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J10 Planning Limited

1-3 Upper Eastgate Row Chester CH1 1LQ 01244 349400 (T) 01244 349402 (F)

www.j10planning.com

PLANNING STATEMENT

Prepared on behalf of Wholebake Ltd

in support of a

Detailed Planning Application

for the

Erection of a food manufacturing plant (Class B2) with integrated B8 warehousing, distribution

and B1 office facilities; an ancillary employee wellbeing unit (Class D2); with means of

vehicular and pedestrian access, associated parking for 166 no. motor vehicles parking

spaces (including mobility spaces), 30 no. cycle spaces; with means of vehicular and

pedestrian access, servicing, bin storage, plant, electricity sub-station and associated

landscaping provision.

to Denbighshire County Council

On land adjacent (to east of) Ty'n-y-Llidiart Industrial Estate (B5437), Clawdd Poncen,

Corwen, Denbighshire, LL21 9RJ

January 2017

Ref. J10-WB-PS-RevA

Wholebake Ltd Planning Statement

J10 Planning Ltd January 2017

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CONTENTS PAGE 1.0 INTRODUCTION & BACKGROUND 2

The Application Pack 3

Site Description 5 The Proposed Development 7 Pre-Application Discussions 10 Some Key Issues 12

2.0 PLANNING POLICY CONTEXT 16

Local Development Plan 18

Supplementary Planning Policy 24 National Planning Policy 26

3.0 SUMMARY BENEFITS IN SUPPORT 31

4.0 APPENDICES 37 A : Pre-application Correspondence B : The Wholebake Process C : Development Programme



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1.0 INTRODUCTION & BACKGROUND

1.1 This Planning Statement (PS) has been prepared and undertaken by J10

Planning Ltd (the Agent) acting on behalf of Wholebake Ltd (the Applicants).

1.2 The land associated with this proposal comprises an area of previously

undeveloped agricultural land located on land adjacent (to the east of) Ty'n-

y-Llidiart Industrial Estate (B5437), Clawdd Poncen, Corwen, Denbighshire, LL21

9RJ; that extends to 4.79 ha (11.83 acres).

1.3 It accompanies and supports the submission of a Detailed Planning application

to Denbighshire County Council (DCC) for the proposed development of the

site for a new food manufacturing plant.

1.4 The land is presently owned by the Rhug Estate, but the applicant has entered

into a conditional contract to purchase the land subject to planning and the

applicants are the ones who will be seeking to build out the permission and be

the owner occupier and operators of the site.

1.5 Accordingly, the purpose of this supporting statement is to:

● Provide some introductory background to the application; providing a

descriptive appraisal of the site, its location, setting and surroundings; to

present a detailed description of the proposal; a summary of the pre-

application process and identifying any key issues that will assist the reader;

● Identify the key local and national planning policy framework applicable

to the proposed development and interpreting these in order to present the

detailed case in support of the proposals;

● Summarise the reasons why detailed planning permission should be

granted, referring to the scheme deliverables, benefits and net gains this

development proposal will offer.

1.6 We consider that this approach will serve to provide the Council with a clear

basis for interpretation and decision making. In summary, this statement, along

with all the other supporting documentation and plans, demonstrate that the

proposed development, subject of this application, is fully compliant with

national policy guidance and with the adopted development plan so as to be

acceptable.



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The Application Pack

1.7 This Planning Statement (J10 Planning) should be read in conjunction with the

following plans and documents, which are enclosed as separate items in the

associated submission package:

● Community Linguistic Impact Assessment (CLIA) : J10 Planning : AWAITED

● Pre-Application Consultation Report (PAC) : J10 Planning : AWAITED

● Architectural design drawings : UMC Architects

● Design & Access Statement : UMC Architects

● Landscape Design report + masterplan drawing : Square Yard

● Landscape & Visual Appraisal : Square Yard

● Heritage Impact Assessment : Townscape

● Archaeological Desktop + Evaluation : Aeon Archaeology

● Geophysics Assessment : Stratascan

● Topographical Survey : MB Surveys

● Flood Consequences Assessment & Drainage Strategy + Infiltration

Assessment : Waterco

● Transport Assessment + Travel Plan : Prime TP

● Construction Traffic Management Plan + Delivery Management Plan :

Prime TP

● Geo-Environmental & Site Investigation Report : Ground Solve

● Lighting Assessment : Euro Lighting Solutions

● Acoustic Statement : Peak Acoustics

● Minerals Assessment : Terra Consult

● Utility Infrastructure Statement : TMC

● Soils & Agricultural Use & quality Report : Reading Agricultural

● Ecological Assessment : Kingdom Ecology

● Arboricultural Impact Assessment : Tree Solutions



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1.8 This list is important as it comprises all the items requested by the Council during

pre-application discussions and reflects the guidance provided by Officers; no

other items were and have been requested.

1.9 In addition, a J10 Planning EIA Screening Opinion has been submitted under

separate cover, which concludes that this is not an EIA project and as such the

Authority have been invited to issue a negative Screening Opinion. This has

been undertaken so that any permission is legally and technically robust.

1.10 These documents and drawings are all provided with the enclosed application

and itemised in greater detail on a separate Planning Application submission

schedule spreadsheet.



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Site Description

1.11 The application site is located upon the edge and fringe of Clawdd Poncen,

(a detached suburb to Corwen), just under 1 km to the north of Corwen town.

It comprises an unimproved parcel of previously undeveloped agricultural land

that has been used for pasture and extends to an area of 4.79 ha (11.83 acres).

1.12 The site is bound to the north by a dismantled railway line (the Corwen cutting

- along which there is a non-designated PROW); to the east is the Maesafellen

residential housing estate, to the south is an agricultural field (also owned by

the Rhug Estate) which is allocated for housing) and to the west is the

established Ty’n y Llidiart Industrial Estate where the existing Wholebake factory

is located.

1.13 The site is generally level, though the land des rise up towards the eastern

boundary.

1.14 Direct vehicular access is available off the main B5437, which is the main link

road between Corwen town and Clawdd Poncen across the River Dee and

serves as a route between the A5104 and A494 to the north / west and the A5

to the south into Corwen.

1.15 The site is highlighted below to show its location, context and position.



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1.16 The site is located in a most accessible position close to Corwen town and all

its amenities and facilities. The site is well served by public transport service

routes that run along the B5437 (bus stops exist within immediate walking

distance of the site. The site is considered to therefore be located in a highly

sustainable and accessible position to take advantage of this infrastructure

and it benefits from very good sustainability credentials.

1.17 The opportunity now exists to secure the future implementation of the industrial

allocation and this comprehensive development scheme will serve to meet this

through a quality employment generating scheme.



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The Proposed Development

1.33 The application is made for Detailed Planning Permission. The description of

the development is as follows:

“Erection of a food manufacturing plant (Class B2) with integrated B8 warehousing, distribution and B1 office facilities; an ancillary employee wellbeing

unit (Class D2); with means of vehicular and pedestrian access, associated

parking for 166 no. motor vehicles parking spaces (including mobility spaces), 30

no. cycle spaces; with means of vehicular and pedestrian access, servicing, bin

storage, plant, electricity sub-station and associated landscaping provision.”

