/0881. Recreational links, openspace and 

landscape character is important to incorporate within any 

future site development. Limited building development, 

playing fields and planting is compatable with these 

objectives. 

no obvious ecological constraints 

CCW 

Mr G J Davies 







1. Loss of possible wildlife habitat; 

2. Contrary to Plans strategy; 

3. Outside of settlement limit; 

4. Conflicts with SLA; 

5. Loss of open space in Alyn Waters 

Country Park, contrary to national 

policy; 

Trees 





Highways 

Support- the site is suitable for development 

Page 198

Local Member 


Griffiths 

Gwesyllt 

East/South 

Comments: 



and shows how proposed sites can be 

accommodated with the settlement limit. The site is 

outside settlement limit, and forms green open 

space associated with Alyn Water's Country Park. It 

is an area that has been uses for recreational 

activities, family walks, kit flying, horse gymkhanas, 

football pitches which only ceased last year with 

club folding. The inclusion of this site would 

detrimentally harm peace and tranquillity of the 

Alyn Waters County Park and would go against 

County Borough and WAG policies on protecting 

open spaces. 

CE2: Proposals conflict with preferred plan, the 

deposit plan and does not conform with the strategy 

because its outside settlement limit. It is within 

500m of a brownfield site which would comply with 

the preferred plan and cohesive strategy. 

Welsh Water 

Mr Paul Brown 

Community 



Gwersyllt 

Sewerage: 






P/2010/0881 - Outline for Welsh medium school. Granted 26.01.11 


The site is located on the edge of Gwersyllt in a western village area but does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. The site also has planning permission for a welsh medium school (planning application P/2010/0881) which could be jeopordised if allocated for any other use 

. No change to deposit plan. 





Page 199

Suggested site for development: GWE37AS: Queens Head, Glan Llyn Road, Bradley 




Ward: 

Gwersyllt East and South ED 


Area (Ha): 1.25 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 

Highways 

No objection subject to tree retention and townscape/ 

landscape enhancement 






Suitable for affordable housing within settlement 

Support - the site is suitable for development 

Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

No comments made 






Sewerage: 





1. The site is in the green barrier; 


3. Poor land drainage, sewerage 

drains are located on the site and any 

new development would overload the 

existing system; 

4. Access concerns - Llay New Road 

is dangerous. 

Page 200

Community 



Gwersyllt 



P/2010/0266 - Outline residential. Withdrawn. 

P/2010/0871 - Outline residential. Granted. 


The site is in the settlement limit of Bradley and has recently been granted planning permission. No need to allocate and no change to deposit plan. 





Page 201


Settlement: Horsemans Green 



Area (Ha): 0.36 

HG06LDPAS: Land adj. To Boundary House, Horseman’s Green 

Community: 

Ward: 

Overton 

Hanmer 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 

Open countryside, but abuts the settlement limits; slight 

ridgeline perpendicular to the site means that development 

to the southern end would intrude within views from the 

attractive valley to the south which has public access (SLA). 

The site is also too narrow to include the tree and hedgerow 

planting which would be required along the rural edge to 

integrate the development. Recommendation: discount site 

Some really nice hedges dissecting the site which should be 

retained. Surveys needed. 

Developable, subject to mature tree and important 

hedgerows being retained and incorporated into 

development design 


Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 




1. Changing the character of the 

village; 

2. Inadequate highway infrastructure 

leading to traffic problems; 

3. No public sewerage system; 

4. Lack of services in the village; 

5. Site is outside of the settlement 

limit; 

6. Public footpath crosses the site; 

7. Site is prone to surface water 

flooding; 

8. Site access problematic and 

dangerous; 

9. Would exacerbate ribbon 

development; 

10. Detrimental impact on the 

Page 202

Highways 

Although an access with appropriate visibility splays could 

be created off Horseman's Green Road, the site is 

unsuitable given the lack of footway provision along 

Vicarage Lane. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 

landscape; 





Environment 

Agency 

Ms Deborah 

Hemsworth 

There is no mains drainage in Horseman’s Green 

and the ground conditions may not be suitable for 

soakaways. Careful consideration of the ground 

conditions will be required at the planning 

application stage to ensure that a suitable means of 

foul drainage disposal is provided. 

Community 


Mrs P 

Edwards 

Object 

- Problems with drainage/sewers 

Hanmer 


None 


The site is located on the edge of Horseman's Green in the rural hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. However, there are opportunities for development of affordable housing rural exception sites in the western and rural villages and this site may be 

suitable for development for this purpose under policy P4 of the deposit plan subject to overcoming sewerage constraints and satisfaction of all other material planning considerations. No change to deposit plan. 





If this site were to be allocated by the inspector further assessment on the SEA/SA/Habitats would be required 

Page 203


Settlement: Holt 



Area (Ha): 0.79 

HOL13LDPAS: North of Whitegate Fields, Holt 

Community: 

Ward: 

Holt 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 

The site comprises SLA and open countryside within Holt 

Conservation Area. This land has been included within the 

Conservation Area as it is important to the setting, character 

and historic integrity of the built features of the conservation 

area - See Anna and Lorna’s notes for more detail. 


1 mid field tree, very over grazed. Partly within SAC but 

unlikely to be in floodplain so no obvious ecological 

constraints. 

Not developable, due to access constraints caused by 

important trees, which are protected by Conservation Area 

status. 

No apparent access 

Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 

Environment 

Agency 

Ms Deborah 

Hemsworth 


No objection in principle but the site is closely sited 

to Afon Dyfrdwy SSSI and River Dee and Bala Lake 

SAC, and development would be required to 

demonstrate it would not cause detrimental impact 

on these features. 

The above sites are located on a Principal Aquifer 

and are both adjacent to sewered areas. We 

would, therefore, expect connection to the mains 

foul sewer. 


1. Flood risk; 

2. Lack of services and utilities 

infrastructure; 

3. Limited and unsuitable access 

along a single lane; 

4. impact on the River Dee SSSI and 

SAC and natural landscape of the area; 

5. Site lies outside of the settlement 

limit and contrary to the Plans strategy; 

6. Site is within the Holt Conservation 

Area; 

7. Home to wildlife including bats and 

owls; 

8. Other sites available in Wrexham 

for development; 

Page 204

Conservation Elevated site to the rear of grade II listed Holt Hill and 

associated curtilage listed structures and visible from the 

grade I listed Holt Bridge which is also a SAM. Development 

on this site would impact upon the rural and isolated setting 

of Holt Hill and potentially detract from its prominence within 

wider views from within Holt Conservation Area and also 

from views from Holt Bridge. 

Highways 

It does not appear feasible to construct an access to 

adoptable standards to serve a development of this size. 

This site is in an unsustainable location given the lack of 

footway provision along Green Street. 

Community 


Mrs J Pierce 

Holt 

Local Member 

Councillor M 

G Morris 

Holt 

There is sufficient land for future housing needs 

without encroaching on land outside settlement 

limits. During consultation on the preferred strategy 

we stated that we didn't want to see development 

beyond settlement limits. 

Object for the following reasons 

- the draft plan sets out sufficient housing land for 

the purposes of the plan period 

- Preferred strategy was established following 

public consultation, this strategy contains 

development within settlement limits and not not to 

encroach into open countryside 

- the land is grade 1 agricultural land 

9. Grade 1 agricultural land; 

10. Limited employment opportunities 

in Holt; 

11. Archaeological and historical 

interest - in close proximity to Roman 

tile works; 

CPAT 

Mr Chris 

Martin 


The site overlies the edge of the historic core of 

Holt and is immediately adjacent to the 17th 

Century Holt Hill House. It may require evaluation 

prior to development. 


None 


The site is located on the edge of Holt in the rural hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has constraints (landscape, conservation area and high grade agricultural land) which would discourage development on the site and as a result 

is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there are other sites on the edge of 







Page 205





Area (Ha): 2 

HOL14LDPAS: East of Laburnum Way, Holt 

Community: 

Ward: 

Holt 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside; SLA; 1.9 hectares of Grade 1 Agricultural 

land classification – this is the highest grade of agricultural 

land and the only area found within the authority, so is a rare 

resource; there is a network of public footpaths to the west 

of Holt from where the current historic pattern and character 

of the conservation area is evident. The development of the 

site would form a large intrusion into the landscape and 

away from Holt within these views. A settlement expansion 

of this scale and form would not respect the historic pattern 

and development of Holt and very careful architectural 

design and landscape integration would be required to 

maintain local detailing and character. Recommendation: 

due to constraints and the high standard of development 

required for such a site – discount site 

Network Rail 

Ms Diana 

Clarke 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Mrs J Pierce 

Holt 





foul sewer. 

There is sufficient land for future housing needs 

without encroaching on land outside settlement 

limits. During consultation on the preferred strategy 

we stated that we didn't want to see development 

beyond settlement limits. 


1. No access to Laburnum Way and 

the proposal would increase traffic in 

the area; 

2. Loss of grade 1 agricultural land; 

3. Wildlife implications - bats are 

known to be in the area; 

4. Site is outside settlement limit; 

5. Archaeological and historical 

interest - in close proximity to Roman 

tile works 

Page 206

Ecology 

Trees 

Housing 

Improved pasture, hedges of no real significance. No 

obvious ecological constraints 

Developable. Hedgerows on boundary of the site, however 

these will not be a constraint to development, subject to 

being incorporated into the development design. 


Conservation The site lies outside of the Holt Conservation Area boundary 

to the west and would be accessed via a new modern 

development which has little architectural or historic value. 

That said the site would be visible from views from the west 

when travelling towards the village and entering the 

Conservation Area and careful consideration to the design, 

materials, boundary treatments etc would be needed to 

protect the historic setting of the Conservation Area. 

Local Member 


G Morris 

Holt 








- the proposal would encroach onto grade 1 

agricultural land 

Highways 


None 

Given the inadequate level of visibility at the existing 

Laburnum Way / Green Street junction, development that is 

likely to result in a significant increase in vehicle movements 

through this substandard access would not be supported. 


The site is located on the edge of Holt in the rural hinterland area and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning constraints (landscape and highways) which would discourage development on the site and as a result is not considered 








Page 207



Current Use: Pasture land 


Area (Ha): 2 

HOL15AS: Land to north of the A534 and west of Gredington Arms Public House, Holt Road, Llanypwll, Wrexha 

Community: Holt 

Ward: 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside; Green barrier; a hillside location above 

the A534 which would be unsuitable for residential 

development due to openness, landform constraints, 

prominence of development, lack of landscape fit, in an 

extent and form which would not be in keeping with existing 

scattered development pattern in the locality. The WI 

Access Road also has approval for construction and requires 

much of this site for construction purposes. Residential 

development within the site is therefore not deliverable. 

Even if the road did not progress, this site is not suitbale for 

residential purposes. 


Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 


There are multiple allocations to consider. If 

included they should be exemplar sites subject to 

comprehensive ecological survey/retention of 

existing biodiversity interest and creation of new 

SUDS schemes and associated wetlands/large 

provision of public open space/tree planting and 

retention of linear corridors for wildlife inc 30m 

buffer zone along watercourses and recreational 

accesses given potential impacts on Otters. 


1. Located in the open countryside; 

2. Site has the proposed link road 

passing through it, only the residual 

land is available for development; 

3. Wildlife implications - bats are 

known to be in the area; 

4. Existing roads and services would 

not cope; 

Page 208

Trees 

Housing 

Highways 

Part-developable. Small copse of trees within quarry hole 

should be retained, but rest of site developable. However the 

developable part of the site appears to be taken for the new 

road for the industrial estate, which would result in the site 

not being developable. 


It would not appear feasible to construct a suitable access to 

serve any residential development off the Holt Road which 

could provide adequate visibility. The development site 

would also appear to be particularly steep in nature and 

development may not be considered possible. 

However, the construction of the new Wrexham Industrial 

Estate Access Road is due to commence shortly which 

passes directly through the proposed development site. 

Given the land-take required for this scheme, it would 

appear that very little land would remain of the development 

site to accommodate any proposed residential properties. 

Given its remote nature, the site may be considered to be 

unsustainable for residential development. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 














proceeding. 





The site is on a Principal aquifer and is also with 

Special Protection Zone 3. There is no mains 

sewerage in the area and therefore careful 



detriment to the aquifer. We would therefore 

advise investigation of this issue, prior to allocation, 

to ensure it is possible to find a suitable solution. 

Local Member 


G Morris 

Holt 








- The proposals do not form a logical extension of 

any existing setlement limit 

- Proposal would be severly compromised by the 

construction of the northern access road into the 

WIE. 


Adjacent/partly within Wrexham Industrial Estate Access road. P/2008/1238 - Granted 02.02.09 



Wrexham Town or the Western villages. In addition the site has planning constraints (landscape, trees and highways) and part of the site is required for the WIE link road) which would discourage development on 

the site and as a result is not considered suitable for allocation. No change to deposit plan. 

Page 209





Page 210


Settlement: Isycoed 

Current Use: Grazing for Horses 


Area (Ha): 2 

ISY01AS: Land off the B5130 in Bowling Bank, Isycoed 

Community: 

Ward: 

Isycoed 

Isycoed 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside and SLA; Remote rural site which would 

introduce a development pattern out of keeping with the 

scattered and occasional clustered properties found in the 

locality; Landscape is semi-open to open. Visual change 

from development would therefore be difficult to 

accommodate without detrimental impact. 


An area of high GCN density and terrestrial habitat on site 

looks good. Development would result in the loss of 

hedgerows and therefore ecological compensation would be 

required on site at least 50%. 

Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 


GCN on site. 

1 Objection to the site on the grounds of: 

1. Located in the open countryside; 

2. Possible ecological implications; 

Trees 

Large trees on site, which would reduce the space available 

for development. 

Page 211

Housing 

Highways 



off the B5130 Holt Road, this would have to be supported by 

a detailed Transport Assessment. However, I would 

consider this site to be in an unsustainable location given the 

lack of public amenities and lack of footway / lighting 

provision along this section of Holt Road. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Community 


Mr Steve 

Wilson 

The site is outside settlement limits and within an 

isolated location. 

Isycoed 

Local Member 


G Morris 

Holt 








- The land is divorced from the settlement limit and 

prominent in the countryside 

- The site is not sustainable requiring private car to 

access shopping facilities. The village is not 

serviced by mains drainage or gas and has limited 

public transport. 





Wrexham Town or the Western villages. In addition the site has planning constraints (landscape, agricultural land, ecology and trees) which would discourage development on the site and as a result is not 


Page 212





Page 213





Area (Ha): 3.14 

LL07LDPAS: Land adjoining Bryn Place, Llay 

Community: 

Ward: 

Llay 

Llay 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

The site is used for informal recreation accessed from 

adjacent housing and occupies Butt’s Hill - an elevated 

promontory above the Alyn Valley. An extended settlement 

limit has the potential to breach the natural skyline and be 

visually intrusive, with detrimental impact upon the Alyn 

Valley SLA. Recommendation: discount the site 

Developable, subject to important trees on and adjacent to 

the site being retained and being incorporated into 

development design. This will be dependent upon where the 

access to the site is routed. 

Network Rail 

Ms Diana 

Clarke 

Community 


Ms Sheila 

Woolrich 

Llay 


No comment. 


