Change of use for the sale of hot/cold oven baked goods (A3) including the installation of extraction flue and new business signage.

1. The development hereby approved shall be commenced before the expiration of five years from the date of this permission. REASON: To comply with the requirements of Sections 91 to 93 of the Town and Country Planning Act, 1990.
2. The development shall be carried out in accordance with the following approved plans and documents: Application Form - Received 26.02.2026 Existing & Proposed Ground Floor Plans - Dwg 2046.001 - Received 26.02.2026 Existing & Proposed Front & Rear Elevations - Dwg 2046.002 - Received 26.02.2026 Existing & Proposed Side Elevations - Dwg 2046.003 - Received 26.02.2026 Existing & Proposed Side Elevations - Dwg 2046.004 - Received 26.02.2026 Sign Details - Dwg 2046.005 - Received 26.02.2026 Location & Block Plans - Dwg 06 - Received 26.02.2026 Extraction System Statement - Received 26.02.2026 Odour Assessment - Received 26.02.2026 Planning Statement - Received 26.02.2026 Green Infrastructure Statement - Received 06.03.2026 REASON: To ensure that the development is carried out in accordance with the approved details.
3. No surface water from any increase in the roof area of the building /or impermeable surfaces within its curtilage shall be allowed to drain directly or indirectly to the public sewerage system. REASON: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment.
4. Advisory Notes The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com. The applicant is advised that some public sewers and lateral drains may not be recorded on our maps; some sewers were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. In accordance with Planning Policy Wales (Edition 12) and Technical Advice Note 12 (Design), the applicant is advised to take a sustainable approach in considering water supply in new development proposals, including utilising approaches that improve water efficiency and reduce water consumption. We would recommend that the applicant liaises with the relevant Local Authority Building Control department to discuss their water efficiency requirements. The applicant is advised to engage in consultation with Flintshire County Council , as the determining SuDS Approval Body (SAB), in relation to their proposals for SuDS features. Please note, Dwr Cymru Welsh Water is a statutory consultee to the SAB application process and will provide comments to any SuDS proposals by response to SAB consultation. Trade Effluent Consent: If the development will give rise to a new discharge (or alter an existing discharge) of trade effluent, directly or indirectly to the public sewerage system, then a Discharge Consent under Section 118 of the Water Industry Act 1991 is required from Dwr Cymru / Welsh Water. Please note that the issuing of a Discharge Consent is independent of the planning process and a consent may be refused although planning permission is granted.

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