1.34 The proposal involves the development of a food manufacturing plant upon a

site that extends to 4.79 ha (11.83 acres).

1.35 The accommodation schedule comprises the following floorspace:

Proposed Unit Use Class Sqft GIA Sqm GIA Sqft GEA Sqm GEA

Production /

warehouse

B2 / B8 10,850 116,789 11,054 118,985

Office,

canteen,

training, staff

welfare

B1 /

general

2,500 26,909 2,621 28,214

Staff Wellbeing

Unit

D2 600 6,458 651 7,007

TOTAL 13,950 150,156 14,326 154,206

1.36 The idea is that the whole factory is built in one go but that it will be occupied

in two phases to allow operations to grow into the building rather than trying to

bring all production lines on stream in one go, which would present a logistical

headache. Thus a Phase 1 occupation is expected on Day one and the Phase

2 occupation is expected within 18 to 36 months later. Provision has also been

made for additional office space at 2nd floor level following the Phase 2 factory

occupation.



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1.37 As staff canteen is provided on site, along with other staff welfare facilities.

Training rooms for staff development are provided and in particular this will

allow for language courses to be provided for staff. The company has

attracted a fairly significant number of non-welsh speakers to its workforce and

the Company is keen to develop their development and use of the Welsh

language; this will not only benefit company working practices but also ensure

that staff (ad their families) feel more socially and culturally integrated within

the local area.

1.38 The staff wellbeing unit will provide a gym for staff (and their families) to use

and is an important facility for the company. It is something to allow staff to

relax and benefit health and wellbeing.

1.39 A total of 166 no parking spaces (incl. 9 no. mobility) and 30 no. cycle spaces

are provided and capacity is built in to ensure that sufficient spaces are

available to accommodate peak shift patterns and allow for extra dwell time

on site before/after shifts so that staff may use the wellbeing unit.

1.40 In terms of staffing the site is projected to employ a total of some 255 (FTE) staff.

1.41 The current staffing levels comprise c. 122 staff:

Production Operators (Shift Workers) – 89 (Days=49; Eve=20; Night=20) Engineers, QA, Warehouse, supervisors (Shift Workers) – 20 (Days=9; Eve=6; Night=5) Office Staff (days only) – 13

1.43 The proposed (phased) level of staffing are estimated to be as follows: New Factory – PHASE 1 Production Operators (Shift Workers) – 138 (Days, Eve & Nights=46) Engineers, QA, Warehouse, supervisors (Shift Workers) – 22 (Days=10; Eve=6; Night=6) Office Staff Days only) – 20 New Factory – PHASE 2 Production Operators (Shift Workers) – 204 (Days, Eve & Nights = 68) Engineers, QA, Warehouse, supervisors (Shift Workers) – 31 (Days=13; Eve=9; Nights=9) Office Staff (days only) – 20

1.42 The proposed hours of operation are 24 hours split shift (3 shifts) on a 24/5 basis;

presently there is no intention to work over weekends or statutory holidays and

only maintenance will be undertaken over the weekends.



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1.43 The shift pattern is based upon 3 shift times of:

• Days : 06:00 to 14:00

• Evenings : 14:00 to 22:00

• Nights : 22:00 to 06:00

1.44 This split shift timing ought to remove any potential problems associated with

peak travel movements on the network; thus aimed at not coinciding with

other local residential movements at school times.

1.44 There will be two site vehicular access points; one dedicated for service /

delivery use at the far western end of the site and one for staff / visitor use

towards the eastern end of the site; thus disaggregating movements and an

operational traffic management system will ensure that all service/ delivery

drivers turn right out of the site to avoid large vehicles travelling through the

town.

1.45 We can confirm that no trees need be removed and only very careful and

selective hedgerow management is required to ensure the established

landscape screening will remain in place and is actually enhanced with new

planting and the provision of biodiversity enhancement areas.

1.46 The proposals have been developed around a design solution that has

embraced and been influenced by all the various technical and professional

disciplines employed by the applicant (in particular highways, drainage,

landscape, ecology and archaeology/heritage) and the guidance conferred

by the Council during pre-application discussions in arriving at an acceptable

design solution.

1.47 The applicant has listened to and been guided by the aspirations, concerns,

feedback and guidance from Council officials and is confident that the

proposals now represent a scheme of the highest quality and sustainability

credentials.



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Pre-Application Discussions

1.48 The applicant has been keen to engage with Officers in seeking their advice

and guidance pertaining to this proposal and embarked upon an

engagement process in August 2016.

1.49 The recently assented Town & Country Planning (Development Management

Procedure) (Wales) (Amendment) Order 2016 means that from 1 August 2016

a far greater emphasis upon pre-application consultation with key stakeholders

was introduced and a formal DMO process was activated.

1.50 This now places and also places a responsibility upon applicants to undertake

and follow a pre-application procedure of formal consultation and

engagement with key statutory consultees (e.g. NRW, DCWW, CADW, HSE,

etc), the Local Authority, Town/Community Councils, local Ward Councillors

and local residents and neighbouring businesses.

1.51 It applies to all Major applications (outline or detailed) where the project

involves over 1,000 sqm of non-residential space and/or the site exceeds 1.0 ha

or where the site involves 10+ residential dwellings and/or a site over 0.5ha.

1.52 This requires applicants to produce a Pre-Application Consultation Report

(PAC) and it is this document that serves to address the policy requirement s set

out in the legislation.

1.53 We consider that the applicant has duly taken account of the guidance.

1.54 Outwith of and in advance of the formal DMO process commencing we have

undertaken detailed pre-application discussions with Officers at Denbighshire

and also liaised with CADW, Welsh Water and the NRW.

1.55 This has resulted in several pre-application meetings taking place and

exchanges of emails and letters. The narrative behind this process is provided

(see APPENDIX A).

1.56 The course and intensity of this process is self-evident. The key message was

that Officers would essentially be comfortable in supporting the design and

technical case were we to follow their guidance. This we have done.



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1.57 We have followed this advice and that is why significant effort has been made

in addressing all the technical issues highlighted by Officers and that we found

might exist. We therefore consider we have satisfactorily tackled and positively

addressed and solved the questions posed early on in pre-application

meetings.

1.58 In summary, Officers have been very positive and helpful in the guidance and

advice conferred; they have welcomed the proposal, offered clear instructions

as to what they considered necessary for the applicant to submit in support of

the application and have helpfully advised the applicant’s team as to what

they would be comfortable in supporting and recommending, notwithstanding

the fact that the opinions offered were those of Officers and not necessarily of

elected Members.

1.59 Additionally, Officers confirmed that the proposed design solution (its highway

and pedestrian accessibility, scale, layout, location, general setting and

landscape impact/mitigation) were all acceptable and would form a

constructive basis moving forward.