1. No suitable access and the volume 

of traffic would increase substantially; 

2. Known wildlife and habitat on the 

site; 

3. Natural springs on the site; 

4. Trees on the site provide a sound 

barrier to noise on the A483 

Ecology 

Impossible to see this site, I suspect because it is 

surrounded by woodland that it has some ecological value, 

especially the perimeter. Surveys are required. 

Page 214

Housing 

Possible access issues 

Highways 


None 

Object - The site is not considered suitable for development 

due to inadequate site access and the site being in an 



The site is located on the edge of Llay in a Western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has planning constraints (landscape and highways) which would discourage development on the site and as a result is not considered suitable for 








Page 215






LL14LDPAS: Llay C.P. School (infants) School Lane, Llay 

Community: 

Ward: 

Llay 

Llay 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

No comments 

Protection of the woodland behind is required but no other 

constraints identified. 

Network Rail 

Ms Diana 

Clarke 


1 General comment on the site: 

1. This site is more suitable for 

development than LL07LDPAS 

Housing 

Site possibly suitable for 100% affordable housing if in 

WCBC ownership 

Highways 

The site is suitable for development subject to a traffic 

impact assessment and compliance with parking standards. 

Page 216

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 





Community 


Ms Sheila 

Woolrich 

Llay 

Concern expressed with regards to any means of 

access. 


Considered as an Affordable Housing Allocation. Ruled out due to loss of school facility without sufficient evidence for such. 


The site is located within the western village settlement limit of Llay and as such would be suitable for development in accordance with the strategy. This site could be allocated should the inspector decide at the 

Examination in Public that further sites are required. However, the school is currently in use and is likely to be for at least another 12months (according to advice from Asset Management) and as such it would not 

be suitable for allocation at this stage. The site could however be developed under the windfall policy in the future subject to the school being surplus to requirements and satisfying all other material planning 

considerations. No change to deposit plan. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 2 (site constraints - current use as a school). 

The representor has not presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. 


Page 217

Suggested site for development: MA14LDPAS: Marchwiel school playing field Deiniol C. P. School Marchwiel 

Settlement: Marchwiel 

Community: Marchwiel 

Current Use: Education (Playing Field) 

Ward: 

Marchwiel 


Area (Ha): 0.58 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

No objection. Site comprises school playing fields and the 

modified settlement limits would form a logical continuation. 

Adjacent to wildlife site, the planting at the rear should be 

retained, site drainage should be SUDS 

Highways 

Support subject to provision of adequate parking and 

turning, recommend the existing 1.8m footpath is widened to 

2m 


Considered as Affordable Housing allocation (ref AM 151). Ruled out due to loss of school playing fields. 


The site adjoins the settlement limit of Marchwiel and the land currently forms part of Deiniol County Primary School. Including the land in the settlement limit could allow for the future sale of the land for possible 

housing development and could jeopardise the future statutory education requirements for play space for schools. Excluding the land from the settlement limit still allows the needs of the school to me bet without 

Page 218



Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 1 (Not in accordance with the Preferred Strategy). 

The representor has not presented additional information in relation to the appraisal, the onus of proof the site is compliant with the SA/SEA requirements rests with the representor. 


Page 219

Suggested site for development: MIN16AS: Former Minera Quarry near Wrexham 

Settlement: Minera 

Current Use: Restored Mineral Working 

Proposed Use: Recreational and Education Uses 

Area (Ha): 99.1 

Community: 

Ward: 

Minera 

Minera 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

There are many features of natural and industrial heritage 

value within the quarry and adjacent to the site which would 

benefit from interpretation and utilised as an educational 

/tourism resource (RIGS, SAM and Wildlife sites). The site 

also lies within the proposed AONB extension and at a 

pivotal point between the Clywedog valley and upland 

moorland. Access and links through the site connecting 

communities with open access over the uplands and to 

adjacent facilities such as Llandegla mountain bike centre 

would help. Highway access may be a limiting factor. 

Recommendation: sensitive small scale development may 

be appropriate. Recreational pursuits which conserve 

tranquillity would be acceptable, quad biking, motorcross, 

paintballing etc would not. 

Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 


Partially within or adjacent to Ruabon/Llantysilio 

Mountains and Minera SSSI and Berwyn and Clwyd 

SAC. 

Objection to any inappropriate development. LPA 

needs to be satisfied that beyond any reasonable 

doubt that the development would not adversly 

affect the integrity of the SAC. An assessment of 

likely significant effects of the proposal will be 

required and CCW would object in absence of such 

an assessment. 



1. Contrary to LDP - open countryside 

location; 

2. Known wildlife and habitat interest; 

3. Close to AONB; 

4. Damage the local environment and 

infrastructure; 

3 support the use of the site for 

recreation / education 

2 General comments stating that part 

of the site is now owned by the 

occupants of Rock Cottage 

Page 220

Ecology 

Housing 

Highways 

The proposal lacks detail, but in principle securing the site 

for nature conservation in combination with its built heritage 

should be supported. Any visitor centre or similar would have 

to be carefully positioned but it is not impossible within the 

ecological constraints. 

There are existing buildings on the site which may be 

suitable for conversion / refurbishment (11 derelict dwellings 

on the site) 


impact assessment. 

Conservation The site is very important archaeology and contains many 

recorded archaeological deposits, 2 Scheduled Ancient 

Monuments and a grade II listed building. Any works 

undertaken in the area may represent an opportunity for 

further records to be found and discovered and use for 

educational purposes could allow interpretation of the site's 

heritage to made. The nature and type of development 

would need very careful consideration to avoid damaging the 

archaeological integrity of the site. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Mrs Rebecca 

Sparey-Taylor 

Minera 

CPAT 

Mr Chris 

Martin 

Sewerage: 




The site includes areas designated as 

Ruabon/Llantysilio mountains SSSI and Minera, 

Berwyn & South Clwyd mountains SAC. As such 

CCW should be consulted on the use of this land 

for the purpose proposed. 

Minera community council support the change to 

the LDP and that the site should not have any 

restricted covenants. 

Neither supports or objects. 

The site contains extensive remains of Eisteddfod 

Mine, Hush Eisteddfod Mine, Top Eisteddfod Mine, 

Ragman Mine, Twelve Apostles Mine, Minera Mine 

and Minera Quarry including the rare Hoffman 

Limekiln - which is a scheduled ancient monument. 

Extensive prior evaluation and mitigation would be 

required. 


None 


The land is allocated for derelict land reclamation under policy P44 of the Plan. The proposed after use is recreation, nature conservation, tourism and heritage. The alternative use of the site as proposed; 

education and recreation, would be broadly in line with the intended after use of the site and could be supported subject to detailed submissions and satisfaction of all material planning considerations. No change 

to deposit plan. 



is compliant with the SA/SEA/Habitat Regs rests with the representor. There has no been no appraisal of the impact of the proposal on the Habitat Regulations. 


Page 221


Settlement: New Brighton 




NB01LDPAS: Land at Bwth Farm, New Brighton, Minera 

Community: 

Ward: 

Minera 

Minera 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

Housing 

Highways 

Tree covered area within Wildlife site. Discount site 

Site covered with trees, so not appropriate for development. 

A small county wildlife site. 

Potential rural exceptions site 

The site is accessed via an unadopted road serving more 

than 5 dwellings. Any further development would be 

detrimental to highway safety. 

Welsh Water 

Mr Paul Brown 

Community 


Mrs Rebecca 

Sparey-Taylor 

Minera 

Sewerage: 




It should be noted that the land is adjacent to Bwth 

Farm not Bwth Farm. Minera community council do 

not support the addition of this site because its on a 

steep bank that may be subject to slippage and 

destabilise the farm directly above the proposed 

area and a footpath crosses the land. 

4 Objections to the site on the grounds of 

the following: 

1. Harmful to the local character; 

2. No benefit to the local community; 

3. Site is steep and unsuitable for 

development; 

4. Public footpath on the site; 

5. Impact on parking in the village; 

6. Site access is unsuitable via a 

single lane track with no parking or 

turning points 

7. Site unsuitable for heavy machinery 

or lorries to extract materials form the 

site; 

Page 222

Conservation Small site located in a semi-rural rural area where 

development has been established on defined lines running 

along the hillside. The site lies close to two grade II listed 

buildings of traditional stone construction, typical of the 

location where sensitively designed new development would 

not be considered to detract from the setting of these 

buildings. 


CB01781 - Outline residential. Granted 09.02.1998 

P/2001/0820 - Full for 1 dwelling. Withdrawn. 

P/2001/0483 - Full for 1 dwelling. Withdrawn. 

P/2002/0828 - Extension of time to submit reserved matters. Refused 11.11.2002 as site is now outside settlement limit. 


The site is located on the edge of New Brighton in the Rural Hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in Wrexham Town or the Western villages. In addition, the site has planning history and constraints (landscape, trees and ecology) which would discourage development on the site and as a result 

is not considered suitable for allocation. There are opportunities for development of affordable housing rural exception sites in the western and rural villages but in this instance there may be other sites on the 







Page 223


Settlement: Overton 

Current Use: Curtilage of house 

Proposed Use: Garden Area 


O09LDPAS: Land at Fairleigh, Station Road 

Community: 

Ward: 

Overton 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

There area some mature trees along boundaries which need 

to be conserved for amenity and landscape integration 

purposes. Highway sightlines could jeopardise the frontage 

hedgerow. Given the local pattern of development, the site 

might deliver 2 to 3 detached properties. If the site has 

strategic planning merits, I would need to visit the site and 

consider potential highway access impacts and look at the 

trees to in more detail. 

No objection, subject to important trees being retained. 

Network Rail 

Ms Diana 

Clarke 

CPAT 

Mr Chris 

Martin 


General comment: The site lies within the Maelor 

Saesneg Registered Historic Landscape and may 

require evaluation in line with ASIDOHL2. 

2 1 objection to the site on the grounds 

of the following: 

1. Illogical and undefined boundary; 

1 Supports the site on the grounds of 

the following: 

1. Current settlement limit bisects the 

residential curtilage and does no reflect 

the situation on the ground; 

Ecology 

The area to the west is used to keep pigs, the eastern side is 

quite overgrown and adjacent to some ponds. I have no 

objections to the eastern side being used as garden but not 

the whole site. 

Page 224

Highways 

Support - no highways objection 


ENQ7884 - For residential development. Advised permission unlikely given location outside settlement limit. 


The site is located on the edge of Overton in the rural hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. There are opportunities for the development of affordable housing rural exception sites in the western and rural villages but in this instance there may be 

other sites on the edge of settlement which would be more suitable than this one for such development. No change to deposit plan. 



Page 225






O13LDPAS: St Mary's Aided School, School Lane Overton 

Community: 

Ward: 

Overton 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Half of the proposed site is hard standing playground and 

the school building already extends some 9m beyond the 

settlement limits. The implications of modifying the 

settlement limits and introduction of new buildings would be 

to increase the appearance of built development from a 

public footpath to the north and east of the site. 

Sympathetic site planning, design and landscape proposals 

would be necessary, but achievable given the space 

available. The proposed modified settlement limts are 

logical to the south. Where the boundary runs westwards, it 

would be better drawn to include the edge of hard paving. 

Network Rail 

Ms Diana 

Clarke 

CPAT 

Mr Chris 

Martin 


General comment: The site lies within the Maelor 

Saesneg Registered Historic Landscape and may 

require evaluation under ASIDOHL2 prior to any 

development. 

Ecology 

School grounds 

Page 226

Highways 


None 

Object - due to the inadequate access width and poor 

visibility there is no support for any proposed development 

likely to significantly increase vehicle movements or 

increased demand for parking. 


The site adjoins the settlement limit of Overton and the land currently forms part of St Mary's School. Including the land in the settlement limit could allow for the future sale of the land for possible housing 

development and could jeopardise the future statutory education requirements for play space for schools. Excluding the land from the settlement limit still allows the needs of the school to me bet without 







Page 227

Suggested site for development: O19AS: Trotting Mare Garage Overton on Dee 


Current Use: Car MOT Centre/Garage 


Area (Ha): 0.15 

Community: 

Ward: 

Overton 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

No objection 



The site is unsustainable for residential dwellings but would 

be suitable for a similar commercial use. However, given 

inadequate levels of visibility from both accesses, I would 

recommend limiting any proposed use to existing traffic 

generation levels. 

Network Rail 

Ms Diana 

Clarke 



1. Loss of wildlife habitat; 

2. Increase traffic and impact on 

children playing in streets / going to 

school; 

3. Undermine the status of the 

conservation area; 

4. Problems with drainage and 

sewerage; 

5. Land is outside of the settlement 

limit 

Page 228

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Environment 

Agency 

Ms Deborah 

Hemsworth 

The site is on a Principal aquifer and there is no 

mains sewerage in the area and therefore careful 









The site is located in the open countryside and does not therefore accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

Wrexham Town and the Western villages. No change to deposit plan. 


The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has not presented additional information in relation to the SA/SEA appraisal or with 

regards to the Habitats Regulations , the onus of proof the site is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 229



Current Use: Orchard/Garden 


Area (Ha): 0.323 

O20AS: Rear of 1-4 Deva Terrace, School Lane, Overton 

Community: 

Ward: 

Overton 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Trees 

Landscape 

Ecology 

Housing 

The site is protected by TPO WCBC 173, 2011. It contains 

an old orchard , which has a high biodiversity and amenity 

value. I object to proposals to develop this site as any 

development would result in the loss of the orchard, which 

would be to the detriment of local amenity. 

Open countryside and SLA adjacent to settlement; scrub 

and tree cover within much of the site. Development would 

not have a significant landscape impact, but important trees 

and habitat need to be conserved. 

valuable orchard, TPO in progress. 


Network Rail 

Ms Diana 

Clarke 



1. Established orchard; 

2. Important habitat for wildlife; 

3. Trees are to have TPO's placed on 

them; 

4. Site is in SLA and Conservation 

Area; 

5. Access restrictions and increased 

traffic on School Lane / Bramblewood 

Close; 

6. Drainage issues; 

7. Overshadowing and overlooking 

adjoining properties; 

Page 230

Conservation The site lies to the rear of Deva Terrace, just outside the 

Conservation Area boundary and is not visible from the main 

views experienced within the Conservation Area. If access to 

the site is to be via the Conservation Area should carefully 

consider materials and take account of details in Overton 

Conservation Area Character Assessment and Management 

Plan. Scale and height of the buildings should take account 

of the surrounding building so as to detract from the setting 

of the Conservation Area. 

Highways 

Although the site is considered to be in a reasonably 

sustainable location, the existing access road is of restricted 

width and any further residential development off this access 

would not be supported. 


Small area to north west corner - CBO1583 - Erection of bungalow. Granted 10.11.1997. Expired 10.11.2002 


The site is located on the edge of Overton in the rural hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land 

in either Wrexham Town or the Western villages. In addition, the site has planning constraints (access, trees and biodiversity) which would discourage development on the site and as a result is not considered 


would be more suitable than this one for such development and site constraints could not be overcome to allow development in this area. No change to deposit plan. 


Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 















foul sewer. 




