Proposed erection of a detached dwelling and associated works.

1. The proposed access shall have a visibility splay of 2.4m x 43m in both directions measured along the nearside edge of the adjoining carriageway over land within the control of the Applicant and/or Highway Authority and within which there shall be no obstruction to visibility in excess of 1.0m above the nearside channel level of the adjoining highway. REASON: To ensure that adequate visibility is provided in perpetuity at the proposed point of access onto the highway in the interests of maintaining highway safety in compliance with Policy PC5 of the Flintshire Local Development Plan.
2. Any intervening boundary proposed between the site and the adjoining convenience store shall be restricted to 1.0m above the nearside channel level for a distance of 2.5m into the site (measured from the carriageway kerbline). REASON: To ensure that adequate visibility is provided in perpetuity from the adjoining point of access onto the highway in the interests of maintaining highway safety in compliance with Policy PC5 of the Flintshire Local Development Plan.
3. The stated visibility splays at the proposed point of access shall be made available and kept free from all obstructions for the duration of site construction works. REASON: To ensure that adequate visibility is provided and maintained during the site construction phase in compliance with Policy PC5 of the Flintshire Local Development Plan..
4. Access to the site shall be constructed as a vehicular footway crossing in accordance with the attached specification for such works. REASON: To ensure the formation of a safe and satisfactory means of access in the interests of maintaining highway safety in compliance with Policy PC5 of the Flintshire Local Development Plan.
5. 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 manoeuvering space is provided to serve the proposed development 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 compliance with Policy PC5 of the Flintshire Local Development Plan.
6. 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.
7. The development shall be carried out in accordance with the following approved plans and documents: Application Form - Received 01/05/2026 Design & Access Statement - Received 01/05/2026 Green Infrastructure Statement - Received 01/05/2026 Lead Mineshaft Investigation Report - Received 01/05/2026 Location Plan - Received 01/05/2026 Proposed Floor Plans & Elevations - Dwg 10656.03 - Received 01/05/2026 Proposed Site Plan - Dwg 10656.02 - Received 01/05/2026 Proposed Site Sections - Dwg AL(12)001 Rev A - Received 01/05/2026 Stage 2 Contamination Assessment - Received 12.05.2026 Remediation Strategy Received 12.05.26 Drainage Plan - Dwg A1-01 - Received 16.06.26 Drainage Statement - Received 03/07/2026 REASON: To ensure that the development is carried out in accordance with the approved details.
8. The existing utility column shall be relocated clear of the access and the proposed visibility sightlines. The required permission shall be sought from the relevant utility.
9. The applicants attention is drawn to the attached Highways Supplementary Notes with particular reference to Clauses 1,2,3 & 7. HIGHWAYS SUPPLEMENTARY NOTES Notwithstanding any planning consent which may have been granted, no work shall be executed within the highway without the prior approval in writing from the Head of Highways and Transportation and any of the following clauses, as deemed appropriate, or as specified on the planning consent notice shall be strictly adhered to:- (1) The Applicant must obtain approval from the Transportation Directorate to the design of the means of access to the site and internal estate roads prior to the commencement of any site works to ensure compliance with adoption standards. Such approval, given in writing by the Transportation Directorate will constitute authorisation to the Applicant to execute works within the highway associated with the forming of a new access in compliance with Section 184, Sub-Section 11, of the 1980 Highways Act. (2) Following the issuing of the notice of approval the Applicant / Developer is advised of the necessity to notify various Utility companies, in compliance with Section 184, Sub-Section 9, of the 1980 Highways Act, of his intention to carry out the works. Such notification shall be given at the earliest opportunity following approval and prior to the commencement of any works, to enable the Utility companies to advise of and programme any necessary alterations to their apparatus, the cost of which shall be borne by the Applicant. (3) Any required relocation of signage, street lighting or utilities equipment resulting from the installation of new or alteration to existing highway / footway works shall be undertaken with the prior written consent of the relevant Authority and at the expense of the Applicant (4) a. Under the provisions of the New Roads & Street Works Act 1991, Section 50, the Applicant may require a licence to excavate in the highway in order to place any associated apparatus in the highway. b. Any works carried out in or adjacent to the highway may require traffic management to be placed on the highway. NOTE: In relation to both 4a and 4b, contact should be made with the Street Works Section of the Environment Directorate (01352 704806) as soon as possible as both items may require extensive planning and will have lead-in times that may affect the programming of the proposed development. (5) The preferred procedure for the adoption of new estate roads by the County Council as Highway Authority shall be undertaken in accordance with section 38 of the 1980 Highways Act. The Developer shall provide all necessary information and plans to facilitate the processing of a roadmaking Agreement at the earliest opportunity following the granting of planning consent and the issuing of authorisation to construct the means of access. (6) As the development includes grassed service margins in lieu of footways adjacent to the carriageway the Developer must inform the plot purchasers that such margins are provided primarily to accommodate Utilities apparatus and will form part of the adopted highway area. The margins shall be design as an integral part of the garden areas and should be maintained as such by the property owners and shall contain no other forms of planting other than grass and no other obstructions such as walls, fences, rockeries etc. will be permitted. The developer must ensure that the margins are excluded from individual conveyances of affected properties and that a clause be inserted prohibiting any addition planting or construction works within the areas in perpetuity. NOTE: The County Council will require removal of anything other than grass within the margins prior to the adoption of the estate roads. (7) No water of any kind generated by the proposed development is to be allowed to flow from any part of the site, such as driveways and other hard paved areas, onto the highway or into the highway drainage system or be allowed to accumulate in such a way as to affect the highway surface or structure. The development must not interfere with any existing highways surface water drainage facilities whether within the existing highway boundaries or not. (8) A public right of way, described below, crosses / abuts the application site and should be safeguarded before development commences : - NOTE: In accordance with current policy any planning consent requiring diversion / extinguishment of a public right of way to enable development to be carried out will not be processed by the County Council. The Developer / Landowner shall make application for such an Order to the Secretary State for Wales under Section 247 of the Town and Country Planning Act 1990.
10. 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.
11. 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. The applicant may also 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 now 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 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.
12. The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848. Further information is also available on The Coal Authority website at www.coal.decc.gov.uk Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority’s Property Search Service on 0845 762 6848 or at www.groundstability.com
13. Prior to development hereby approved being inhabited, a verification report demonstrating completion of the 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 as well as the implemented radon protection measures. REASON: To demonstrate that the remediation criteria relating to human health have been met. This will ensure that there are no longer remaining unacceptable risks to human health following remediation of the site in accordance with policy EN16 of the Flintshire Local Development Plan.
14. 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 the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with. REASON: Given the history of the site it is considered possible that there may be unidentified areas of contamination at the site that could pose a risk to human health if they are not remediated in accordance with policy EN16 of the Flintshire Local Development Plan.

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