1.60 The applicant has followed this advice and feels confident that the submission

reflects Officers views and opinions and we would like to thank Officers for

providing such a positive and refreshing pre-application service.



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Some Key Issues

1.61 We consider that the following key issues cumulatively present a compelling

case as to why this scheme should be supported and granted planning

permission.

The Applicant : Wholebake

1.62 Wholebake makes branded and contract natural food bakery products and

in 2003 its turnover was £4M. A capital injection in 2011 has led to a £26M

turnover with its aim being £40 M by 2019 (the time this new facility comes

online).

1.63 The existing Corwen factory comprises a unit of 2,400 sqm. This facility will

continue in production. A smaller plant at Wrexham involves some 1,000 sqm

and the company has a separate HQ and Brand Company.

1.64 The trouble is that the existing plant is capacity constrained, there is no further

room for expansion and there are serious challenges over storage space, car

parking, changing facilities, staff amenities and office space.

1.65 This site is to be purchased (subject to planning) from the Rhug Estate for the

development a new factory which needs to be operational by Q2 2018 so that

the company can fulfill new contract bakery orders and meet growing

demand of their own branded products.

1.66 Some additional detail on what Wholebake actually do, as part of their process

is provided (see APPENDIX B); they have an excellent reputation in the

marketplace, and currently manufacture in excess of 100 products for a diverse

range of customers across healthy snacking, free from, weight management

and sports nutrition and have never lost a customer they wanted to keep.

1.67 Despite never advertising their services, they are regularly approached by

potential customers wanting to partner with them to manufacture existing

products and assist in developing their brands, but due to space constraints

they have had to turn down at least 4 out of every 5 of the approaches

received. We are reinventing ourselves as the No. 1 UK contract manufacturer of healthier snacks.



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1.68 The company wishes to appeal to young challenger brands, existing household

names as well as retailer private label and impress with a well thought out and

smart site, offering unique and flexible capabilities. There is therefore a need to

ensure that manufacturing space, offices, and staff amenities are presentable

and have the ability to provide modern flexible production lines. Product

innovation has been a massive part of Wholebake’s success and to maximise

future margins they need new processes, skills, facilities and training and

development to ensure they maintain their competitive edge and lead in the

marketplace.

1.69 Wholebake also has a social impact part to their business; it is massively

important to them that they focus equally on their people as well as the

products they manufacture. For this reason, they wish to invest in generous and

well-appointed staff welfare, wellbeing, training and development facilities, so

they can develop people further than just giving them the minimum needed

to perform their jobs. Being able to make a positive social impact on staff and

the local community is close to their hearts and they aspire to position

themselves as a destination employer in order to attract the best talent to the

business.

1.70 The environment is equally important to them and the new factory will be a

legacy to their staff, the business, their customers and to the wider community

within North Wales.

The “Business Critical” Nature of the Application

1.71 The applicant has invested heavily in preparing and developing a Detailed

planning submission. The critical path for the applicant is that he must have a

new operational building ready for occupation for Q2 2018.

1.72 This has meant that the submission needs to “hit the ground running” and

enable a permission that is fairly free of any planing conditions. Thus a

significant amount of detail has been submitted to provide surety and certainty

in addressing as many areas of concern as possible.



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1.73 Thus we have presented material on detailed landscaping, traffic

management, construction management and the like to avoid having

conditions imposed requiring the submission of such detail. If these need

refining during the determination process (and it is hoped that the DMO

process will have played a role in this too) then the applicants team can

proceed to issue a contract to build and progress to develop the site will be

that much quicker without the delay associated with a further round of

conditional discharge.

1.74 The applicants project managers (KAM) have produced a GANTT chart setting

out the anticipated timescale associated with the delivery of the project and

a copy of this is provided (see APPENDIX B); however, please note that this is

evolving on a weekly basis as workstreams develop, but hopefully is illustrates

the critical path and the applicants’ intent.

Utility Constraints : Electricity and Drainage

1.75 Crossing the site is a 33KV electricity line and to develop the site this needs to

be diverted as it will prevent the development from taking place.

1.76 The applicant has been in discussions with Scottish Power who have advised

that for it to be diverted there will be a costs of some £146,000. It is hoped that

this can be negotiated away as part of the wayleave agreement in place but

there is no guarantee and regardless of any cost the time impact of the legal

process involved in the diversion as well as facilitating and undertaking the

actual physical works are risks to the critical path of the development that the

applicant is having to bear I mind.

1.77 Surface water is proposed to be via soakaway (under car park) and/or mains

drains with agreement of Welsh water should a “cut and fill” exercise suggest

that there is an issue. An FCA has determined permeable areas of the site to

assist in this.

1.78 Foul and waste water is another matter. There is no trade effluent produced

only waste water as part of the cleaning process of any fruit and the normal

foul associated with staff welfare provision. For this, there is a capacity issue at

the local treatment works and regrettably Welsh water have not sought to

invest or upgrade the works which means that any new development in

Corwen will register an automatic objection from DCWW.



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1.79 However, NRW do allow for a permit to be applied for where applicants

provide their own private means of foul drainage treatment (i.e. private septic)

should this situation arise and as such the applicant is proposing an

underground private package treatment works given that it is neither feasible

nor cost effective for the project to be delayed or be able to fund infrastructure

improvement.

1.80 This would be for a temporary period until local works are upgraded, but no

contribution to upgrade is presently considered viable or feasible.

Archaeology & Landscape

1.81 The presence of the hillfort (Caer Drewyn – Scheduled Ancient Monument)

alerted the team to the potential for local archaeological features and in view

of this a significant amount of work has been undertaken to explore and

establish what these might be and whether they have an impact upon

development of the site.

1.82 Ordinarily most applicants would have done a desktop and left any site

intrusive investigations until after a permission had been issued but because of

the critical path associated with this project the applicant knew that they

needed certainty and could not risk having this delay the project from

commencing. In the light of this, trenching work has been undertaken to

establish the nature of any potential features and by the time the formal

submission is made we will know the outcome of this.

1.83 Moreover, associated with the SAM is the adjacent neighbouring Area of

Outstanding Natural Beauty (AONB) and the applicant has also invested

heavily in a design and landscape solution that sensitively and sympathetically

acknowledges the importance of these landscape and built heritage assets.

1.84 The LDP allocation of the site for employment is evidently an indication that the

Local Authority (and LDP Inspector) believed the site to be deliverable

otherwise it would never have been allocated, but the applicant has not taken

anything for granted and has sought to promote a proposal that ensures the

integrity, character, appearance and setting of the landscape and built form

is protected and enhanced through a quality design solution.

1.85 This has also meant that particular reference is made to landscape, lighting,

acoustic and ecology measures and all these and others (e.g. highways) have

informed the layout of the site.