Page 231


Settlement: Penley 



Area (Ha): 2 

PENL01LDPAS: Land adjacent to Bryn Lane, Penley 

Community: 

Ward: 

Penley 

Penley 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

SLA; large pasture field; irregular field boundaries suggest 

pre-enclosure act hedgerows, therefore old and possibly 

important under the hedgerow regs, which highway 

sightlines for access might impact on; Possible ridge a 

furrow picked up on aerial photos – not a statutory protected 

archaeological constraint, but one which would make an 

alternative local site without this feature more viable; 9 

houses lie along the edge of the site and possibly benefit 

from rural undeveloped views over the site. If the site has 

strategic planning merits, I would need to visit the site to 

provide more detailed comments. 



development design. 

Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 

Environment 

Agency 

Ms Deborah 

Hemsworth 


No objection to allocation provided design 

requirements include appropriate GCN mitigation 

and compensation measures and installation of 

amphibian surface water management systems. 

The area of land proposed to be included within the 

development boundary is located on a Principal 

Aquifer and we would, therefore, expect any 

development on this land to be connected to the 

mains foul sewer. 


1. Poor access and narrow lanes; 

2. Illogical and undefined boundary; 

3. Many properties currently for sale in 

Penley that can not be sold; 

Page 232

Ecology 

Housing 

Housing 

subject to survey and a good mitigation plan that creates 

habitat on site 



CPAT 

Mr Chris 

Martin 

General comment: The site contains possible 

medieval earthworks and will require evaluation 

prior to development. The site also lies within the 

Maelor Saesneg Registered Historic Landscape 

and may require assessing under ASIDOHL2 prior 

to development. 

Highways 


None 

Object - access suitable unsustainable location due to lack 

of footway provision and inadequate carriageway widths 

along Vicarage Lane. 


The site is located on the edge of Penley in the Rurtal Hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has constraints (highways, landscape and agricultural land) which would discourage development on the site and as a result is not 







Page 233





Area (Ha): 1.95 

PENL01LDPAS1: Land adjacent to Bryn Lane, Penley 

Community: 

Ward: 

Penley 

Penley 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

SLA; large pasture field; irregular field boundaries suggest 

pre-enclosure act hedgerows, therefore old and possibly 

important under the hedgerow regs, which highway 

sightlines for access might impact on; Possible ridge a 

furrow picked up on aerial photos – not a statutory protected 

archaeological constraint, but one which would make an 

alternative local site without this feature more viable; 9 

houses lie along the edge of the site and possibly benefit 

from rural undeveloped views over the site. If the site has 

strategic planning merits, I would need to visit the site to 

provide more detailed comments. 




Network Rail 

Ms Diana 

Clarke 



1. Illogical undefined boundary; 

2. Increase in traffic; 

3. Inadequate key community facilities; 

4. Lack of infrastructure; 

5. Limited employment opportunities; 

6. Poor transport links to employment 

areas; 

7. Located in SLA; 

8. Future development is allocated in 

the plan in the Western villages and 

Wrexham - no need for further 

development in Penley; 

9. Adequate new housing stock on 

Penley hospital site; 

10. The LDP wants to protect areas of 

Page 234

Ecology 

subject to survey and a good mitigation plan that creates 

habitat on site 

Community 


Ms Rachel 

Coathupe-Fox 

Maelor South 

The site goes against the Wrexham Development 

Plan. The plan wants to restrict development in 

rural communities that do not have community 

facilities, infrastructure and access to employment. 

Penly is a rural community and the Plan wants to 

focus development on the western villages and the 

A483 corridor with access to good employment and 

transport. Penley is an easern village within 

Saesneg and not the A483. The community council 

considers that Penley cannot cope with anymore 

residential development, the schools are full to 

capacity and there are enough brownfield sites in 

Wrexham to accommodate new development. 

high quality landscape, nature 

conservation and natural beauty in the 

Maelor Saesneg where Penley is 

located 

CPAT 

Mr Chris 

Martin 

General comment: The site contains possible 

medieval earthworks and will require evaluation 

prior to development. The site also lies within the 

Maelor Saesneg Registered Historic Landscape 

and may require assessing under ASIDOHL2 prior 

to development. 


None 


The site is located on the edge of Penley in the Rurtal Hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has constraints (highways, landscape and agricultural land) which would discourage development on the site and as a result is not 








Page 235



Current Use: Garden / Orchard 


Area (Ha): 0.05 

PENL20AS: Land at Church Place, Overton Road, Penley 

Community: 

Ward: 

Maelor South 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

Small greenspace excluded from the settlement limits for the 

rural characteristics and openness provided to the village. 


Small paddock/garden with rough grassland and a few fruit 

trees. 


Providing that the applicant has control of both the 

development site and Church Place itself, it would be 

possible to provide a suitable access to serve a residential 

dwelling at the site. Visibility, however, should be improved. 

CCW 

Mr G J Davies 








areas; 





located 

Page 236

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Community 


Ms Rachel 

Coathupe-Fox 

Maelor South 















None 


The site is located on the edge of Penley in the rural hinterland does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. However, there are opportunities for development of affordable housing rural exception sites in the western and rural villages and this site may be suitable for 



Environment 

Agency 

Ms Deborah 

Hemsworth 




foul sewer. 

The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has presented additional information in relation to the SA/SEA appraisal, the onus of 

Page 237

proof the site is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 238



Current Use: Field 


Area (Ha): 0.43 

PENL21AS: Land between Church Place and Greenacres, Overton Rd, Penley 

Community: Maelor South 

Ward: 

Overton 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Greenspace on the periphery of the school playing fields 

which together provide rural character and openness within 

the village. The loss of this site to development would alter 

the extent of openess, however the existing tree lined school 

playing fields would still continue to provide these 

characteristics. Recommendation: No objection 

Pond on site, mostly rough grassland. Development 

acceptable subject to survey and an area set aside for GCN 

mitigation. 


CCW 

Mr G J Davies 







areas; 





located 

Page 239

Highways 

It would appear possible to construct a small residential 

development (approx. 13 dwellings) off this existing lay-by 

with the estate road(s) being constructed to adoptable 

standards including the provision of adequate visibility 

splays, parking / turning provision, footway provision and 

street lighting provision. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Community 


Ms Rachel 

Coathupe-Fox 

Maelor South 

















The site is located on the edge of Penley in the rural hinterland does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. However, there are opportunities for development of affordable housing rural exception sites in the western and rural villages and this site may be suitable for 



Environment 

Agency 

Ms Deborah 

Hemsworth 




foul sewer. 

The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has presented additional information in relation to the SA/SEA appraisal, the onus of 

Page 240

proof the site is compliant with the SA/SEA/Habitat Regs rests with the representor. No information on the Habitat Regulations has been supplied. 


Page 241


Settlement: Penycae 




PENY05LDPAS: Afoneitha Road, Penycae 

Community: 

Ward: 

Penycae 

Penycae 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Small site within Open Countryside and Green Barrier; half 

of the site comprises edge of informal open space with trees 

and the Afon Eitha with TAN15 Flood area. The northern half 

is vacant land adjacent to residential development and forms 

the only area with potential for development which relates to 

the existing settlement limits and avoids site constraints. 

Recommendation: very limited development potential 

At least half of this site is undevelopable due to the river 

buffer, the other half will need a proper ecological survey 

and I suspect the mitigation required for both SAC sites will 

make it unviable. 

Trees with a reasonable value on the edge of site along the 

brook and playground. The site can be developed, with 

these trees retained. 

Welsh Water 

Mr Paul Brown 

Sewerage: 












Page 242

Housing 

Highways 

Possible flood plan site would be unsuitable for development 

The site is suitable for development subject to access being 

taken from the new access that was granted permission 

under code P/2007/0112. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

There is a section of C2 flood zone adjacent to the 

river at the southern boundary of the site, which 




proposed within this area. 

Community 


No observations 

Mrs S Hallard 

Penycae 


Part of site to north. P/2004/0974 - Outline residential. Refused 08.11.04. Outside settlement limit and within Green Barrier. 


The site is located on the edge of Penycae in the Rural Hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (landscape, and ecology) which would discourage development on the site and as a result is not 








Page 243






PENY10LDPAS: Penycae Junior School 

Community: 

Ward: 

Penycae 

Penycae 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

School playing field with south western 1/4 of the site within 

the TAN15 flood area and the north western 1/3 of the site 

tree covered embankment. One public footpath crosses the 

site and is an attractive community route. Constraints 

leaves approximately 0.4 hectare available for building. 

Recommendation: No objection. Careful attention to play 

provision, development character, setting and community 

links would be required of any educational development. A 

new community /school access to the Afon Eitha would also 

help deliver Green Network benefits. 

Part-developable, with the playing fields within the grounds 

curtilage acceptable for inclusion within the settlement limit 

for education, however the land to the north of the footpath 

is developing woodland with a good amenity value, which 

should not be included within the settlement limit. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Mrs S Hallard 

Penycae 

There is an area of land within zone C2 in the 

Southern half of the site. This area of land should 

not be included within the development boundary. 



1. Located within SLA; 

2. Part of the site lies within a flood 

zone; 

3. Used for community events and as 

a school playing field; 

4. If the school became surplus to 

requirements then other uses may be 

acceptable if the land is in the 

settlement limit; 

5. Any development would have an 

unacceptable impact on the character 

and appearance of the landscape. 

Page 244

Ecology 

This site is 50% wooded and 30% in the River Dee SAC 

buffer because of the Afon Eitha. After protecting these 

areas only a small narrow section through the centre of the 

site remains. 

Highways 


None. 

Conditional Support subject to improvements to the existing 

access and off road parking provision can be delivered. 


The site adjoins the settlement limit of Penycae and the land currently forms part of Penycae Junior School. Including the land in the settlement limit could allow for the future sale of the land for possible housing 








Page 245

Suggested site for development: PENY12AS: Land off Copperas Hill, Penycae 



Proposed Use: Affordable Residential or Residential 


Community: 

Ward: 

Penycae 

Penycae and Ruabon South 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 



open pasture over former Plas Bennion colliery – earth 

embankment suggests area of made ground. Slightly 

elevated and skyline site on approach to Penycae. 

Recommendation: This site and area of landscape is less 

sensitive than PENY14AS. Should this site be proceeded 

with a high standard of design, materials and planting would 

be required along the site boundary to allow the 

development to sit well within its rural context and this 

visually open location. This may limit the scope and location 

for affordable housing. 

Welsh Water 

Mr Paul Brown 

Sewerage: 












28 Objections to the site on the following 

grounds: 

1. No facilities in Penycae to support 

further development; 

2. No capacity at the primary and 

junior schools; 

3. Development would be contrary to 

the Councils adopted policy on the 

environment and social objectives; 

4. Land is an important green space 

and ecological network which prevents 

the coalescence of Plas Madoc and 

Plas Benion, 

5. Development would result in the 

loss of green fields, trees and wildlife; 

6. There would be increases in traffic 

Page 246

Ecology 

Trees 

An ecological survey is required because there are a few 

features of interest within the site but development is 

acceptable in principle as any mitigation is possible within 

the site boundary. 





Community 


Mrs S Hallard 

Penycae 


congestion and air pollution; 

7. Roads do not have pavements and 

are narrow with high accident rates; 

8. Known sewerage problems; 

9. Land is green barrier and is used for 

farming; 

Housing 

Adjacent to land in WCBC ownership which would be 

suitable for 100% affordable housing 

Highways 


None 


impact assessment and improvements to highway alignment 

along the site frontage. 


The site is located on the edge of Penycae in the Rural Hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. However, there are opportunities for development of affordable housing rural exception sites in the western and rural villages and the forntage part of this site 

may be suitable for development for this purpose under policy P4 of the deposit plan subject to overcoming sewerage issues and satisfaction of all other material planning considerations. No change to deposit plan. 





Page 247





Area (Ha): 0.13 

PENY13AS: Rear of Penycae Infants School, Copperas Hill, Penycae 

Community: 

Ward: 

Penycae 

Penycae 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

No Objection. A minor extension of the school boundary into 

open countryside which would require planning permission 

for a change in land use. The revised boundary would form 

a logical continuation of the existing settlement limits to the 

west and east of the site. A boundary treatment appropriate 

to the rural context would be required, in addition to tree and 

shrub planting. 

Community 


Mrs S Hallard 

Penycae 


Ecology 

No ecological constraints 

Highways 


None 

Conditional support subject to significant improvements to 

the existing access and adequate off road parking provision 

can be delivered. 

Page 248


The site adjoins the settlement limit of Penycae and the land currently forms part of Penycae Junior School. Including the land in the settlement limit could allow for the future sale of the land for possible housing 








Page 249

Suggested site for development: PENY14AS: Land off Bridge Street Penycae 




Area (Ha): 0.72 

Community: 

Ward: 

Penycae 

Penyace and Ruabon South 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

SLA; within 170m of the proposed AONB extension (an 

indication of the rural qulaities of the area); site located on 

the western and more rurally remote side of Penycae. 

Development in this locality would unacceptably extend 

urban /residential characteristics into the rural uplands and 

would have a detrimental impact on the SLA. 

Recommendation: Site is unacceptable for residential 

development and the quality of design and materials 

required in this locality would not be deliverable by an 

affordable housing scheme. 

No major constraints 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 






1. Rural location, outside settlement 

limit on greenfield land; 

2. Local road network could not 

sustain additional traffic; 

3. No pavements or streetlights; 

4. Impact on wildlife and proposed 

SSSI 

5. Excising utilities unlikely to cope 

with additional housing; 

6. Distance to services and facilities 

would mean greater travel by car; 

7. Prime agricultural land; 

8. Forms part of Penycae equestrian 

route; 

9. Development would impact on the 

Page 250

Trees 

Housing 

Part-developable. Part of site proposed which is to the west 

of the main body of the site is not developable due to a large 

tree being present within the site, however the main body of 

the site nearer to Penycae is developable. 


Community 


Mrs S Hallard 

Penycae 


character and appearance of the area; 

10. Permission has been refused for 

development closer to the village on 

access issues 

11. Negative impact on welsh 

language and identity 

Highways 


None 

The site is not considered suitable due to the substandard 

highway network giving access to the site. 



Wrexham Town or the Western villages. In addition the site has planning constraints (landscape, trees, highways flooding and agricultural land) which would discourage development on the site and as a result is 

not considered suitable for allocation or development. No change to deposit plan. 



site is compliant with the SA/SEA/Habitat Regs rests with the representor. No information on the Habitat Regulations has been supplied. 


Page 251


Settlement: Pontfadog 



Area (Ha): 0.14 

PO01LDPAS: Land to the north west of Pontfadog County Primary School 

Community: Glyntraian 

Ward: 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

No objection. Small extension; modified boundary has logic 

and fit with topography, field boundary and settlement 

pattern. 

Developable, subject to hedgerow trees on northern 

boundary being retained. 

no significant ecological constraints 

Highways 


None 

Support, acceptable for education use, consideration should 

be given for increased parking provision, no objection to 

retaining it as a play area. 

Page 252


The site adjoins the settlement limit of Pontfadog and the land currently forms part of Pontfadog County Primary School. Including the land in the settlement limit could allow for the future sale of the land for 

possible housing development and could jeopardise the future statutory education requirements for play space for schools. Excluding the land from the settlement limit still allows the needs of the school to me bet 

without jeopardising its loss for housing. No change to deposit plan. 






Page 253


Settlement: Pontfadog 

Current Use: Greenfield 

Proposed Use: Open Countryside 

Area (Ha): 0.16 

PO02EX: Land to the rear of 2 Smithy Cottages, Pontfadog 

Community: 

Ward: 

Glyntraian 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Highways 

Site contributes to local rural views and openness, although 

has no particular landscape features or focal points. No 

obvious landscape issues as to why the site shouldn't be 

deleted from the settlement limits. 





