The erection of a two storey office Building (class B1 Business) including a health services facility (class D1 non-residential institutions) with associated car parking.

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: Design & Access Statement received 01/04/2026 Location Plan Dwg 013 P 01 Rev C received 01/04/2026 Amended Proposed Block Plan Dwg 013 P 02 Rev E received 16/07/2026 Proposed Ground Floor Plan Dwg 013 P 03 Rev D received 01/04/2026 Proposed First Floor Plan Dwg 013 P 04 Rev D received 01/04/2026 Proposed Section Dwg 013 P 05 Rev C received 01/04/2026 Proposed Elevations 1 Dwg 013 P 06 Rev C received 01/04/2026 Proposed Elevations 2 Dwg 013 P 07 Rev C received 01/04/2026 Existing Block Plan Dwg 013 P 08 Rev A received 01/04/2026 Green Infrastructure Statement received 07/05/2026 Flood Consequences Assessment & Drainage Statement Clarification received 05/06/2026 Amended Flood Consequences Assessment received 31/07/2026 REASON: To ensure that the development is carried out in accordance with the approved details.
3. A Flood Warning and Evacuation Plan (FWEP) must be submitted to the Local Planning Authority for approval by the Lead Local Flood Authority (LLFA). Thereafter the development shall operate in accordance with the approved FWEP. REASON: To ensure the development has safe access and egress during a flood event and to comply with Policies PC2, PC4 and EN14 of the Flintshire Local Development Plan.
4. No development shall take place until a point of connection on the public sewerage system has been identified by a development enabling assessment, which shall be first submitted to and approved by the Local Planning Authority. Thereafter the connection shall be made in accordance with the recommended connection option following the implementation of any necessary reinforcement works to the sewerage system, as may be identified by the hydraulic modelling assessment. 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 in accordance with Policies PC2 and EN15 of the Flintshire Local Development Plan.
5. No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network. 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 in accordance with policies PC2 and EN15 of the Flintshire Local Development Plan.
6. Facilities shall be provided and retained within the site for the parking and turning of vehicles. Such facilities being completed prior to the proposed development being brought into use. REASON: To ensure that adequate parking and maneuvering space is made and to avoid the necessity for reversing movements into or from the highway in the interests of highway safety and maintaining the free flow of traffic on the adjoining highway in accordance with Policies PC2 and PC5 of the Flintshire Local Development Plan.
7. No development shall commence until SAB approval has been obtained for the surface water drainage system. REASON: To reduce flood risk both on and off site and to ensure that surface water can be appropriately drained for the lifetime of the proposed development in accordance with Policies PC2, PC4 and EN15 of the Flintshire Local Development Plan.
8. No development on land suspected of contamination, shall commence until the following components of a scheme to deal with the risks associated with contamination at the site, has been submitted to and approved in writing by the Local Planning Authority. a. A preliminary risk assessment which has identified: • all previous uses • potential contaminants associated with those uses • a conceptual model of the site indicating sources, pathways and receptors • potentially unacceptable risks arising from contamination at the site b. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. c. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. d. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. The remediation strategy and its relevant components shall be carried out in accordance with the approved details. REASON: To ensure the risks associated with contamination at the site have been fully considered prior to commencement of development as controlled waters are of high environmental sensitivity; and where necessary remediation measures and long-term monitoring are implemented to prevent unacceptable risks from contamination in accordance with Policies EN16 and EN18 of the Flintshire Local Development Plan.
9. Prior to the occupation of the development, a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved in writing by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include a long-term monitoring and maintenance plan for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as 3 of 6 identified in the verification plan. The long-term monitoring and maintenance plan shall be carried out in accordance with the approved details. REASON: To ensure the methods identified in the verification plan have been implemented and completed and the risk associated with the contamination at the site has been remediated prior to occupation or operation, to prevent both future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policies EN16 and EN18 of the Flintshire Local Development Plan.
10. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a remediation strategy detailing how this unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall be carried out as approved. REASON: To ensure the risks associated with previously unsuspected contamination at the site are dealt with through a remediation strategy, to minimise the risk to both future users of the land and neighbouring land, and to ensure that the development can be carried out safely without unacceptable risks in accordance with Policy EN16 and EN18 of the Flintshire Local Development Plan.
11. No development shall commence until details of piling or any other foundation designs using penetrative methods sufficient to demonstrate that there is no unacceptable risk to groundwater have been submitted to and approved in writing by the Local Planning Authority. The piling shall be implemented in accordance with the approved details. REASON: Piling details should be submitted to ensure there is no unacceptable risk to groundwater during construction and methods/design are agreed prior to the commencement of development or phase of development in accordance with Policy EN16 and EN18 of the Flintshire Local Development Plan.
12. Any development (temporary or permanent) within 8 metres of a watercourse will require separate Land Drainage Consent from the Lead Local Flood Authority (LLFA). More information is available at: https://www.flintshire.gov.uk/en/Resident/Planning/Land-Drainage-Consents.aspx Any works carried out without prior consent will be subject to removal, and the watercourse must be reinstated to its original condition. Retrospective consent is not permitted. REASON: To reduce the risk of flooding and ensure adequate maintenance access is preserved.
13. Developments of more than 1 house or of 100m2 or more of construction area must also seek SAB approval alongside planning approval. You will not be allowed to start construction until the two permissions are both granted. The SAB approval process operates independently of the planning process. It is important to avoid situations where a scheme is granted planning permission but fails to secure SAB approval. To mitigate this risk, it is recommended that planning and SAB requirements are considered concurrently, and that relevant information is submitted in parallel to both authorities. This can be best achieved by submitting simultaneous applications for planning permission and SAB approval. Where this is not feasible, a Drainage Statement should accompany the planning application. This statement should clearly demonstrate how Sustainable Drainage Systems (SuDS) will be integrated into the scheme, thereby giving confidence that the scheme is likely to comply with SAB requirements. Under Schedule 3 of the Flood and Water Management Act (FWMA) 2010, all new developments must ensure that surface water drainage complies with mandatory National SuDS Standards. Further information can be found at: https://gov.wales/topics/environmentcountryside/epq/flooding/drainage/?lang=en TAN 15 aligns with Schedule 3 of the Flood and Water Management Act 2010, which mandates that all new developments use SuDS designed to national standards in Wales.

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