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2.0 PLANNING POLICY CONTEXT

2.1 The purpose of this section of the statement is to set out the sequence of

planning policy that is considered relevant to the consideration of this

application; these are separately examined in detail by assessing and

interpreting the merits of the proposals against them, with a view to

demonstrating the case in support of the development proposals. The legal

test for all planning decisions is to determine the application in accordance

with the statutory development plan unless material considerations indicate

otherwise.

2.2 A material consideration will be whether the plans are up to date. We have

adduced that, in this instance, the development plan (for the purposes of

Section 38(6) of the Planning and Compulsory Purchase Act 2004) comprises

the Development Plan (the Denbighshire Local Development Plan) which was

adopted in June 2013 and whose plan period runs between 2006 and 2021.

2.3 S38(6) confirms that in determining planning applications “any determination

must be made in accordance with the development plan unless material

considerations indicated otherwise”. Case law (such as R. Cummins v Camden

LBC 2001) has established that for a proposal to be in accordance with the

Development Plan it is not necessary for it to accord with each and every

policy, rather it should conform with the plan as a whole.

2.4 Moreover, a more recent judgement (BDW Trading Ltd. (T/A David Wilson

Homes (Central, Mercia and West Midlands) 27 May 2016)) involved the

judgment of Lord Justice Lindblom which offers yet another example of Section

38(6) duty being examined and scrutinised in the Court of Appeal. The appeal

was brought about when questions were raised as to whether or not an

Inspector, deciding an appeal against a refusal of planning permission on a

residential scheme of 114 dwellings, failed to discharge the duty, under Section

38(6) of the Planning and Compulsory Purchase Act 2004, to make the decision

in accordance with the development plan unless material considerations

indicated otherwise. Lord Justice Lindblom offers some much needed

clarification on the law and the judgment clearly reiterates that the approach

to planning decisions is not and should not be rigid and the person making the

decision has some scope and autonomy in how they approach the policy

position.



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2.5 The next step is to consider whether any “other material considerations”

indicate otherwise. This will include assessing whether the proposals are in

conformity and accordance with national policy (the Welsh Spatial Plan,

Planning Policy Wales, TAN’s, Interim Ministerial Planning Statements) and any

non-statutory guidance (e.g. best practice). We have done this exercise and

adduced that national and non-statutory considerations also support the

proposals.



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Local Development Plan

2.6 The starting point of any local planning policy assessment must be the

Development Plan.

2.7 The principle Development Plan for the site comprises the “Denbighshire Local

Development Plan”, which was adopted in June 2013 and whose plan policies

are currently used for Development Control purposes. The plan period runs from

2006 and 2021.

2.8 Given its primacy, adopted status and the fact (most of) its policies are

considered to be (generally) up to date, a significant amount of weight can

be attached to the relevant polices therein; however, this must be tempered

by the fact that there are National policies that have come on-stream since

that must be afforded significant weight.

2.11 The approach should be to identify the provisions of the development plan and

determine if the application is in accordance or in conflict. If in compliance (as

is the case here) the starting point will be to approve proposals by granting

planning permission as the decision is in accordance with the plan.

2.11 An extract of the LDP proposals map, which highlights the extent of the

application site edged RED, is provided below; as is a zoomed in version of the

Clawdd Poncen area.

2.12 The site is largely allocated under Policy PSE2. There is a housing alloaction to

the south (BSC1) and open space zones (BSC11 to the south easet and south

west of the site. The AONB designation starts to the north east of site beyond

the dismanted railway line and within this about 700metres to the east ies the

Schedulaed Anciant Monument (SAM) of Caer Drewyn an Iron Age hilfort.



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2.13 The plan below shows that of the total 4.79 ha (11.83 acres) site about two thirds

of the site (2.71 ha (6.69 acres)) is part of the PSE2 employment allocation with

about a third of the site lying beyond the 33kv overhead power line falling in

open countryside (2.08 ha (5.14 acres)) that is not allocated.



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2.14 The allocation was put promoted by the owners (the Rhug Estate) as part of

the LDP consultation process. The 33kv electricity line that crosses the site

defines the boundary of the employment allocation. The proposed allocation

was supported by the Authority on the basis that there was a need for more

employment land in the locality and that Clawdd Poncen, Corwen was an

existing employment centre that was successful.

2.15 The proposed allocation went before Examination and the Inspector into the

LDP agreed with the Authority and ratified the allocation. It must therefore be

assumed that in agreeing to such an allocation the Authority and Plan

Inspector were satisfied that it was a deliverable allocation and issues such as

infrastructure capacity (e.g. drainage), environmental issues (such as noise,

lighting, highways, etc) and visual impacts upon any local receptors (e.g.

landscape, heritage and residential) could be satisfactorily addressed and

overcome.

2.16 In allocating this parcel of land (and others for residential and employment

purposes) it will have been assumed that large scale industrial buildings would

be the result. No site specific design criteria were applied to this site as part of

the employment site allocation policy.



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2.17 The PSE2 employment allocation policy of the LDP is therefore considered the

most relevant one to this site, but also PSE5 in so far as about one third of the

site lies in the open countryside as is depicted by the site layout plan below.

2.18 However, besides these policies we have assessed and tested the proposals

against all relevant policies from the Adopted LDP and consider the principal

policies listed in the table below to be the most relevant and appropriate in this

instance.

2.19 Rather than simply reiterating what each policy seeks to achieve in great detail,

since the Council will be entirely familiar with this, we will spend time

emphasising and providing reasons why the proposal and the principle of the

proposed development meets and conforms with these policies as set out in

the table the follows below.



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POLICY APPLICATION CONFORMITY

RD1

Sustainable development

and good design

standards

This policy is met in all respects and the supporting material provided

demonstrates in detail how this is achieved.

RD5

The Welsh language and

the social and cultural

fabric of communities

A CLIA is provided (given the scheme exceeds the 3,000sqm

threshold); the scheme involves providing new employment and

securing existing employment in the area and the applicant is

committed to delivering Welsh Language classes for staff.

BSC3

Securing infrastructure

contributions from

development

The applicant does not believe that any additional S106

contributions are merited; indeed, the investment being made (to

the tune of over £14M) is stretching the viability of the project and

any additional burden placed upon it would be regarded as being

unreasonable and not relevant to the development.

PSE2

Land for employment uses

The large part of the site is allocated under PSE2 where B1 B2 and B8

uses will be supported.

PSE3

Protection of employment

land and buildings

There is no room upon the current Wholebake site to extend, but

despite this the operation there will continue and indeed no

alternative use is being sought.

PSE5

Rural economy

Commercial development is supported in the rural area.

Appropriate new build is acceptable and will be supported.

About 15% of the new factory (and the ancillary employee

wellbeing unit and landscaped parking will be located in the open

countryside part of the site.

Conversion (and disaggregation) is unavailable as an option.

The benefits of the applicant staying in Corwen are significant and

this £14M investment will certainly support the local economy; the

alternative option is to relocate outside of the Borough

(Deeside/Wrexham or beyond into England).