1. Illogical undefined boundary 


Considered as an Urban Capacity Site (PONT01UCS). Ruled out for following reasons: 

1. Contrary to Preferred Strategy, not in area of growth. 

2. Althgouh within SL, greenfiled site. 

3. Poor access. 

Page 254

4. Low locational sustainability score. 


This site currently lies within the settlement of Pontfadog. It was considered as an urban capacity site and was excluded among other reasons for having a poor access and a low sustainability score. The current 

settlement boundary is illogical and should therefore be amended to adequately reflect the existing pattern of development. Amend plan to exclude land as indicated. 



Page 255



Current Use: Vancant 



RHO21LDPAS: Pant Farm, Stryt Las, Rhos 

Community: 

Ward: 

Rhos 

Pant 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

SLA and Green Barrier; rural character and openness 

appreciated along the edge of settlement. 

Recommendation: site is not suitable for residential 

development 

Due to possible GCN presence so close to the SAC, 

extensive mitigation in the form of corridors will be required. 

It is possible due to the size of the site but only about half 

would be developable the other half managed in perpetuity 

for conservation. 





Welsh Water 

Mr Paul Brown 

Sewerage: 




5 2 objection to the site on the grounds 


1. Loss of valuable green space; 

2. Impact on wildlife 

3. Affect the buffer between Rhos and 

Penycae; 

4. Mine shafts present on the site; 

5. Capacity of Stryt Las to cater for 

additional traffic; 

6. Development on existing footprint 

and hard standing would be 

acceptable, objects to the rest of the 

site as it is mitigation for European 

protected species; 

7. Ponds are homes for some 

protozoa; 

Page 256

Housing 

Highways 


Considered suitable for development subject to the provision 

of an adequate site access, improved footways and off road 

parking/turning facilities for each dwelling. 


P/2008/0651 - Outline residential. Withdrawn 02.09.08 


The site is located on the edge of Rhos in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (landscape, and ecology) which would discourage development on the site and as a result is not considered 




3 in support of the site on the grounds 


1. Improvement to the area - has been 

neglected over the years; 

2. It would benefit the community both 

socially and economically 

3. Better site than PENY14AS as it is 

flanked by dwellings. 





Page 257

Suggested site for development: RHO26AS: Land at the Former Ruabon Brickworks, Hafod Road 


Community: Esclusham 

Current Use: Former Industrial Use 

Ward: 

Ponciau 

Proposed Use: Mixed Use (Supporting Station Infrastructure, Informal POS, Nature 

Area (Ha): 17.23 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Former Ruabon Brickworks; brownfield but also one pasture 

field - Grade 3 Agricultural land classification (best and most 

versatile) with boundary hedgerow and linear natural 

regeneration vegetation (at least local wildlife value). 

Traditional farmed landscape to the east of the site adjacent 

to the A483. 400kV over head lines and pylons cross the 

site. The site is seen in southerly views from Hafod Country 

Park, with Hafod clay pit undergoing restoration beyond the 

site and then the settlement of Ruabon. Recommendation: 

No objection, however careful attention to landscape 

restoration and enhancement is required to rehabilitate the 

former industrial land use and sensitively set any new 

development within its rural context. 

CCW 

Mr G J Davies 

GCN on site. 



1. Proximity to adjacent landfill site 

and impact on amenity; 

2. Site should be developed for public 

open space as it would be beneficial to 

the area and would allow better access 

to Hafod Country Park, allowing 

walking and cycling routes through the 

site improving the dangerous route 

between Wrexham and Ruabon 

1 comment: National Grid prefers that 

buildings are not located directly 

Page 258

Ecology 

Trees 

Housing 

Highways 

1/3rd of this site is developable, with 1/3 managed purely for 

nature conservation and 1/3 recreation. The submitted plan 

does not devote enough land to conservation, but some 

development is possible. 

Part-developable. Trees, scrub and hedgerows within the 

site, however these will not be a constraint to development, 

subject to these being retained in the interests of biodiversity. 


Considered unsuitable for residential development due to its 

unsustainable location. A station could be supported subject 

to providing adequate access and improved pedestrian links 

to Johnstown Village. The brickworks site could be used for 

a similar employment use. 

Conservation The site is the location of the former Ruabon Brickworks 

which holds significant evidential and communal value to 

many of the surrounding villages where sensitive 

redevelopment could allow the industrial heritage and 

archaeology of the site to better recorded and interpreted. 

Two grade II listed buildings lies in close proximity to site 

where again sensitive redevelopment may offer some 

enhancement to their setting. 

CCW 

Mr G J Davies 

National Grid 

Mr Damien 

Holdstock 

CCW would object to any development on this site. 

Its located partly with Stryt Las SSSI and 

Johnstown Newt Site SAC. 

It would be necessary to conduct an assessment of 

likely significant effect on the SAC. Advice on 

possible significance can be provided by CCW and 

scope of appropriate assessment should one be 

required. 

It may be possible that significance could be 

avoided by specific changes to proposals. Advise 

that if allocated the boundary should be amended 

to exclude the land subject of the SSSI and SAC. 

The allocation of individual uses within the site 

should be 1/3 nature conservation and 1/3 public 

open space, so that the maximum developable 

area did not exceed 1/3 of the site. 

The surface water management system designed 

must be amphibian friendly. 

A high voltage overhead electricity transmission line 

crosses the site. National Grid prefers that 

buildings are not located directly beneath its 

overhead lines in the interests of the amenities of 

the potential occupiers of the properties and to 

allow quick and easy access for maintenance. 

beneath its overhead lines in the 

interests of the amenities of the 

potential occupiers of the properties. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 





Page 259

Environment 

Agency 

Ms Deborah 

Hemsworth 

CPAT 

Mr Chris 

Martin 

Due to past activities at the site, contamination of 

soils is likely to have occurred. Our records also 

indicate that the site is adjacent to a landfill known 

as Hafod Quarry. These two facts will require 

extensive investigation and possible remediation 

prior to using the land for the proposed purposes. 

The site is also adjacent to land designated as 

Johnstown Newt SSSI and SAC and therefore we 

would advise you consult with the CCW. Any 

remediation or construction work would need to be 

carried out carefully to ensure no detriment to the 

SSSI/SAC. We would also expect a site of this size 

to be connected to the mains foul sewerage system 

and we would advise consultation with the local 

sewerage undertaker to ensure there is capacity in 

the current sewerage system to allow for the 

expected increase in flows which would arise from 

the proposal. 

Neither objects or supports. The site overlies the 

former Ruabon brickworks and may require 



CBO1400 - Reserved Matters approval for Industrial Development. Granted 06.10.97 

CBO3642 - Extension of time to submit reserved matters and for commencement of industrial development. Granted 08.11.99. Expired 08.11.2002 


The site is divorced from the settlement of Rhos, a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning constraints (ecology) which would discourage development on the site and as a result is not considered suitable for 


more suitable than this one for such development. No change to deposit plan. 






Page 260


Settlement: Rossett 



Area (Ha): 1.79 

RO19LDPAS: Rear Darland High School, Chester Road 

Community: 

Ward: 

Rossett 

Rossett 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

The site comprises school grounds with a cinder playing 

pitch and is partly overlooked by houses to the north. The 

south eastern boundary is well defined and contained by 

trees. No objection 




No major constraints though trees should be retained. 

Community 


Mr F B Doyle 

Rossett 

Concerns raised to whether inclusion of this land 

within settlement limit would lead to potential 

housing development. The education use is 

acceptable but unsure whether this would be 

retained. 



1. Lack of information in relation to 

future intention on the site; 

2. No requirement to sell off sports 

facilities and extend the settlement 

bopundary at this time; 

3. Detrimental impact on traffic; 

4. Increase in noise; 

Highways 

Support - suitable for education purposes subject to 

adequate parking and turning provision. Recommend any 

development is served by the existing access off Chester 

Road. 

1 - no comment 

Page 261


P/2008/0864 - Erection of new science block. Granted 26.09.08 

Small area to north - P/2003/1480 - Outline for 1 dwelling. Refused 09.02.04 (outside settlement limit) 


The site adjoins the settlement limit of Rossett and the land currently forms part of Darland High School. Including the land in the settlement limit could allow for the future sale of the land for possible housing 








Page 262

Suggested site for development: RO24AS: 6 Rose Acre, Daisy Lane, Rossett 

Settlement: Rossett 


Proposed Use: Gypsy and Traveller Site 

Area (Ha): 0.24 

Community: 

Ward: 

Rossett 

Rossett 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open countryside; entirely within TAN 15 flood area; SLA 

and within remote semi-open landscape with limited 

development in the form of scattered farm and residential 

properties. The proposal would be out of character with the 

traditional landscape and development pattern of the 

locality. Extensive screening could allow the site use to fit 

within the landscape and mitigate visual impact, but would 

require considerable land take within this small site, leaving 

only a limited area for the intended use. Recommendation: 

The site is not suitable for this use. discount site. 

Welsh Water 

Mr Paul Brown 

Sewerage: 





1. Site does not accord with national 

guidance on locating gypsy and 

traveller sites 

Ecology 

site has been turned into hard standing, continued use is 

dependant on foul drainage 

Trees 

No comments. 

Page 263

Housing 

Highways 


Refer to comments in relation to application P/2008/0705 - 

Refused 28.07.08: 

1. The section of Daisy Lane leading to the proposed 

development site is considered substandard in width and 

junction layout to serve as a means of access to further 

residential development. 

2. There is restricted visibility in both directions at the 

existing junction with the B5102 Holt-Rossett Road and 

increased use would increase the likelihood of danger to 

road users. 

3. Parking provision at the proposed development site is 

inadequate and does not satisfy the requirements of LPGN 

16. 

4. The proposed development site is located in a rural area 

where there is no footway or street lighting provision, a 

considerable distance from any local amenities including 

schools and shops, has no public transport available and is 

considered unsustainable. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

The entire site is located in zone C2 according to 

the Development Advice Map referred to under 

TAN15. The proposal is for a residential 

development and therefore, in accordance with 

TAN15, the development category is highly 

vulnerable. The TAN states that such development 

should not be permitted within Zone C2. 

We have been consulted on two planning 

applications for a Gypsy and Traveller site at this 

location in 2008 and again in 2010. The second 

planning application was for temporary permission 

only. A Flood Consequence Assessment(FCA) 

was undertaken in 2008 and submitted with both 

planning applications but it failed to show that the 

criteria required in TAN15 to allow for residential 

development could be met. Both planning 

applications were refused and both have 

subsequently been taken to appeal. In the first 

appeal, the Inspector agreed that the site could not 

meet the requirements of TAN15 but allowed a 

temporary permission until a suitable alternative 

site was found for the occupants. The second 

appeal will be heard later this year. As the FCA 

has failed to demonstrate that the site is suitable for 

residential development, we would oppose the 

allocation of this site as an Alternative Gypsy and 

Traveller Site. Allocation of the site may result in 

the plan being unsound against test C2. 


P/2008/0705 - 6 Gypsy and Traveller pitches. Refused 28.07.08. Appeal dismissed on the grounds of being located within a C2 flood plain. 

P/2010/0834 - 2 Gypsy and Traveller pitches. Refused 12.11.10. Appeal dismissed on the same grounds 


Site lies wholly within C2 flood plain, where vulnerable development such as this is unacceptable in accrodance with TAN 15. Previous application for 6 pitches was refused and dismissed at appeal as 

appropriate mitigation could not be acheived. A further application for 2 pitches was refused for the same reasons and was dismissed on appeal due to flood risk. No change to deposit plan. 


Community 


Mr F B Doyle 

Rossett 

Objection to the establishment of a gypsy and 

travellers site for housing because permission was 

refused on flooding risk and the impact on rural 

nature of the surrounding area. 


is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 264

Suggested site for development: RT04LDPAS: Bersham Colliery Tip 

Settlement: Rhostyllen 

Current Use: Derelict Land 

Proposed Use: Park and Ride/Employment/Housing/Memorial/Museum 

Area (Ha): 13 

Community: 

Ward: 

Esclusham 

Ponciau 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Bersham tip has considerable cultural significance as a rare 

example of spoil mound next to and providing setting to the 

scheduled head gear. The 2008 planning application to 

reclaim the colliery spoil was refused by planning committee 

and CADW, but won on appeal when CADW agreed to the 

part reclamation of the site and returning the spoil mound to 

its 1960s form and extent, with the Heritage element 

proposed to be delivered through a new museum next to the 

head gear and restoration of the headgear. The rest of the 

site is to be restored to informal public open space and 

nature conservation as noted within LDP policy P44. This 

both allows for biodiversity mitigation required of any site 

development and support for Green Network mapping which 

confirms that this end use is required to resolve a local 

deficit in accessible natural greenspace. Within the wider 

locality to the north, the Croesfoel industrial estate and car 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Partly within buffer zone of Johnstown Newts Sites 

SAC. The provision of open space access land will 

be required to mitigate impacts on the SAC. Site 

should not be considered unless LPA are sure 

beyond reasonable scientific doubt that the 

proposal would not adversely affect the integrity of 

the SAC. An assessment of likely significant effects 

on the SAC will be required. 

Sewerage: 





1. The site Inadequate access onto 

A483 and the junction below; 

2. Housing in inappropriate - extension 

of settlement limit; 

3. Site should be retained as public 

open space; 

4. Access would have to be via the 

congested A5125 and Plas Grono 

Lane; 

Page 265

show rooms seen from the elevated A483 form a visually 

prominent and disparate area of development and poor edge 

of settlement / interface with this major trunk road. This 

junction and approach is a very poor gateway to Wrexham. 

Bersham tip and the birch covered lower north slopes have a 

semi natural appearance and form a prominent visual 

backdrop to all of this. The scale of the landform and tree 

cover helps take the visual focus away from the industrial 

estate and helps lift the visual quality of the locality. 

Recommendation – the site must be restored to achieve 

LDP policy P44 and support the Green Network Strategy 

and biodiversity mitigation requirements of the site. The 

development of the site for housing / park and ride is unlikely 

to allow sufficient space to deliver either of these objectives 

and further development in the locality has the potential to 

compound the already poor disparate mixed use visual 

character evident from the A483 at this important gateway to 

Wrexham. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

CPAT 

Mr Chris 

Martin 

These are all very large sites which would have to 

be served by mains foul drainage. We would 

advise consultation with the local sewerage 

undertaker to ensure there is sufficient capacity in 

the nearest sewerage system to permit a 

connection to be made. 

Neither objects or supports. The site is of historic 

importance. Development here will require prior 

evaluation and mitigation. 

Ecology 

Trees 

Housing 

Highways 

The site is a proposed country park 

A condition of planning permission to remove the spoil tip is 

that the land be restored for amenity and biodiversity. 

Adjacent to existing affordable housing scheme, could 

provide a possible extension to the existing site 



Conservation Listed buildings are situated to the north, south, east and 

west of the site and therefore redevelopment must have 

regard to protecting their wider setting. Proposals for a 

memorial or museum use would ensure better integration 

and interpretation of the adjoining colliery site and provide 

opportunities for the repair and restoration of associated 

colliery buildings. Residential use is more appropriate to the 

western and northern extremities of the site. 