The site is outside of the AONB, but the proposal has taken account

of views in/out of the AONB and a sensitive and sympathetic quality

design solution has been arrived at.

PSE15

Safeguarding minerals

Despite the unallocated area of the site lying within a Minerals

Safeguarding zone an assessment has found that it would not be

physically or commercially feasible to undertake prior extraction

due to the need for a Minerals Buffer Zone given the sites’ adjacent

proximity to residential properties, which would mean only 0.2 ha of

the site lying outside of this zone.

PSE16

Mineral buffer zones

The buffer zone for hard rock is 200m and the buffer zone for

sands/gravels is 100m.

VOE1

Key areas of importance

Regard has been taken of the SAM at Caer Drewyn and the design

and landscape solution for the site has been informed by this

feature.



23

VOE2

Areas of Outstanding

Natural Beauty

Regard has been taken of the adjacent AONB and the design and

landscape solution for the site has been informed by this feature.

VOE5

Conservation of natural

resources

No protected species will be harmed; a dark corridor and buffer

route along the northern perimeter of the site will be maintained

along with ecological enhancement areas upon the site.

VOE6

Water management

A Water Conservation Statement has been provided (as the

scheme triggers the 1,000 sqm threshold).

ASA2

Provision of sustainable

transport facilities

No contributions have been identified during pre-application

discussions pertaining to improvements to public transport, walking

or cycling infrastructure.

ASA3

Parking standards

The level of parking provided does exceed standards but the

Highway Authority (in pre-application discussion) are keen to avoid

under-parking and the problems that this generates on the existing

Ty’n-y-Llidiart Industrial Estate.



24

Supplementary Planning Policy

2.20 There are some relevant approved/adopted non-statutory supplementary

planning guidance documents that exist which have been considered by the

applicant team in preparing this proposal; these comprise the following:

• SPG2 : Landscaping

• SPG6 : Trees and Development

• Trees & Landscaping (July 2016)

An LVIA has been undertaken to show that the adjacent AONB and SAM

(Caer Drewyn) are safeguarded. The site layout ensures that the building

and service yard are located more favourably to the western side of the

site. All boundary trees will be retained (and protected during

construction) and enhanced levels of landscaping will be provided across

the site to provide a quality design solution and soften areas of parking

and provide buffer protection.

• SPG18 : Nature Conservation and Species Protection

• Conservation & Enhancement of Biodiverstity (April 2016)

An extended Phase 1 assessment has been undertaken and safeguards

are in place to ensure that any potential bat feeding corridor along the

former railway line is enhanced and provided as a “dark corridor”

• SPG8 : Access for all

Grade level access into the buildings and across the site is provided along

with mobility parking spaces to ensure those with mobility issues are served

appropriately. Other internal building layout design considerations have

sought to accommodate the needs of those with mobility challenges.

• SPG15 : Archaeology

A Desktop, geophysics and evaluation have been undertaken. The

trenching methodology has been agreed with CADW, CPAT and the

Archaeology Officer at Denbighshire.

• SPG21 : Parking standards in new development

• Parking Requirements in New Developments (October 2014)

The proposed level sought has been deemed to be acceptable to the

Local Highway Authority.



25

• Planning & the Welsh Language (March 2014)

A Community Linguistic Impact Assessment (CLIA) accompanies and

supports the application. It will show that the development will serve to

enhance the use of Welsh as a language; the applicant is keen to provide

language classes for its staff and that this will have positive community,

cultural and social benefits as part of its investment. Bi-lingual signage will

be one element that will assist alongside the employment training

initiatives that Wholebake wish to develop and deliver.

• Planning Obligations (November 2016)

There is no Community Infrastructure Levy (CIL) in Denbighshire at present.

The applicant does not consider any additional contributions ought to be

levied upon the proposal that cannot otherwise be reasonably requested

and applied by way of planning conditions. Indeed, the investment being

made (to the tune of over £14M) is stretching the viability of the project

and any additional burden placed upon it would be regarded as being

unreasonable and not relevant to the development.

We have considered this SPG and would also note that were a S106

obligation sought (and at no time during pre-application discussion have

Officers suggested one would be required) then the whole viability and

feasibility of delivering this scheme would be jeopardised because the

additional delay would throw the project off track and the applicant

would almost certainly have to consider aborting and relocating their

investment to an alternative site outside of the Borough.

The application is already providing opportunities for staff wellbeing

recreation and is committed to a programme of Welsh language training

and development; sustainable access to /from and across the site is

provided for and additionally, the applicant is prepared to provide and

fund new signage and wayfinding for local features.

2.21 Notwithstanding the fact that the applicant considers the proposal complies

with each and every one of these documents the applicant must question

what weight that can realistically be afforded them, not least because the

relevant Acts (2004 and 2012) are clear as to the Regulations under which such

guidance is published and the fact is that unless a document has been through

“examination” its weight is tempered and diluted. In view of this, very limited

weight can be given to such documents.



26

National Planning Policy

2.22 The overarching policy framework in Wales comprises the Wales Spatial Plan

(WSP) which provides the operational strategic framework for planning policy in

the Principality, but is not spatially specific. WSP was updated in July 2008. Its 5

core aims and objectives are to:

o Build sustainable communities;

o Promote a sustainable economy;

o Value the environment;

o Achieve sustainable accessibility and;

o Respect distinctiveness.

2.23 Planning Policy Wales (PPW) (Edition 9 November 2016) provides more detailed

strategic guidance on planning policy and sets out land use policy, which is

supplemented by the Technical Advice Notes (TAN’s) and by draft Ministerial

Interim Planning Policy Statements (MIPPS).

2.24 Chapter 7 to PPW is of particular importance as it deals with Economic

Development; this is a rehearsal of what TAN 23 explores in more detail. Indeed,

Para 7.2.2 states that : “Local planning authorities are required to ensure that the economic benefits associated with a proposed development are

understood and that these are given equal consideration with social and

environmental issues in the decision-making process, and should recognise that

there will be occasions when the economic benefits will outweigh social and

environmental considerations”.

2.25 PPW Para 7.6.1 goes further by stating : “Local planning authorities should

adopt a positive and constructive approach to applications for economic

development. In determining applications for economic land uses authorities

should take account of the likely economic benefits of the development based

on robust evidence.”

2.26 PPW cannot therefore be any clearer in its support for a proposal such as this.



27

2.27 The Welsh Government published “Planning for Sustainability” in March 2012 as

a Consultation Document. It sets out the “direction of travel” for emerging

planning policy in Wales and effectively indicates that the WG may consider

introducing a “presumption in favour of sustainable development” or at least

greater emphasis upon sustainable development, where developments

enhance the economic, social and environmental well-being of people and

communities now and over the long term and that weight is given to national

policy in determining individual applications where policy in adopted or

approved development plans is outdated or superseded.

2.28 More recently the Planning (Wales) Act was published and granted royal assent

in July 2015. It covered the following areas and makes statutory provision for

(amongst others including a need to place greater emphasis on the Welsh

Language) :

o sustainable development to be at the core of all planning decisions

and development planning policy

o the provision for a National Development Framework for Wales; the

designation of strategic planning areas, the establishment of strategic

planning panels and preparation of strategic development plans; on

the status of development plans; with joint planning boards and their

functions;

o standards of pre-application consultation by both applicants and the

services to be provided by LPA’s to facilitate engagement

o development management matters relating to application

requirements, decision notices, duration of permissions

o revised appeal and enforcement procedures and costs awards

2.29 Secondary legislation is expected, but the general direction of travel appears

that the emphasis will be to reflect the English system more closely with a view

to supporting the delivery of new homes, jobs and infrastructure.

2.30 Procedural advice is then set out in Circulars and Ministerial clarification letters.

2.31 As such, these documents may be used as material planning considerations to

the determination of individual planning applications.



28

2.23 The most relevant TAN’s (and MTAN’s) that are considered to be material in this

instance comprise the following:

• TAN5 : Nature Conservation & Planning (2009)

• TAN6 : Planning for Sustainable Rural Communities (2010)

• TAN8 : Renewable Energy (2005)

• TAN11 : Noise (1997)

• TAN12 : Design (2016)

• TAN15 : Development & Floodrisk (2004)

• TAN18 : Transport (2007)

• TAN20 : Planning and the Welsh Language (2013)

• TAN23 : Economic Development (2014)

• MTAN 1 : Minerals Aggregates (2004)

2.32 We do not consider it appropriate to slavishly cover each of them in exacting

detail but instead we will summarise the key and salient and pertinent points

from each of them. As a general comment we consider that the proposals

comply with them all.

Commentary

TAN5 Protected species and habitats have been assessed and examined; with an extended Phase 1 Ecological Assessment undertaken.

New areas of biodiversity are proposed and a “dark corridor” and buffer is

identified along the northern perimeter of the site.

TAN6 Although mainly dealing with agricultural related development this TAN does seek to support development that will serve to enhance the future sustainability of rural

communities through new employment opportunities.

Para 3.1.2 states that : Planning authorities should support the diversification of the

rural economy as a way to provide local employment opportunities, increase local

economic prosperity and minimise the need to travel for employment.

Para 3.1.3 states that : Development plans should identify a diverse range of sites

suitable for future employment use. Where possible sites should be located within

or adjacent to settlements. Planning authorities should consider the need for a rural

employment exception site policy that sets out the criteria against which planning

applications for employment use on the edge of settlements, on sites which are not

specifically allocated in the development plan, will be assessed. They should also

promote the expansion of established businesses by setting out in the development

plan the criteria against which planning applications for employment uses will be

assessed. This should include supporting the expansion of businesses that are

currently located in the open countryside provided there are no unacceptable

impacts on local amenity. Where employment sites and premises are in short supply

planning authorities should resist development proposals that could result in their

loss.



29

Section 6.2 discusses agricultural land quality; we have established that the site

comprises Grade 3b land which does not fall within the categories that should be

retained and not lost.

TAN8 Para 4.5 suggests that Development Plan policies should consider asking applicants to provide an Energy Design Report for scheme s over 1,000sqm. However,

Denbighshire does not have such a policy and the Authority have not requested

or sought such a report.

TAN11 The application is supported by a noise impact assessment that serves to provide adequate mitigation measures that have been agreed with the Local Authority;

combined with the design and layout solution we consider that this issues has been

appropriately addressed.

TAN12 As Para 2.5 states : Good design is not inevitable. It requires a collaborative, creative, inclusive, process of problem solving and innovation – embracing

sustainability, architecture, place making, public realm, landscape, and

infrastructure. The design solution arrived at (as expressed in the DAS) and the

Landscape Design statement demonstrates that TAN12 has been followed and has

taken a sensitive and sympathetic approach and response to the local natural and

built environment assets.

Para 5.12.2 is particularly relevant and states that : Large new employment

buildings can often make a bold statement of their purpose. Recognising the

functionality of business premises is important to ensure they contribute to the

economic success of the occupier. However, robust design, high quality materials,

flexibility of exterior and interior layout and appropriate landscape treatment such

as earth form or planting, can help to integrate new business premises into their

surroundings, minimise the need to artificially cool buildings and allow for easier

conversion by successive occupiers. Service and utility features, exposed and

imaginatively detailed, may in many cases provide elements of interest in otherwise

plain facades. The need to consider the building and landscape maintenance

processes once the development is completed is also essential to ensure that the

development remains integrated.

The applicant considers that this guidance has been met and issues of scale,

appearance and materials have all been successfully resolved.

TAN15 The site does lies with in a Flood Zone A (low risk category). Nonetheless an FCA has been undertaken along with Infiltration testing to prove

that a sustainable method of surface water drainage can be achieved.

Connections to the mains drainage facility is possible and whilst there is flow

capacity there is no treatment capacity until an upgrade is developed. As a result,

the applicant is proposing to provide an onsite private package treatment works

to handle foul and waste water – the option is for this to be adopted or for a

connection to be made to the mains foul once upgrade works have been

undertake.

TAN18 A range of transport related documents have been lodged in support of the application; including a Transport Assessment, Green Travel Plan, Construction

Traffic Management Plan and Delivery Management Plan.

TAN20 A Community Linguistic Impact Assessment is submitted to support the application.



30

TAN23 This is of significant material weight given that PPW defines economic development broadly so that it can include any form of development that generates wealth,

jobs and income. It follows therefore, that the economic impact of these proposals

must be given serious weight; the nature and extent of the benefits are provided in

the summary section to this statement.

The most relevant and pertinent Paragraphs in TAN23 comprise the following:

Para 1.2.1 As a consequence it is essential that the planning system recognises, and

gives due weight to, the economic benefits associated with new development.

Para 1.2.2 PPW advises that planning for economic land uses should aim to provide

the land that the market requires, unless there are good reasons to the contrary

Para 1.2.5 Local planning authorities should recognise market signals and have

regard to the need to guide economic development to the most appropriate

locations, rather than prevent or discourage such development.

Key factors in determining the weight and benefits of supporting schemes will be

to ask the questions (posed under Section 2) of what are the alternatives, how

many jobs will be directly provided and what other special merit might exist. Given

that the site is (largely) an existing employment allocation we must presume that

having been through Examination already that the Authority is satisfied that the site

is an acceptable location for this sort of application and indeed nothing has been

suggested otherwise during all our pre-application discussions; indeed, quite the

contrary the Authority has been most positive about the proposals.

Section 3 discusses supporting strong rural economies; recognising that sustainable

development is essential to building strong and vibrant rural economic

communities; assisting existing businesses to expand (instead of relocating) is

important as it will assist in aligning existing and future homes and jobs. And priority

should be given to allocated sites but unallocated sites too can be permitted if the

resulting benefits outweigh any adverse impacts.

MTAN1 This guidance recommends buffers of 100m (for sand/gravel) and 200m (for hard rock) extraction. In applying these thresholds, the amount of potential land is so

limited as to be physically and commercially unfeasible.