P/2008/0266 - Reclamation and installation of rail freight sidings. Refused 28.07.08 for the following reason: 

1. Removal of last surviving example of a 'conical' tip in Denbighshire Coalfield contrary to Planning Policy Wales and UDP policy EC1. 

Allowed on appeal for part reclamation returning the spoil mound to its 1960's form and extent, the restoration of the headgear with a museum adjacent. The rest of the site is to be restored to informal public open 

space and nature conservation as specified in LDP policy P44. 


The site is located on the edge of Rhostyllen, a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land. 

Part of the site has permission for a museum, which was allowed on appeal on 14th July 2010. The appeal also allowed for part reclamation of the site provided that the spoil mound was returned to its 1960's 

form, along with the restoration of the headgear. The rest of the site is required to be restored to informal public open space and nature conservation as specified in LDP policy P44. Any departure from this as 

specified in the proposed use would adversely affect the provision of this reclamation and also the cultural and historical value of the spoil mound. No change to deposit plan. 

Page 266






Page 267

Suggested site for development: RT11AS: Imperial Commercials Site - Off Wrexham Rd 

Settlement: Rhostyllen 

Community: Esclusham 

Current Use: Commercial car dealer, repairs and testing 

Ward: 

Ponciau 


Area (Ha): 0.95 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

No objection to change of use to residential which would be 

consistent with approvals for residential development to the 

west and east of this site. Frontage of development needs 

careful consideration and should adopt the approach taken 

by proposals for the National Trust site to the east. The 

southern boundary comprising Glanyfron Brook (flood 

mapping extends some 20m into the site), vegetation and 

trees would exclude some 25% of the site from development 

and possibly more, subject to potential nature conservation 

enhancement requirements. 

Some river restoration required with any development. 

Developable, subject to enhancement of the green corridor 

along the edge of the brook. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 





1 1 in support for residential use but 

suggests that the allocation should 

also include employment. 

Page 268

Housing 

Highways 

Adjacent to existing affordable housing scheme, could 

provide a possible extension to the existing site 

The site is suitable for residential development subject to 

improvements for pedestrians and the existing site access 

being used to serve the site. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

There is a very small section of C2 flood zone 

adjacent to the river at the southern boundary of 

the site, which would require investigation, by way 

of Flood Consequence Assessment, at the planning 


proposed within this area. 

Conservation Listed buildings are situated to the north, south, east and 

west of the site and therefore redevelopment must have 

regard to protecting their wider setting. Proposals for a 

memorial or museum use would ensure better integration 

and interpretation of the adjoining colliery site and provide 

opportunities for the repair and restoration of associated 

colliery buildings. Residential use is more appropriate to the 

western and northern extremities of the site. 


P/2011/0165 - Residential. Pending at 08.04.2011 


The site is located within the settlement limit of Rhostyllen and as such would be suitable for development in accordance with the strategy. This site could be allocated should the inspector decide at the 

Examination in Public that further sites are required, otherwise the site could be developed under the windfall policy subject to satisfying all other material planning considerations. There is currently a pending 

outline application on this site which if granted prior to submisison would be included in the pipeline. No change to deposit plan. 





Page 269


Settlement: Ruabon 

Current Use: Greenfield 



RU02LDPAS: Land at Pont Adam, Ruabon 

Community: 

Ward: 

Ruabon 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 

The site is private, but provides local accessible natural 

greenspace (well worn footpaths) and scenic views from 

adjacent houses of the site (mature oak tree, edge trees, 

brambles and scrub) and to wider countryside (Wynnstay 

estate). Recommendation: The site with its rural qualities 

and access is locally valued and used. Discount site 

1 large oak tree which should be protected, but site is 

probably not of high ecological value. 

Part-developable, subject to important trees being retained 

and incorporated into the development design. 

As previous settlement limit boundary? 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Community 


Mr R P 

Bennett 

Ruabon 


Sewerage: 




Ruabon community council has carefully 

considered the representations and strongly objects 

to all of the sites in Ruabon. Members feel that 

none of the sites should be allocated.Pont Adam 

forms an important element of the attractive rustic 

character of the area. 


1. Poor access and increases in traffic; 

2. Sewerage and drainage issues ; 

3. Loss of green space and green 

barrier; 

4. No need for additional houses; 

5. Mature trees on the site; 

6. Loss of wildlife; 

7. Noise and pollution barrier from the 

by -pass 

8. Increase flooding if built on; 

9. Limited facilities in the area; 

Page 270

Highways 




P/2002/0039 - Outline for 9 dwellings. Refused. Outside settlement limit and within Green Barrier. 


The site is located on the edge of Ruabon in a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in 

either Wrexham Town or the Western villages. In addition, the site has planning history and constraints (landscape and highways) which would discourage development on the site and as a result is not considered 


would be more suitable than this one for such development the site constraints could not be overcome to allow development in this area. No change to deposit plan. 






Page 271




Proposed Use: Housing 

Area (Ha): 0.58 

RU07LDPAS: Opposite Dolannog, Plas Benion Road 

Community: 

Ward: 

Penycae 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Highways 

No major ecological constraints though a survey of the 

adjacent pond will be required to rule out the presence of 

GCN. 

Object - the site is not considered suitable for development 

as it is not in a sustainable location. 


1. Green belt grazing land; 

2. High accident rate - increases in 

traffic would make this worse; 

3. Mine shafts present; 

4. Inadequate access and visibility; 

5. Previous planning proposals have 

been rejected; 

6. Inadequate drainage and sewerage 

systems; 

7. Public footpath runs through the site; 

8. Impact on neighbouring residents 

amenity; 

9. No facilities in the area; 

10. No need for further housing in the 

area 

Page 272


None 



Wrexham Town or the Western villages. In addition the site has planning constraints (highways) which would discourage development on the site and as a result is not considered suitable for allocation. No 







Page 273

Suggested site for development: RU16AS: Land to rear of Afon Coch 


Current Use: Unallocated land in settlement limit of Johnstown 

Proposed Use: Encompass Existing Residential 

Area (Ha): 1.72 

Community: 

Ward: 

Ruabon 

Ruabon 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Housing 

Highways 

The site is within the SAC buffer entirely for Johnstown Newt 

Site and partly for the River Dee. I would not object to part 

of the site (the area previously developed and the part of the 

site identified in p/2010/1040) being included in settlement 

but would strongly object to the currently tree lined southern 

strip and the ecological mitigation area of the approved 

p/2010/1040 being included in any settlement limit. This is 

due to the long term use of the area by great crested newt, 

and its proximity to the SAC. 


Support, the site is suitable for development subject to the 

provision of an adequate site access 

CCW 

Mr G J Davies 

CPAT 

Mr Chris 

Martin 

CCW 

Mr G J Davies 

No objection but recommend wooded area to south 

of the dwellings is excluded from the settlement 

limit to ensure safeguarding of existing woodland as 

wildlife corridor and general biodiversity benefits. 

General comment: The site contains the line of 

Offa's Dyke and will require evaluation prior to any 

development. 






2 Objections to the site on grounds of: 

1. Existing employment use of the 

site - unobtrusive and has little impact 

on residents; 

2. Strain on community resources; 

3. Undermines a coherent strategy 

and realistic and appropriate policies 

and allocations in the plan; 

4. Site should be green barrier to 

prevent coalescence of Ruabon and 

Johnstown; 

Page 274


Various apps for single units in northern part of site that have been built. 

Application in middle part of site for 6 houses - P/2010/0671 - Refused 24.09.10 due to inappropriate layout, access, parking and information on the impact upon the SAC buffer. 

P/2010/1040 - 6 houses pending at 22.03.2011. 


This site is included within the settlement limit within the UDP, but has been amended in the LDP as separate employment boundaries have been applied to the industrial areas that lie either side of this site. It 

does not therefore form a logical boundary with the main settlement limit due to its location and as a result has been excluded. No change to deposit plan. 


Community 


Mr R P 

Bennett 

Ruabon community council has carefully 

considered the representations and strongly objects 

to all of the sites in Ruabon. Members feel that 

none of the sites should be allocated. 


site is compliant with the SA/SEA/Habitat Regs rests with the representor.No information has been supplied with regards to the Habitats Regulations. 


Page 275

Suggested site for development: SO03AS: Land to the rear of Pats Coaches, Southsea 

Settlement: Southsea 

Community: Southsea 

Current Use: Service Yard 

Ward: 

Southsea 

Proposed Use: Expansion to Bus Depot 

Area (Ha): 0.17 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Ecology 

UDP T10 proposed cycleway / footpath runs through this 

site. A 10m wide corridor would need to allowed for (4m 

paved surface and 3m strip either side for grass verge, new 

hedgerow/ tree planting) to maintain an attractive rural 

corridor which encourages use. Any less special provision 

would deter use. Adjacent residential properties currently 

benefit from undeveloped views of greenspace. 

Recommendation: UDP T10 requirements and existing 

amenity issues would be unacceptably impacted upon by 

expansion of the bus depot 

No comments. 

Wildlife site 

Community 


Mr Steve 

Wilson 

Broughton 

CCW 

Mr G J Davies 

Opposes any extension of the settlement limit. 

Further development could have an adverse impact 

upon residents. 






36 35 Objections to the site on the 


1. Site is outside of the settlement 

limit; 

2. Impact on wildlife and habitats; 

3. Impact on amenity of adjoining 

occupiers (noise, dust, fumes, pollution) 

4. Depot is too big for Southsea - 

alternative site should be sought that is 

more suitable for the scale of 

operations; 

5. Impact on green barrier; 

6. Impact on health and wellbeing of 

residents; 

7. Unauthorised development on the 

site; 

Page 276

Enforcement 

General comment. Expansion of site has been subject to 

enforcement action. Further encroachment into land south 

of the mineral line has occurred. Business operations have 

outgrown the site and being mindful of TAN 6 an alternative 

site would be the best way forward. Commercial use of the 

land south of the settlement limit is lawful. This land could 

be best used ancillary to a residential development with strict 

controls. Any commercial use is likely to have an unwanted 

impact. Some provision for long distance pedestrian route 

should be encouraged whichever way the site is developed. 

8. Impact on highway safety; 

1 in support (original representor) 

Highways 

This site crosses long distance cycling walking route no.3 

under policy P32 in the LDP. Although there are no 

immediate proposals to construct this route for pedestrian 

/cycle use, it is necessary to safeguard it for such. 


ENF/2009/0694 - Land is already used in connection with bus depot and given the length of time it has been used is exempt from enforcement. 


The proposed use wording 'expansion of bus depot', is misleading, the proposal is to include land within the settlement limit only. This is to regularise the current situation where the land lies outside the settlement 

limit and to ensure any additional storage sheds etc required by Pat's Coaches are not refused. However, amending the settlement limit in this location would be illogical and could jeapordise the future 

development of a walking and cycling route. In addition, the site also forms part of a wildlife site. No change to deposit plan. 



site is compliant with the SA/SEA/Habitat Regs rests with the representor. No information has been supplied with regards to the Habitats Regulations. 


Page 277

Suggested site for development: TREV11AS: Glen Craig, Llangollen Road, Trevor 

Settlement: Trevor 

Current Use: Garden outside settlement limit 


Area (Ha): 0.27 

Community: 

Ward: 












Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Trees 

Open Countryside; Green Barrier; site provides openness 

and undeveloped greenspace valued within residential views 

from the rear of adjacent properties. Northern ¼ of the site 

has scrub/ trees which would help integrate any 

development if this site went forward and would therefore 

need to be conserved. The extension of the site to the 

disused railway line provides some logic and consistency 

with the settlement limit to the south. Recommendation: A 

possible site for consideration. Retention of existing 

vegetation, new planting to provide visual mitigation for 

existing residential properties and provide appropriate rural/ 

urban edge would reduce the developable area to 60% of 

the site area. 

No comments. 

Network Rail 

Ms Diana 

Clarke 

Community 


Mrs S Jones 

Llangollen 

Rural 

CPAT 

Mr Chris 

Martin 


No objections. 

The site iles within the consultation area for the 

Pontcysyllte World Heritage Site. Cadw may need 

to be consulted on any development within it. 

Page 278

Ecology 

The land appears to be of high ecological value, unsuitable 

for a housing development if that is the end goal. 

Conservation Within the buffer Zone of the WHS. Inclusion of the area as 

garden would not adversely affect the character of the buffer 

zone or detract from the Outstanding Universal Value or 

experience of the WHS 

Highways 



P/2000/0417 - Incorporation of land into residential curtilage. Granted 11.07.2000 

P/2010/0475 - Greenhouse, shed and summerhouse. Granted 30.06.2010 


The site is located on the edge of Trevor, a western village and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land. In 

addition, the site is within a green barrier, within the World Heritage Site buffer and has high ecological value. It is not therefore considered suitable for development. The current exclusion of this site from the 

settlement limit does not preclude its use as a garden, for which it was granted planning permission in 2000. Any extension to the settlement boundary would be illogical and contrary to the aims of the Plan. No 






Page 279

Suggested site for development: WIE04AS: Kingmoor Park, Bryn Lane, Wrexham Industrial Estate (UDP EMP E3) 

Settlement: Wrexham Industrial Estate 

Community: Isycoed 

Current Use: None 

Ward: 

Holt 

Proposed Use: Employment Development - single user 

Area (Ha): 39 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Formerly an exceptions site for a single user industrial 

development and now deleted from the LDP. The site 

comprises two areas of differing landscape character. The 

area north of the central belt of trees is rural agricultural 

land, very open, part of the Dee Terraces landscape and is 

sensitive to change from industrial development. This area 

has now been included within the SLA given its rural and 

scenic characteristics. The southern area has mixed use 

with agricultural land, brownfield land, greater visual 

influence and connection with the industrial estate and 

therefore less sensitive to change from industrial 

development. Recommendation: should the need for 

industrial expansion of the estate be demonstrated, I would 

not object to the southern part of the site being progressed, 

but I would object strongly to the northern area. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

No objection provided appropriate GCN mitigation 

and compensation measures and amphibian 

friendly surface water management systems. 

Sewerage: 










11 10 Objections to the site on the 


1. Loss of agricultural land and food 

production; 

2. Over provision of employment land 

in the area and a number of 

undeveloped sites and empty sites on 

the Wrexham Industrial Estate; 

3. In the open countryside; 

4. No need for a single user site; 

5. Impact of development on the 

landscape and countryside; 

6. Impact on wildlife and habitats, 

including newts, owls and birds; 

7. Impact on highway safety and 

increased volumes of traffic; 

Page 280

Ecology 

Trees 

Highways 

This site has a known GCN breeding pond there is also a 

nesting barn owl in a tree on the sites boundary. When 

visited a number of lapwings were observed on site. The 

number of ditches, hedges, trees and wildlife corridors on 

site would make development without adverse impacts on 

European Protected Species extremely difficult. At best only 

1/3 of this site is developable on condition that the remainder 

is managed in perpetuity for nature conservation. 

For the most part developable, subject to important trees 

and hedgerows being retained, including TPO trees and 

woodland, and these being incorporated into development 

design. 

It is recommend that a Transport Assessment and Travel 

Plan is carried out prior to any development taking place. 

Assuming development is feasible, a number of 

improvements will be required including footway provision, 

provision of right hand turning lane(s) and financial 

contribution to improve public transport facilities. 