2.25 In conclusion, having assessed the relevant national planning policy guidance,

it is our contention that the proposed development is supported, fully compliant

and is endorsed by local and national planning policy.



31

3.0 SUMMARY BENEFITS IN SUPPORT

3.1 This statement has assessed the suitability of the application site for the

proposed development and having concluded that the proposal is inherently

compliant with Local and National policy it is my opinion that this proposal must

be approved.

3.2 I have then sought to consider whether there happen to be any other material

considerations that might balance out any reason for approval and actually

outweigh its compliance with policy; to such an extent so as to make the

proposal unacceptable.

3.3 My conclusion is that there is nothing to prejudice a positive determination and

indeed it is my opinion that suggests the exact opposite. What has been

revealed by the site planning history, technical studies and pre-application

consultation demonstrates that this proposal should be supported and

encouraged to come forward.

3.4 The principle of developing open countryside for industrial development is not

something that is generally supported unless special circumstances can be

demonstrated, however, in this instance we consider that we have presented

a strong justification for the land that is outside of the employment allocation

to be developed for the purposes proposed by this application, which is

supported by the national and local planning policy guidance.

3.5 I feel that all these matters add even greater compelling weight to the fact this

proposal should be approved.

3.6 Furthermore, the pre-application discussions held with the Council since August

2016 has confirmed our belief that the proposal would be welcomed and was

likely to be acceptable in meeting planning policy requirements. Such

discussions have proven most useful in establishing the framework and direction

of the proposals and we would like to thank the people involved in this process

for this co-operative and helpful stance.

3.7 The application is submitted in order to facilitate the implementation of the

proposals and, subject to an approval during Q1 2017, this will pave the way

for the site to be developed out with an estimated completion programme for

Q1/Q2 2018.



32

3.8 We therefore feel that the proposals suitably reflect the intent inferred and the

advice and guidance provided. We believe this statement, together with the

accompanying and supporting documentation and associated plans

demonstrate this and satisfactorily illustrate all the points that need to be

considered.

3.9 The development will achieve sustainable development in accordance with

the emerging policy emphasis upon providing a series of economic, social and

environmental net gains.

3.10 We are of the opinion that a range of considerable public benefits are

provided, which cumulatively present a compelling case as to why this scheme

should be supported and granted planning permission. They can be

summarised as scheme deliverables with roles in the following manner:

ECONOMIC DELIVERABLES & ROLE

● The development will generate and directly support some 255 jobs within

the resultant scheme; many of these are specialist in nature and are long

term sustainable opportunities that will deliver prosperity and supply chain

service sectors (e.g. catering, cleaning, building and landscape

management/servicing, etc) will also benefit from contracts being

awarded.

● The total project contract value for this project is in the region of £14.0M

and this will help to secure existing construction jobs based locally and

create new ones. In what are still tough economic times; skilled jobs in the

locality that will help maintain employment and provide and contribute

towards the ongoing economic investment in the locality is a significant

bonus.

● Significant local spend during the construction period of the development

will represent a big boost to existing businesses. Indeed, construction

industry bodies have found that for every £1 spent in the construction

industry this generates £3 in the local economy so with a £14.0M project this

is an investment worth up to £42M; spend that will lead to new services

being offered locally.

● Post-completion, the spending power of another 120+ employees; many of

which will hopefully form households locally into the local economy can

also be expected to be significant; thus sustaining local services and

facilities beyond just the construction cycle.



33

● The completed development will also generate Business Rates revenue for

the Authority again playing a role in supporting and enhancing existing

public services.

● This proposal seeks to deliver jobs, economic growth, investment and

prosperity into the local economy.

SOCIAL DELIVERABLES & ROLE

● Ensuring that local jobs are safeguarded and retained, with significant

provision of new jobs that will allow existing employees to stay within the

area, relocate to the area and allow new staff to be recruited from the

area.

● Providing pedestrian links into and around the development; with safe and

connective access for all public transport, cycle and pedestrian users;

ensuring that delivery traffic is disaggregated from these more vulnerable

users.

● Providing access for all sectors of the community, particularly those with

mobility difficulties – the design incorporates DDA compliant grade access

into the buildings and across the site.

● Accessible by foot/cycling to local amenities and facilities, and taking

advantage of public transport interfaces (bus routes); thus promoting

sustainable travel choices and reducing the need to travel using private

modes of transport.

● Providing staff (and their families) with onsite wellbeing facilities – this

investment in health and wellbeing is important for the company.

● The company is seeking to space onsite that will provide access to training

and development of their staff and importantly this will involve community

linguistic language courses – thus aiding wider community benefits to allow

the Welsh language to be used and advanced; thus enabling community

cohesion.

● The development of the site for a use that meets Highway safety needs and

will provide for sufficient car parking spaces, turning and access for all

refuse, emergency and delivery vehicles. By providing adequate levels of

parking, unlike the provision on the adjacent industrial estate, this will avoid

the problems of uncontrolled fly-parking, congestion and under-provision.



34

● Although the development is seeking to be generally self-sufficient in terms

of utility service infrastructure it is hoped that the development may provide

the opportunity for statutory utility providers to upgrade local service

infrastructure frailties (e.g. drainage capacity and treatment works) which

will benefit existing residents and the wider community in being able to

accommodate new growth in other sectors.

● It will serve to enhance the longer term sustainability of the wider settlement

and with a latent workforce this ought to secure the future of local services

and facilities and allow the settlement to be more vital, viable and maintain

and enhanced level of community sustainability.

● The development represents an investment that will serve to help support

and sustain other existing enterprises; thus securing local jobs and

economic investment.

● The applicant is prepared to provide and/or fund bi-lingual onsite signage,

plus new tourism information boards / way-finders relating to both former

onsite heritage assets, offsite (Caer Drewyn) heritage asset features and

PROW’s within the immediate vicinity of the application site.

ENVIRONMENTAL DELIVERABLES & ROLE

● Resulting in the comprehensive development of the site with a sympathetic

and sensitive design taking account of the neighbouring rural and urban

grain and its landscape setting and character.

● The design has taken account and respect of its landscape setting,

ecological habitat and tree / hedgerow infrastructure and sought to

integrate these features and ensure maximum retention, mitigation and

enhancement is enabled through new reinforced planting, buffer, dark

corridor and biodiversity opportunities. The site is enclosed by natural

features and the views in and out of the neighbouring AONB and the

heritage asset to the east at Caer Drewyn will be safeguarded through the

design layout, materials, design solution and landscape treatment

proposed.

● Retaining connective, permeable and safe pedestrian links/routes into and

adjacent to the development site; thus maintaining public access along

the former railway corridor.



35

● The proposed layout and detail of the scheme in design terms offers the

highest quality design solution that could be expected for this site and the

applicant has invested heavily in this to get it right and it will serve to

significantly enhance the design quality of the area; thus benefiting the

special character and appearance of the site in its rural / urban fringe

setting.

● No demonstrable harm or detrimental impact will be caused to any areas

of known interest, be these visual, residential, acoustic, lighting or highway

interests.

3.11 The development proposals therefore generate significant and mutually

supportive economic, social and environmental benefits and gains which

collectively constitute sustainable development in line with PPW and must not

be underestimated.

3.12 We consider these scheme deliverables should be afforded full weight as

material planning considerations. They are significant enough to justify and

demonstrate that the proposals are acceptable and would serve to outweigh

any perceived or apparent concerns (or harms) that this proposal could be

considered to have upon the locality, any open countryside designation and

impact upon heritage and landscape assets.

3.13 This proposal has also demonstrated that it is in full accordance and wholly

compliant with all national and local planning policy and associated best

practice guidance governing development proposals.

3.14 We submit that considerable and significant weight should be afforded to the

Policy documents referred to as material considerations in support of the

proposals.

3.15 This is a scheme of high quality and advanced sustainability; which strategically

fits with planning policy and other material planning considerations.

3.16 On this basis, and from the assessment of the relevant material planning

considerations, we genuinely consider that the proposed development should

be granted Detailed Planning Permission.



36

3.17 Any conditions that are to be attached should follow the guidance set out in

Welsh Government Planning Circular 16/2014 whereby any planning conditions

must meet the following six tests:

● Necessary;

● Relevant to planning;

● Relevant to the development to be permitted;

● Enforceable;

● Precise; and

● Reasonable in all other respects.

3.18 We would request that in the event a draft decision notice and conditions are

prepared, that we are fully involved in the process in order to ensure that the

wording of such conditions meet the above tests and enable the swift

commencement of development.

3.19 This application is technically robust and it has been demonstrated that there

are few, if any, negative impacts that would result. The overall planning

balance is weighted strongly in favour of granting permission as per Section

38(6) of the Planning & Compulsory Purchase Act 2004. The proposals must be

supported and permission approved without any delay in accordance with the

Framework because we have demonstrated that no adverse impacts are

evident in impeding such a positive determination being reached and any

impacts which might be judged to occur would have to significantly and

demonstrably outweigh the benefits when assessed against policies of the

Framework taken as a whole and in our opinion none exist.

3.20 Accordingly, we commend these proposals to the Council.



37

APPENDIX A Pre-application

correspondence

From: Gail McevoyTo: "Daniel Bimpson"; Mike ParkerCc: Justin PaulSubject: RE: Wholebake Site, CorwenDate: Tuesday, January 10, 2017 10:27:58 AMAttachments: 03. APP - Notes for Guidance [DCC].doc

Daniel, I refer to your email and accompanying documents in relation to the scheme and would advise the following:

· I note in the CTMP that a temporary access will be formed. Further details shall be provided on the siting, design and construction of this access and shall be subject to separate consent under Section 184 of the Highways Act 1980. Notes forGuidance attached for information.

The Highway Authority advise, in principle, the DMP and CTMP are acceptable, and further details shall be submitted for approval upon Planning Permission. I trust this information is of assistance to you. Regards, Gail McEvoyPeiriannydd Rheolaeth Datblygiad - Engineer Development ControlGwasanaethau Cynllunio a Gwarchod y Cyhoedd / Planning & Public Protection ServicesFfon - Tel 01824 706882 Monday, Tuesday and Wednesday only. e bost [email protected] [email protected]

From: Daniel Bimpson [mailto:[email protected]] Sent: 21 December 2016 09:39To: Gail Mcevoy ; Mike Parker Cc: Justin Paul Subject: Wholebake Site, Corwen Gail, Mike, You will recall that we discussed the scope of Transport Assessment for the above development last November.

Since we spoke, I am aware that a pre-application meeting took place on 8th December, which Mike attended on behalf of Highways At the meeting, Mike requested that a Delivery Management Plan be produced to cover the operational phase of the development. We have also produced an Outline Construction Traffic Management Plan, to cover the construction phase. I attach the two documents in advance of planning submission for comment. I understand that the application will be made this week, so I would appreciate your thoughts at the earliest opportunity. Regards, Daniel Bimpson LLB (Hons) MSc MCIHT CMILTPrincipal Transport Planner |DD: 0151 728 1867 |M: 07703 787286 |LinkedIn

From: Gail Mcevoy [mailto:[email protected]] Sent: 25 October 2016 10:36To: Daniel Bimpson Subject: RE: Scope of Transport Assessment Morning Daniel I should be able to get you something today, what time is your meeting ? Gail McEvoyPeiriannydd Rheolaeth Datblygiad - Engineer Development ControlGwasanaethau Cynllunio a Gwarchod y Cyhoedd / Planning & Public Protection ServicesFfon - Tel 01824 706882 Monday, Tuesday and Wednesday only. e bost [email protected] [email protected]

From: Daniel Bimpson [mailto:[email protected]] Sent: 24 October 2016 11:34To: Gail Mcevoy Cc: David Schumacher Subject: RE: Scope of Transport Assessment Gail, Thanks for this. I have a project meeting on this site on Wednesday, so if we were perhaps able to discuss your initial thoughts by phone tomorrow afternoon/Wednesday morning once you’ve been out, it would be much appreciated. Let me know if this sounds like a possibility. Regards, Dan Daniel Bimpson LLB (Hons) MSc MCIHT CMILTPrincipal Transport Planner |DD: 0151 728 1867 |M: 07703 787286 |LinkedIn

From: Gail Mcevoy [mailto:[email protected]] Sent: 24 October 2016 11:19To: Daniel Bimpson Subject: RE: Scope of Transport Assessment

Hi Daniel, not yet, going out tomorrow in the area so I will get a response to you for Monday 31st as I also have planned leave. Regards, Gail McEvoyPeiriannydd Rheolaeth Datblygiad - Engineer Development ControlGwasanaethau Cynllunio a Gwarchod y Cyhoedd / Planning & Public Protection ServicesFfon - Tel 01824 706882 Monday, Tuesday and Wednesday only. e bost [email protected] [email protected]

From: Daniel Bimpson [mailto:[email protected]] Sent: 24 October 2016 09:29To: Gail Mcevoy Cc: David Schumacher Subject: RE: Scope of Transport Assessment Hi Gail,
mailto:[email protected]:[email protected]:[email protected]:[email protected]://uk.linkedin.com/in/danielbimpsonhttp://www.primetp.co.uk/mailto:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]://uk.linkedin.com/in/danielbimpsonhttp://www.primetp.co.uk/mailto:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]
Highways Act 1980 – Section 184

Construction/Alteration of Vehicular Crossings over the Footway or Verge

Notes for Guidance to Applicants

Background

Section 184 of the Highways Act 1980 empowers the Highway Authority to issue consent to enable an applicant or applicant’s agent to carry out works within the highway limits to either construct a vehicular crossing, or alter an existing vehicular crossing, to serve properties or developments.

All works for

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