Community 


Mr Steve 

Wilson 

Isycoed 

Local Member 


G Morris 

Holt 

Part of the site already has permission which 

means the whole site is not available for a single 

user. If at a later date, a single user is identified, 

this could be dealt with as a departure from the 

plan. 


- the draft plan sets out sufficient employment land 

for the purposes of the plan period 

- the site is outside of the settlement and is an 

exceptions site in the UDP. It has not been required 

during the life of that plan asa single user and the 

landowner has consistently attempted to develop 

the site for general purposes. Land should only be 

allocated if there is a reasonable prospect of 

development, there is no need for a continuation of 

this policy in the LDP. There is a large site (formerly 

Firestone) within the settlement which should be 

developed first. 



development within settlement limits and not to 


- The land has been actively marketed for units of 

50,000 to 100,000 sq ft on a design build basis 

which is contrary to UDP policy E3 for a single user. 

- The appeal decision recognises the importance of 

the open character of the northern part of the site, 

this should remain free of development 

- There is a band of trees dividing the northern and 

southern sections subject to a TPO. 

- Given the site now has planning consent on the 

southern section, unless permission was revoked, it 

would not be possible to allocate the entire site for 

a single user 

- Allocation as a single user would be restrictive 

and not necessarily in the best location. If a single 

user site was required this could be dealt with as a 

'departure' from the plan. 

1 in support (original representor) 

CPAT 

Mr Chris 

Martin 

Neither objects or supports. The site contains the 

remains of ridge and furrow field systems. These 

features may need to be recorded prior to any 

development. 


P/2008/0993 - Outline for B2/B8 Refused 06.07.09. Appeal (06.05.10) allowed for development of southern part of site, but dismissed for northern for following reasons: 

1. Contrary to UDP single user policy E3 and no definitive identified need for the development of this part of the site. 

2. Impact upon rural character and appearance of the area. 

Page 281


The site lies on the edge of the settlement limit adjacent to the Wrexham Industrial Estate and is allocated as a single user in the UDP. It is, however unallocated in the LDP. Since the LDP has been prepared, 

the southern part of the site has planning permission granted on appeal. This part should therefore be included within settlement limit. Change depoit plan to include south part of site with planning permission 

within settlement limit. 

The northern part of the site should not be allocated as a result of the visual impact on the landscape and ecological constraints. In reference to the appeal decision for the site (APP/H6955/A/09.2113258, paras 

51, 52 & 55), the impact on the countryside would be substantial and unjustified. In additon, it is unlikely that there will be a need for a site of such size over the plan period. No change to deposit plan. 





Page 282

Suggested site for development: WIE04AS1: Kingmoor Park, Bryn Lane, Wrexham Industrial Estate (UDP EMP E3) 


Community: Isycoed 

Current Use: Field 

Ward: 

Holt 

Proposed Use: Employment Development - general 

Area (Ha): 39 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Formerly an exceptions site for a single user industrial 

development and now deleted from the LDP. The site 

comprises two areas of differing landscape character. The 

area north of the central belt of trees is rural agricultural 

land, very open, part of the Dee Terraces landscape and is 

sensitive to change from industrial development. This area 

has now been included within the SLA given its rural and 

scenic characteristics. The southern area has mixed use 

with agricultural land, brownfield land, greater visual 

influence and connection with the industrial estate and 

therefore less sensitive to change from industrial 

development. Recommendation: should the need for 

industrial expansion of the estate be demonstrated, I would 

not object to the southern part of the site being progressed, 

but I would object strongly to the northern area. 

CCW 

Mr G J Davies 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

No objection provided appropriate GCN mitigation 

and compensation measures and amphibian 

friendly surface water management systems. 

Sewerage: 












1. Loss of agricultural land and food 

production; 


in the area and a number of 

undeveloped sites and empty sites on 

the Wrexham Industrial Estate; 

3. In the open countryside; 

4. No need for a single user site; 

5. Impact of development on the 

landscape and countryside; 

6. Impact on wildlife and habitats, 

including newts, owls and birds; 

7. Impact on highway safety and 

increased volumes of traffic; 

Page 283

Ecology 

Trees 

Highways 

This site has a known GCN breeding pond there is also a 

nesting barn owl in a tree on the sites boundary. When 

visited a number of lapwings were observed on site. The 

number of ditches, hedges, trees and wildlife corridors on 

site would make development without adverse impacts on 

European Protected Species extremely difficult. At best only 

1/3 of this site is developable on condition that the remainder 

is managed in perpetuity for nature conservation. 

For the most part developable, subject to important trees 

and hedgerows being retained, including TPO trees and 

woodland, and these being incorporated into development 

design. 

It is recommend that a Transport Assessment and Travel 

Plan is carried out prior to any development taking place. 

Assuming development is feasible, a number of 

improvements will be required including footway provision, 

provision of right hand turning lane(s) and financial 


Community 


Mr Steve 

Wilson 

Isycoed 

Local Member 


G Morris 

Holt 

There is already sufficient land for employment. 

There is no need for additional land. In reference 

to appeal decision APP/H6955/A/09/2113258WF, 

there is a line of trees through the centre of the site 

which provides a natural boundary and further 

encroachment could be harmful to the Dee Terrace. 




- the site is outside of the settlement and is an 

exceptions site in the UDP. It has not been required 

during the life of that plan. Sufficient land available 

for general employment land including part of the 

site subject to appeal APP/H6955/A/09/2113258 

P/2008/0993. The appeal was allowed but was not 

user specific, it remains undeveloped and could 

therefore meet the needs for general employment 

purposes. 





- The land has been actively marketed for units of 

50,000 to 100,000 sq ft on a design build basis 

which is contrary to UDP policy E3 for a single user. 

- The appeal decision recognises the importance of 

the open character of the northern part of the site, 

this should remain free of development 

- There is a band of trees dividing the northern and 

southern sections subject to a TPO. 

- Given permission on the southern half there is 

sufficent employment land in WIE and the county. 

1 in support of proposal (original 

representor). 


P/2008/0993 - Outline for B2/B8 Refused 06.07.09. Appeal (06.05.10) allowed for development of southern part of site, but dismissed for northern for following reasons: 

1. Contrary to UDP single user policy E3 and no definitive identified need for the development of this part of the site. 

2. Impact upon rural character and appearance of the area. 


The site lies on the edge of the settlement limit adjacent to the Wrexham Industrial Estate and is allocated as a single user in the UDP. It is, however unallocated in the LDP. Since the LDP has been prepared, 

the southern part of the site has planning permission granted on appeal. This part should therefore be included within settlement limit. Change depoit plan to include south part of site with planning permission 

within settlement limit. 

The northern part of the site should not be allocated as a result of the visual impact on the landscape and ecological constraints. In reference to the appeal decision for the site (APP/H6955/A/09.2113258, paras 

51, 52 & 55), the impact on the countryside would be substantial and unjustified. In additon, it is unlikely that there will be a need for a site of such size over the plan period. No change to deposit plan. 



Page 284



Page 285

Suggested site for development: WIE05AS: Oak Site, Redwither Road, Wrexham Industrial Estate 



Current Use: Vacant Industrial Land 

Ward: 

Isycoed 


Area (Ha): 22 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

This is a large site on the edge of the Industrial Estate, with 

brownfield land contained by the Redwither Brook to the 

west, the Clywedog River to the south and appearing to 

merge with the wider agricultural landscape beyond. 

Landscape features of value within the site comprise an 

undisturbed woodland buffer associated with the waterways. 

Designated SLA – for its semi natural riparian landscape 

contributing to rural characteristics and screening which 

helps minimises the visual impact of the WIE from the wider 

landscape. The naturalised brownfield areas of the site also 

have the potential to support a diverse range of habitats to a 

greater extent than is found on adjacent agricultural land. 

Recommendation: Discount site due to landscape and 

habitat sensitivity. 

Wildlife site 

Network Rail 

Ms Diana 

Clarke 

CCW 

Mr G J Davies 


Objection: 

Although previously allocated for development. 

Recent surveys show site is shown to be 

ecologically important for mesotrphic grassland and 

grizzled skipper butterfly. The only known site in 

Wrexham and protected under section 42 of the 

NERC Act 2006. 


1. Oak road being very busy with 

vehicles parked on both sides of the 

road: 

2. BICC factory is now 3 units with a 

lot of haulage traffic to and from the 

site; 


4. Industrial history - possible 

contamination of land; 

5. Empty units and factories on the 

estate that could be used; 

6. New units should be planned 

around the link road 

Page 286

Trees 

Highways 


and enough scrub land being left undisturbed for wildlife. 

It is recommend that a Transport Assessment is carried out 

prior to any development taking place. A Travel Plan will also 

be required for any proposed development. Assuming 

development is feasible, a number of improvements will be 

required including footway provision and financial 


Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 

1 in support submitting further 

justification for site. 





Environment 

Agency 

Ms Deborah 

Hemsworth 

There is a small section of C2 flood zone on either 

side of the river running through the site, which 




proposed within this area. The site is also located 

on a Principal Aquifer and is also within Special 

Protection zones 2 and 3. Prior to any 

development of the site, an investigation will be 

required to ensure that construction can be effected 

without detriment to the underlying aquifer. Any 

foul drainage must be connected to the mains 

sewerage system and liaison with the local 

sewerage undertaker will be required to ensure 

capacity within the existing system. 

CPAT 

Mr Chris 

Martin 

Neither objects or supports. The site partly overlies 

remains associated with the Royal Ordnance 

Factory Marchwiel and may require evaluation prior 



P/2000/0019 - Outline for Industrial Development. Granted 10.07.2000. Expired 10.07.2003 


The site lies outside the settlement limit of WIE. It was previously included in the settlement limit of th UDP butwas excluded from the settlement limit during the review of employment land to inform allocations in 

the Local Development Plan. Although the site was previously in the settlement limit, it has naturally regenerated and is constrained by a local wildlife designation,containing a diverse range of habitats. Its 

appearance is also such that it sits more readily with the surrounding countryside landscape and does not form a natural part of the industrial estate. Even if it could be clearly demonstrated that additional 

employment land is required, given the constraints on site, it would not be considered suitable for allocation or development. No change to deposit plan. 




Page 287


Page 288


Settlement: Worthenbury 



Area (Ha): 1.24 

WO04LDPAS: Mulsford Lane, Worthenbury 

Community: 

Ward: 

Willington / Worthenbury 

Bronington 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Open countryside and SLA adjacent to settlement; open 

pasture field with hedgerow boundaries; site allows open 

rural views from residential properties; the development of 

the site would fit reasonably well with the existing village 

pattern. Recommendation: A sensitive development with 

village green/ open space towards the centre of the village 

and retention of attractive footpath link to countryside 

beyond would be required 

Improved agricultural land, some nice trees around the 

perimeter which should be retained. Ecological survey 

required 

Developable, subject to the retention of trees and hedgerows 

and these being incorporated into the development design. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 


1. Highways - narrow lanes, poor 

access and increased congestion; 

2. Flooding; 

3. Minimal services and facilities; 

4. Sewerage and drainage issues; 

5. Directly adjoins the conservation 

area; 

6. Little demand for houses in the area; 

7. Loss of wildlife; 

8. Increase in carbon footprint and 

carbon emissions; 

9. Does not comply with the preferred 

strategy; 

1 in support of site with further 

Page 289

Housing 


Conservation Site is located on the edge of the Conservation Area at a 

prominent bend in the road that leads into the village centre. 

Several grade II listed buildings are located in close 

proximity where new development could potentially 

negatively impact upon their setting, particularly Frog 

Cottage to the north which is of a humble scale and design 

and it's significance and interest could easily be lost in new a 

new residential scheme in close proximity. With regards to 

the Conservation Area part of it's character is derived from 

the strong visual links with the surrounding fertile pasture 

fields. The site proposed is very important to this character 

given its prominent position and visibility particularly from the 

centre of the village. Developing this site would remove the 

visual links and detract significantly from the character of the 

Conservation Area. 

Environment 

Agency 

Ms Deborah 

Hemsworth 

CPAT 

Mr Chris 

Martin 





The sites are on Principal aquifers and there is also 

no mains sewerage in the area. Careful 

consideration will be required to ensure foul 

drainage can be disposed of without causing 




Neither objects or supports. The site is within the 

defined historic core of Worthenbury and may 


justification submitted. 

Highways 

The proposed development site would therefore not appear 

to meet the requirements of the settlement policies (3.4) 

detailed in TAN 18. 


None 


suitable access off the B5069 which could provide the 

required visibility splays, I would recommend the submission 

of a Transport Assessment. However, I would consider this 

site to be in an unsustainable location given the lack of 

public amenities in the village and lack of public transport 



The site is located on the edge of Worthenbury in the rural hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. However, there are opportunities for development of affordable housing rural exception sites in the western and rural villages and part of this site may be 

suitable for development for this purpose under policy P4 of the deposit plan subject to overcoming sewerage isuses and satisfaction of all other material planning considerations. No change to deposit plan. 






Page 290


Settlement: Worthenbury 



Area (Ha): 0.31 

WO05LDPAS: Opposite Queensford, Off Mulsford Lane Worthenbury 

Community: 

Ward: 

Willington 

Bronington 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Open countryside and SLA at the end of the village, but not 

abutting the settlement limits; dense hedgerow boundary 

potentially important. This site has less physical connection 

with the village pattern than WO04LDPAS. 

Recommendation: This site is less preferable than 

WO04LDPAS, in terms of landscape/ townscape fit and 

community contribution potential, however any development 

of this site would have less impact upon residential views 

Semi improved pasture covered in scattered trees and 

surrounded by large hedgerows. Some very old fruit trees at 

the front of the site and some new planting. The hedge to 

the front is large and species rich and development on this 

site will almost certainly require its removal because visibility 

is poor. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 


1. Flooding; 

2. Highways issues - narrow lanes, 

poor access and increased congestion; 

3. Minimal services and facilities; 

4. Little demand for houses in the area. 

Page 291

Trees 

Housing 

Not-developable due to the constraints posed by the 

surrounding trees and hedgerows, which leaves little space 

left for development. 


Conservation The site lies close to the grade II Bowling Bank Farm and 

outbuildings where any new development could potentially 

impact upon the setting and rural and agricultural character 

of these buildings. Whilst the site lies just outside the 

Conservation Area it is positioned on an important approach 

into the village and the Conservation Area and the design, 

scale, density and materials etc would need to consider this 

aspect in order to respect the rural setting and character of 

the Conservation Area. 

Environment 

Agency 

Ms Deborah 

Hemsworth 





The sites are on Principal aquifers and there is also 

no mains sewerage in the area. Careful 

consideration will be required to ensure foul 

drainage can be disposed of without causing 




Highways 

The proposed development site would therefore not appear 

to meet the requirements of the settlement policies (3.4) 

detailed in TAN 18. 


None 


suitable access off Mulsford Lane which could provide the 

required visibility splays, I would consider this section of 

Mulsford Lane to be of insufficient carriageway width to 

accommodate any significant increase in vehicle 

movements. I would also consider this site to be in an 

unsustainable location given the lack of public amenities in 

the village and lack of public transport infrastructure. 


The site is located on the edge of Worthenbury in the rural hinterland and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield 

land in either Wrexham Town or the Western villages. In addition, the site has planning constraints (trees and highways) which would discourage development on the site and as a result is not considered suitable 








Page 292





Area (Ha): 16 

WR11LDPAS: Stansty Lodge, Between Mold Road and A483, Wrexham 


Ward: 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside; Green Barrier; Grade 2 Agricultural land 

classification (best and most versatile); pasture land with 

remnant hedgerow, otherwise very open with some mature 

field trees in the north east of the site adjacent to the farm 

buildings; well maintained low hedgerow boundaries to the 

west and eastern edges of the site allow views, with tree 

lined boundaries to the north and along the A483. The rural 

character, openness and undeveloped nature of the site is 

particularly apparent from the Mold Road (A541), on leaving 

and approaching Wrexham. Much of the A541 has a rural 

corridor character (although this has been eroded in places 

within Gwersyllt) but remains a positive and distinctive 

attribute appreciated along this principle route in and out of 

Wrexham. Recomendation: the site’s openness and rural 

character is very apparent from the A541and clearly 

supports the purpose of the Green Barrier in avoiding the 

Local Member 


Arfon Jones 


CCW 

Mr G J Davies 

Object on the grounds of loss of green fleld land, 

that the land is outside of settlement and that there 

is no need for this type of development due to the 

Western Gateway. 

Site is allocated within 500m of Mold Road GCN 

compensation sites, therefore no objection provided 

design requirements include appropriate GCN 

mitigation, compensation and amphibian friendly 

surface water management systems. 








1. Green barrier; 

2. Open countryside; 


in the County Borough; 

4. Agricultural land; 

5. Highways issues - heavy congestion 

6. No credible evidence to support the 

site; 

7. Contrary to preferred strategy and 

Plan 

1 Support for the site on the grounds 


Page 293

Ecology 

Trees 

Highways 

coalescence of Gwersyllt and Wrexham. Development would 

have a detrimental impact upon this area of strategically 

important landscape. 

GCN mitigation and compensation required but no major 

constraints 

Developable, subject to important trees and hedges being 

retained and incorporated into the development design. 

Although possible to create an acceptable access, the local 

road network is already congested. A full traffic impact 

assessment would therefore be required with mitigation 

measures to alleviate any traffic problems. 

Local Member 


Griffiths 

Gwesyllt 

East/South 

Welsh Water 

Mr Paul Brown 

Comments: 

CE1: This proposed site is outside of the settlement 

limit within green barrier of open countryside 

against the strategy set out. Wrexham County 

Borough Council has enough brown field sites 

within its own settlement limits would make this site 

allocation contrary to the present and coherent paln 

and strategy. 

CE2: It is not known whether this site (outside 

settlement limits) has been put forward on credible 

evidence and allocation of this site would be non 

compliant with strategy. 

Sewerage: 




1. Development would relieve existing 

highway and infrastructure pressures 

Local Member 


George 

Gwersyllt 

East/South 

Object 

- the site is outside of the settlement limit within the 

green barrier and goes against the plan strategy. 

Enough brownfield land within its settlements 

- Site not based on evidence of any credibility, 

therefore non compliant with the plan strategy 


None 


The site is located on the edge of the Wrexham Town settlement limit and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land. In addition, the site lies within open countryside, within a Green Barrier, is on high grade agricultural land and the local road network is congested. The openness and rural character of the site in its 

wider context supports the purpose of the Green Barrier in this location which prevents coalescence between Wrexham and Gwersyllt. The A483 acts as an obvious boundary to further development beyond 

Wrexham Town and any extension to this boundary would be unacceptable. Furthermore, the site constraints could not be overcome to allow development in this area. No change to deposit plan. 






Page 294




Proposed Use: Retail / Leisure 

Area (Ha): 16 

WR11LDPAS1: Stansty Lodge, Between Mold Road and A483, Wrexham 


Ward: 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 


classification (best and most versatile); pasture land with 

remnant hedgerow, otherwise very open with some mature 

field trees in the north east of the site adjacent to the farm 

buildings; well maintained low hedgerow boundaries to the 

west and eastern edges of the site allow views, with tree 

lined boundaries to the north and along the A483. The rural 

character, openness and undeveloped nature of the site is 

particularly apparent from the Mold Road (A541), on leaving 

and approaching Wrexham. Much of the A541 has a rural 

corridor character (although this has been eroded in places 

within Gwersyllt) but remains a positive and distinctive 

attribute appreciated along this principle route in and out of 

Wrexham. Recomendation: the site’s openness and rural 

character is very apparent from the A541and clearly 

supports the purpose of the Green Barrier in avoiding the 

CCW 

Mr G J Davies 

Local Member 


Griffiths 

Gwesyllt 

East/South 






CE1: This proposed site is outside of the settlement 

limit within green barrier of open countryside and 

would go against the strategy set out by the 

Council. Council has enough brown field sites 

within settlement limits, and makes this site 

contrary to the present plan and coherent strategy. 

CE2: Not aware this site is based on evidence of 

any credibility therefore to include this site would 

not comply with the strategy because its outside 

settlement. 




2. Open countryside; 


in the County Borough; 


5. Highways issues - heavy 

congestion 

6. No credible evidence to support the 

site; 

7. Contrary to preferred strategy and 

Plan; 

8. Adequate out of town shoping and 

leisure facilities; 

Page 295

Ecology 

Trees 

Highways 


None 

coalescence of Gwersyllt and Wrexham. Development would 

have a detrimental impact upon this area of strategically 

important landscape. 

GCN mitigation and compensation required but no major 

constraints 



Although possible to create an acceptable access, the local 

road network is already congested. A full traffic impact 

assessment would therefore be required with mitigation 

measures to alleviate any traffic problems. 


The site is located on the edge of the Wrexham Town settlement limit and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land. In addition, the site lies within open countryside, within a Green Barrier, is on high grade agricultural land and the local road network is congested. The openness and rural character of the site in its 

wider context supports the purpose of the Green Barrier in this location which prevents coalescence between Wrexham and Gwersyllt. The A483 acts as an obvious boundary to further development beyond 

Wrexham Town and any extension to this boundary would be unacceptable. Furthermore, the site constraints could not be overcome to allow development in this area. No change to deposit plan. 


Welsh Water 

Mr Paul Brown 

Local Member 


George 

Gwersyllt 

East/South 

Local Member 


Arfon Jones 


Sewerage: 




Object 

- the site is outside of the settlement limit within the 

green barrier and goes against the plan strategy. 

Enough brownfield land within its settlements 

- Site not based on evidence of any credibility, 

therefore non compliant with the plan strategy 

Object on the grounds of green field land, that the 

site is located outside of the settlement limit and 

that there is no need for this type of development 

2 Representations in support for the 

site on the grounds of: 

1. Development would relieve existing 

highway and infrastructure pressures 





Page 296






WR15LDPAS: Land at The Meadows Llay New Road 

Community: 

Ward: 

Gwersyllt 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 



north eastern boundary abuts Watt’s Dyke SAM; PROW 

follows the eastern boundary; rough pasture; signs of 

informal access and circuit used for dog walking; The 

openness and rural character of the site is apparent from the 

Llay Road and contrasts markedly from Wrexham, when 

leaving the town and crossing over the A483. The purpose 

of the Green Barrier and value of avoiding the coalescence 

of development with other pockets of residential 

development is very apparent here; Green networks 

mapping indicates a new accessible natural green space is 

required in this locality to address local deficits in Rhosrobin 

and Wrexham Town; Public Open Space Study indicates 

Gwersyllt East and South ED has a deficit in Children’s 

equipped playground, Informal open space and Outdoor 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 







1. Highways - congestion; 

2. Noise to residents backing onto 

Llay New Road; 

3. Impact on wildlife and habitats / 

vegetation; 

4. Area is popular with runners and 

dog walkers; 

1 in support of the proposal (no 

reasons given). 

Page 297

sport and Stansty ED (just south of the site and A483) has a 

deficit in Children’s Equipped playground and Outdoor 

Sport. Recommendation – the site is within a strategic 

location for resolving deficits in accessible natural green 

space and deficits in Children’s equipped playground and 

Outdoor Sport. The delivery of these community facilities 

needs to take precedence and could occupy up to 60% of 

the site. Limited residential development located to the east 

of the site with green space/ play and sports provision nearer 

to Llay Road, would also help retain a degree of openness 

and avoid urban coalescence and support the purpose of the 

Green Barrier 

CPAT 

Mr Chris 

Martin 

Neither objects or supports. The site directly 

adjoins the line of Watt's Dyke and affects both the 

dyke and its setting. It will require evaluation prior 


Ecology 

Trees 

Highways 

Housing 

Some features of interest within site, small hawthorns and 

tall ruderal vegetation. The green corridors must be 

protected. 





Green barrier 


None 


The site is located on the edge of the settlement limit of Wrexham Town and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land. The site is within open countryside, within the Green Barrier and on high grade agricultural land and is essential to the Green Network Strategy. As such the site is not considered suitable for 

allocation. The openness and rural character of the site in its wider context supports the purpose of the Green Barrier in this location which prevents coalescence between Wrexham and Rhosrobin. The A483 acts 

as an obvious boundary to further development beyond Wrexham Town and any extension to this boundary would be unacceptable. Furthermore, the site constraints could not be overcome to allow development 

in this area. No change to deposit plan. 






Page 298

Suggested site for development: WR17LDPAS: North of Holt Road Adj. Wrexham Golf Club, Wrexham 



Current Use: Golf Club 

Ward: 

Holt 

Proposed Use: Residential/Mixed Use 











Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Highways 

Some of this site will be taken up by a new roundabout and 

access for the golf course, though there are no ecological 

constraints on the development of the area outside of the 

proposed planting for the road. 

Although not suitable for residential development due to the 

lack of appropriate pedestrian crossing facilities, it would 

appear possible to support a small commercial development 

once the Wrexham Industrial Estate access road has been 

constructed. A transport assessment will, however, be 

required. 

Community 


Mrs Carole 

Roberts 

Acton 

CCW 

Mr G J Davies 

It is outside the settlement limit and within a green 

barrier. Grave concerns about the traffic problems 

that would be generated. Local community 

infrastructure is at full capacity. Should be retained 

for its agricultural and amenity value. 











1. Green belt; 

2. Loss of greenspace and pasture 

land; 

3. Generate further traffic than the link 

road was designed to cope with; 

4. Loss of bird habitat; 

5. Within Green Barrier; 

6. Remote from settlement limit; 

7. Loss of tidy approach into town; 

8. Contrary to principles of LDP on 

protecting environment. 

Page 299

Local Member 


G Morris 

Holt 

Objects for the following reasons: the Plan 

allocates sufficient land for residential and 

employment purposes for the plan period in key 

strategic sites throughout the County Borough, the 

strategy was established following extensive 

consultation which contains development within 

existing settlement limits, it does not form a logical 

extension to any settlement limit. There may be 

merit in other uses such as a petrol station provided 

other planning considerations are met. 


CBO0001 - Outline hotel/leisure complex. Granted 12.01.1998. 

CBO2893 - Reserved Matters for hotel/leisure complex. Allowed on appeal 30.07.2007 


The site is located on the edge of the settlement limit of Wrexham Town and does not accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land in either Wrexham Town or the Western villages. The site lies within open countryside, a Green Barrier and is on high grade agricultural land. Part of this site will also be taken up to facilitate the 

Wrexham Industrial Estate access road. Furthermore, the openness and rural character of the site in its wider context supports the purpose of the Green Barrier in this location. The Llanypwll link road provides an 

obvious boundary to further development beyond Wrexham Town and any extension to this boundary would be unacceptable. No change to deposit plan. 






Page 300

Suggested site for development: WR27LDPAS: Land adjacent Dean Road, Wrexham 


Community: Acton 

Current Use: Under used open space 

Ward: 

Rhosnesni 












Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Playing field; a greenspace and physical break appreciated 

in residential views and from Holt Road; Green Networks - 

there is a local deficit in accessible natural greenspace 

which the enhancement of this site could resolve and the 

site has a linkage function to wider greenspace; Area with 

high population density of more than 30 people/ hectare; 

Open Space Study – there is a deficit in playing fields (- 

8.703 Hectares) within Acton. Conclusion: Residential 

development should not be permitted, would result in a loss 

of greenspace which is reliant upon by an area of high 

population density and worsening the availability of playing 

fields which is already in deficit. 

No ecological constraints, any development must include 

improvements. 

Community 


Mrs Carole 

Roberts 

Acton 

Unable to provide safe means of vehicular access. 

Secondary and primary schools are operating at 

capacity. Grave concerns that existing 

infrastructure and facilities do not have the capacity 

for further demand. There is a deficit of open 

space within this area. It should be retained in its 

current use as open space. 

13 12 Objections to the site (including a 

petition with 661 signatures) on the 


1. Highways - congestion and 

increases in traffic; 

2. Limited green space in the area, 

loss of which is contrary to national 

policy; 

3. Area used by local sports clubs and 

residents; 

4. Alter the character of the area; 

5. Impact on outlook form 

neighbouring properties; 

Page 301

Trees 

Housing 

Highways 

Developable, subject to important trees on the boundary of 

the site being retained and incorporated into the 

development. 

Support as 100% affordable housing site 

No objections, recommend a Transport Assessment is 

undertaken. A Travel Plan would be required. Any 

development would need to accommodate/replace existing 

facilities along the side frontage ie footway/cycleway link, 

signalised pedestrian crossing and bus stops. 

Welsh Water 

Mr Paul Brown 

Sewerage: 












1 in support of the site which includes 

supporting information (original 

representor). 

WAG 

Ms Lesley 

Griffiths 

The land is used as a playing field and there is a 

deficit of open space in the area. The use of the 

land for housing would contravene TAN 16 note 3.7 

of Planning Policy Wales. Wrexham Highways Dept 

have expressed severe reservations over the 

potential access routes to the site. 

WAG 

Mr Ian Lucas 

I do not consider that this site is appropriate for 

residential development, due to its use as a playing 

field in the Rhosnesni area. 


Considered as a potential affordable housing allocation (AM 209). Ruled out due to loss of open space where there is a deficit of such. 


This site is a playing field in the settlement limit of Wrexham Town and as such would not comply with the strategy for regenerating brownfield land since it is a valuable public open space. Its loss would be 

contrary to national policy and would exacerbate existing deficits of public open space in the area. 


Prior to the Deposit Plan this site was appraised using the Council’s Sustainability Appraisal Candidate Site Methodology and rejected at stage 2 (Site constraints - playing field). 




Page 302



Current Use: Farm 



WR29LDPAS: Tyn Twll Farm 

Community: 

Ward: 

Holt 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Trees 

Housing 


classification (best and most versatile); 30% of the site 

comprises trees/ vegetation; important trees along site 

frontage to be retained. Conclusion: 50% of site comprises 

existing farm and hardstanding which could be redeveloped 

with little landscape and visual impact. 

No objection on existing farm providing all relevant surveys 

are carried out. 


and incorporated into the development. 


CCW 

Mr G J Davies 

Community 


Mrs Carole 

Roberts 









accesses given potential impacts on Otters and 

GCN within 250m 

Unable to provide safe means of vehicular access. 

Grave concerns that existing infrastructure and 

facilities do not have the capacity for further 

demand. 



2. Highways issues - impact on 

access onto holt road; 

3. Impact on the character of the area; 

Page 303

Highways 

No objections, scope for access off the A534 Holt Road but 

would require a detailed Transport Assessment. 


Part of site to northwest P/2004/0246 - Outline for 2 dwellings. Refused 10.05.04. Appeal dismissed 12.01.05 - within Green Barrier and impact upon appearance and character of area. 

P/2009/0311 - Conversion of redundant farm building to residential including demolition of buildings and silo and formation of new driveway from exisiting access. Granted 05/06/09 


The site is located on the edge of Wrexham Town settlement limit and as such does not comply with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land. The Plan allocates adequate housing land within settlement limits over the plan period and windfall policy will also allow for some development to supplement the allocations. No change to deposit 

plan 






Page 304





Area (Ha): 17 

WR30LDPAS: Tyn Twll Farm 

Community: 

Ward: 

Holt 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside; gently undulating; Grade 2 Agricultural 

land classification (best and most versatile) under arable and 

pasture; pond with scrub edge (potential habitat); some loss 

of hedgerow boundaries, tall/ overgrown elsewhere; visually 

open site particularly from the A534. Conclusion: Permanent 

loss of 10 hectare of Grade 2 Agricultural land would occur. 

Significant areas of planting would be required to integrate 

development; pond and habitat would require protection, 

particular attention within layout and wider green links/ 

incorporation within POS. 

CCW 

Mr G J Davies 









accesses given potential impacts on Otters and 

GCN within 250m. 



2. Highways issues - impact on 

access onto holt road and traffic 

volumes; 

3. Impact on the character of the area; 


Ecology 

Some of the site will be taken up by the link road. I would 

not wish to see any of the existing habitat corridors lost as a 

result of development on this site. Surveys are required and 

some long-term habitat enhancement. 

Page 305

Trees 

Housing 

Highways 





would require a detailed Transport Assessment. 

Local Member 


G Morris 

Holt 








- The proposals do not form a logical extension to 

any settlement 


Previous app for WIE access road crosses through middle of site (CB02953). A revised location for this has now been approved further towards the east. 


The site is located on the edge of the settlement limit of Wrexham Town and as such does not comply with the deposit plan strategy of directing development to within defined settlement limits in order to 

regenerate brownfield land. The Plan allocates adequate housing land within settlement limits over the plan period and windfall policy will also allow for some development to supplement the allocations. The site 

has landscape and natural resource constraints (loss of agricultural land and minerals resource) as well as ecological issues that would discourage allocation. No change to deposit plan. 






Page 306

Suggested site for development: WR31LDPAS: Tyn Twll Farm 



Proposed Use: Mixed Use Residential and Employment 

Area (Ha): 32 

Community: 

Ward: 

Holt 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside; Green Barrier; gently undulating; Grade 2 

Agricultural land classification (best and most versatile) 

under arable and pasture; pond with scrub edge (potential 

habitat); some mature trees; loss of hedgerow boundaries, 

tall/ overgrown elsewhere; visually open site particularly from 

the A534and existing settlement edge. Recomendation: 

Permanent loss of 32 hectare of Grade 2 Agricultural land 

would occur contrary to policy. Significant areas of planting 

would be required to integrate development; pond and 

habitat would require protection, particular attention within 

layout/ provision of wider green links/ incorporation within 

POS. 

CCW 

Mr G J Davies 













3. Increased urbanisation; 

4. Pollution; 

5. Highways issues - increased 

volumes and congestion; 

6. Impact on residential amenity and 

daylight; 

7. Could increase flooding; 


9. Other suitable sites for development; 

10. Contrary to strategy; 

Page 307

Ecology 

Trees 

Housing 

Highways 

Some of the site will be taken up by the link road. I would 

not wish to see any of the existing habitat corridors lost as a 

result of development on this site. Surveys are required and 

some long-term habitat enhancement. 





would require a detailed Transport Assessment. However 

there is no support for any development served off Bryn 

Estyn Road that is likely to result in any significant increase 

in vehicle movements. 


Previous app for WIE access road crosses through middle of site (CB02953). A revised location for this has now been approved further towards the east. 


The site is located on the edge of the settlement limit of Wrexham Town and as such does not comply with the deposit plan strategy of directing development to within defined settlement limits in order to 

regenerate brownfield land. The Plan allocates adequate housing land within settlement limits over the plan period and windfall policy will also allow for some development to supplement the allocations. The site 

has landscape and natural resource constraints (loss of agricultural land and minerals resource) as well as ecological issues that would discourage allocation. No change to deposit plan. 


Local Member 


G Morris 

Holt 

CPAT 

Mr Chris 

Martin 








- The land does not form a logical extension to any 

settlement 

Neither supports or objects. The site overlies the 

former building at Gredington Arms and may 






Page 308

Suggested site for development: WR35LDPAS: Waterways Garden Centre, Llan y Pwll 



Current Use: Garden Centre 

Ward: 

Holt 

Proposed Use: Mixed Use - Residential/Offices/Warehousing/Residential/Employm 

Area (Ha): 1.54 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Green Barrier; Garden centre and car park covers some 

85% of the site and has an established visual presence from 

the A534; tree lined western boundary and some trees/ 

vegetation in southern area. Recommendation: A residential 

development comprising dense, cul-de-sac layout would be 

out of character with the local dispersed pattern of rural 

housing; there is scope for development to enhance the 

frontage and rural character of the A534 and Hugmore Lane 

which is SLA; Substantial planting along boundaries would 

be required for wider landscape and visual integration. 

CCW 

Mr G J Davies 




1. Residential would be out of 

character; 

2. Overdevelopment 

3. Divorced from settlement limit. 

4. Contrary to Preferred Strategy. 

Ecology 

no obvious ecological constraints on existing footprint 

Trees 

Developable, subject to important trees adjacent to site to 

the south-west being retained. 

Page 309

Housing 

Highways 



would require a detailed Transport Assessment. Consider 

the site unsuitable for residential development given its 

remote location. 

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Environment 

Agency 

Ms Deborah 

Hemsworth 








Local Member 


G Morris 

Holt 


- the draft plan sets out sufficient housing and 

employment land for the purposes of the plan period 







- Given proximity to the WIE general employment 

uses should be directed to that location 


No relevant history. 



Wrexham Town or the Western villages. The site is divorced from any main settlement, within a Green Barrier and the sewerage system suffers from hydraulic overload. As a result of these constraints, the site is 

not considered suitable for allocation. No change to deposit plan. 


Page 310





Page 311





Area (Ha): 0.14 

WR42AS: Erddig Nursery School, Erddig Road, Wrexham 

Community: 

Ward: 

Offa 

Erddig 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Ecology 

Housing 

no ecological constraints 

Support as 100% affordable housing site 

Conservation Lies close to the Fairy Road Conservation in an area of town 

characterised by late 19th Century terraced properties. Any 

scheme will need to consider these elements. 

Highways 

No objection, possible to re-develop the site for a small 

residential development (approx. 4 dwellings) subject to 

improvements to footway provision. Adequate 

parking/turning provision shall be provided within the 

curtilage of the development site. 

Welsh Water 

Mr Paul Brown 

Sewerage: 



development. 







proceeding. 






1. Size of the site limits it ability to 

provide suitable use in accordance with 

the preferred strategy. 

Page 312

Community 


Ms Karen 

Benfield 

Offa 

Support affordable housing on this site. 


None 


The site is located within the settlement limit of Wrexham Town and as such would be suitable for development in accordance with the strategy. This site is too small to be allocated but could be developed under 

the windfall policy subject to satisfying all other material planning considerations. No change to deposit plan. 


The site has not been appraised using the Council’s Sustainability Appraisal Candidate Site Methodology. The representor has not presented additional information in relation to the appraisal or Habitat 

Regulations, the onus of proof the site is compliant with the SA/SEA/Habitat Regs rests with the representor. 


Page 313



Current Use: Office Storage 


Area (Ha): 0.478 

WR43AS: Former ROC Borras Road, Borras Head 

Community: 

Ward: 

Holt 

Holt 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

No objection to development which avoids impacts upon 

boundary trees 

Some small and 1 large tree around site. No obvious 

constraints but survey will be required. 


Objects - The site suffers from inadequate visibility, poor 

access and is sited in a remote location. Recommend any 

proposed development is limited to a similar use and is 

restricted to a similar traffic generation to its current use. 

CCW 

Mr G J Davies 



1. Highways issues - poor access on a 

tight bend 

2. Encroach into green barrier; 

3. Out of character; 

4. Create further flooding issues; 

5. No infrastructure; 

6. Buildings not suitable for conversion 

and would have to be new build; 


development 

Page 314

Welsh Water 

Mr Paul Brown 

Sewerage: 














proceeding. 





Community 


Mr M Paddock 

Gresford 

Local Member 


G Morris 

Holt 

CPAT 

Mr Chris 

Martin 









- The proposals do not form a logical extension to 

any settlement and is not in a sustainable location 

- Policies within the plan allow for conversion of 

existing buildings subject to other planning criteria 

Neither objects or supports. The site occupies the 

former Royal Observer Corps 17 Group 

Headquarters buildings. These will require 

evaluation prior to any developments. 


None 


The site is located in the open countryside and does not therefore accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in either 

Page 315

Wrexham Town or the Western villages. The site is within a Green Barrier, is divorced from any settlement limits, has an unsuitable means of vehicular access and the sewerage system is inadequate. As a result 

of these constraints, the site is not considered suitable for allocation. No change to deposit plan. 



is compliant with the SA/SEA/Habitat Regs rests with the representor. No information has been supplied with regards to the Habitats Regulations. 


Page 316

Suggested site for development: WR44AS: Land at Lower Berse Farm, Ruthin Road 



Proposed Use: Mixed Use - Residential and Employment 

Area (Ha): 100 

Community: 

Ward: 

Offa 

Brynyffynnon 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Open Countryside; SLA (rural character, views to Ruabon 

Mountain and lack of development is an important visual 

characteristic appreciated from Ruthin Road - a major route 

into and out of Wrexham. Scenic views to Ruabon Mountain 

are particularly valuable in contributing to a sense of place 

and regional connection); Valuable for Green Networks - 

PROW cross the site and give valuable access to open 

countryside from the edge of Wrexham; Green Barrier; 36 

hectares of Grade 2 Agricultural land classification (best and 

most versatile); pasture land with intact thick hedgerows 

(suggesting age and importance under the hedgerow regs.) 

and frequent mature hedgerow trees; The setting of Lower 

Berse Farm - Grade II* listed, (lies outside but adjacent to 

the western boundary) needs to be protected; The site is 

within an important strategic location, as a prominent 

gateway to Wrexham from the south; The development of 

CCW 

Mr G J Davies 










7 Objecitons to the site on the grounds of: 

1. Surface water flooding; 

2. Highways issues - capacity and 

traffic volume; 

3. Impact on landscape and green 

barrier; 

4. Imoact on wildlife 

Page 317

Trees 

Ecology 

Housing 

the site would make Lower Berse Farm agriculturally 

unviable, with future change of use /residential conversions 

likely. Recommendation: The site has many rural policy 

constraints which establish a strong presumption against 

development. Openness, rural character, views, intact 

hedgerows, trees and a listed building are valuable natural / 

built assets which require conserving. Should this site be 

taken forward it should not be underestimated just how 

much space would need to be given over to Green 

Infrastructure, to allow existing features to be retained, 

managed, function and be well integrated within the 

development. The strategic location and site issues would 

require a particularly high standard of master planning and 

design. 

Part-developable, subject to important trees and hedgerows 

being retained and incorporated into the development plans. 

There are some fantastic old hedgerows on this site which 

must be protected but the size of plot should make this 

possible. 

Support 

Conservation The site covers a significant area of pasture farmland 

associated with the grade II* listed Lower Berse House. 

Archaeological evidence of a moated site has been found to 

the south of the farmhouse relating back to the 14th/15th 

Century origins of the building. Also found close to the site 

was a Roman coin. Whilst redevelopment of the site offers 

the potential opportunity for further archaeological deposits 

to be found, redevelopment on the former moated site would 

not be appropriate. Consideration of the setting of the listed 

building is also very important. The farmhouse has 

historically been detached from residential areas sitting 

within open farmland and enclosing the property with 

modern development would detract from the buildings 

significance. 

Highways 

No objections - there may be scope to provide a suitable 

access off the A525 Ruthin Road, this would have to be 

supported by a detailed Transport Assessment, Travel Plan 

to include improvements to footway/cycleway provision and 

improvements to public transport facilities. 


Enquiry relating to use of land as Eisteddfod site. 


Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Community 


Ms Karen 

Benfield 

Offa 

Sewerage: 














proceeding. 











Object to the proposal on the ground of the loss of 

the green barrier, special landscape area and the 

lack of road infrastructure. Homestead lane is 

regarded as a natural boundary to the urban 

settlement and the Community Council has 

consistently opposed all proposals for development 

of the area on the basis that the green barrier is 

essential to prevent to the coalition of Wrexham 

Town with the communities of Bersham and 

Coedpoeth. Housing on both sides of Ruthin Road 

would detrimentally change the nature of the 

approach into Wrehxam form the A483. 

The site is located on the edge of the Wrexham Town settlement limit and as such does not comply with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate 

brownfield land. The Plan allocates adequate housing land within settlement limits over the plan period and windfall policy will also allow for some development to supplement the allocations. The site has 

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landscape and natural resource constraints (loss of agricultural land and minerals resources) that would discourage allocation. No change to deposit plan. 



is compliant with the SA/SEA/Habitat Regs rests with the representor. No information has been supplied with regards to the Habitats Regulations. 


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Suggested site for development: WR45AS: Concrete Batching Plant Holt Road Llan y Pwll 



Current Use: Concrete batching plant 

Ward: 

Holt 


Area (Ha): 36 










Within SSSI? 


Within SAC? 


HSE 















Canal 





General 

Reps 


Landscape 

Ecology 

Housing 

Highways 

No objection 

no ecological constraints, though Japanese knotweed is 

known in and around the site which must be dealt with in any 

application. 


No objections, there would appear to be scope to provide 

alternative development (for employment use) at this site. 

However, recommend that any proposed development is 

assessed once this section of the Wrexham Industrial Estate 

access road has been constructed as the nature of the road 

will change signifcantly. 

Welsh Water 

Mr Paul Brown 

Environment 

Agency 

Ms Deborah 

Hemsworth 

Sewerage: 











1 Objection on the following grounds: 

1. Unsustainable/inaccessible location. 

2. Unviable due to contamination. 

3. Contrary to Preferred Strategy. 

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Local Member 


G Morris 

Holt 










- Given proximity to the WIE general employment 

uses should be directed to that location 


Considered as Affordable Housing Allocation (AM 007). Ruled out for the following reasons: 

1. Outside settlement limit and within Green Barrier. 

2. Too far to form logical extension to settlement limit or to be considered as a rural exceptions site. 

3. Grade 2 agricultural land. 


The site is located in the open countryside and does not therefore accord with the deposit plan strategy of directing development to within defined settlement limits in order to regenerate brownfield land in either 

Wrexham Town or the Western villages. The site is within a Green Barrier and is divorced from any settlement limits. As a result of these constraints, the site is not considered suitable for allocation. No change 

to deposit plan. 





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Copy of Appendix 2 herewith - Wrexham County Borough Council

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