Proposed Extension to Commercial unit to recreate new independent Office with commercial Storage. External Walls to be re-clad in composite cladding. Alteration of Parking arrangements and installation of PV Panels.

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 01/04/2026 Proposed Site Plan - Dwg PL01 - Received 01/04/2026 Proposed Ground Floor Plan - Dwg PL02- Received 01/04/2026 Proposed First Floor Plan - Dwg PL03- Received 01/04/2026 Proposed Elevations - Dwg PL04 - Received 01/04/2026 Proposed Axonometric Ground Floor Plan - Dwg PL05 - Received 01/04/2026 Proposed Axonometric First Floor - Dwg PL06 - Received 01/04/2026 Preliminary Ecological Appraisal - Received 20/04/2026 - Received 01/04/2026 Green Infrastructure Statement - Received 01/04/2026 Existing Topographical - Dwg EX02 Rev A - Received 01/04/2026 Existing Location Plan - Received 01/04/2026 Existing Ground Floor Plan - Dwg EX03 Rev A - Received 01/04/2026 Existing First Floor Plan - Dwg EX04 Rev A - Received 01/04/2026 Existing Elevations - Dwg EX05 Rev A - Received 01/04/2026 Existing Axonometric Ground Floor Plan- Dwg EX06 Rev A - Received 01/04/2026 Existing Axonometric First Floor Plan - Dwg EX07 Rev A - Received 01/04/2026 Drainage Strategy - Received 01/04/2026 AMENDED Flood Consequence Assessment - Received 02.06.26 Proposed Site Plan - Dwg SK01 - Rev E - Received 11/06/2026 Topographical Survey - Dwg B0860-4861- Sheet 1 - Received 11/06/2026 Drainage Management Strategy - Received 26/06/2026 Figures & Appendices - Received 28/04/2026 Transport Statement - Received 28/04/2026 Flood Risk Scoping Exercise - Received 12/05/2026 Topographical Survey - Dwg B0860-4861 - Sheet 2 - Received 11/06/2026 Risk Assessment - Received 02/07/2026 REASON: To ensure that the development is carried out in accordance with the approved details.
3. The applicant is reminded that the development which is the subject of this planning permission will also require Sustainable Drainage Systems (SuDS) for surface water in accordance with the requirements of Schedule 3 to the Flood and Water Management Act 2010. From 7th January 2019, SuDS on new developments must be designed and built in accordance with the Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SAB role, before construction work begins. Furthermore, SuDS features serving more than one property will be subject to adoption by the SAB. Further details can be found via the following website link: https://gweddill.gov.wales/docs/desh/publications/181015-suds-statutory-standards-en.pdf and https://www.flintshire.gov.uk/en/Resident/Planning/Sustainable-Drainage-Systems.aspx The Local Planning Authority would remind you that any changes made to the scheme as a consequence of obtaining SAB approval may require the submission of a further amended planning application.
4. The siting, layout and design of the means of site access shall be in accordance with details to be submitted to and approved by the County Council prior to the commencement of any site works. REASON: To ensure the formation of a safe and satisfactory means of access to the site in the interests of maintaining highway safety and the free and safe movement of traffic on the adjoining highway.
5. The forming and construction of the means of site access shall not commence unless and until the detailed design thereof has been submitted to and approved by the County Council. REASON: To ensure the formation of a safe and satisfactory means of access to the site in the interests of maintaining highway safety and in compliance with Section 184 of the 1980 Highways Act.
6. Facilities shall be provided and retained within the site for the loading, unloading, 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.
7. No development shall take place, including site clearance works, until a Construction Traffic Management Plan has been submitted to, and approved in writing by, the Local Planning Authority (see attached note) REASON: To ensure the formation of a safe and satisfactory means of access to the site in the interests of maintaining highway safety and the free and safe movement of pedestrians and traffic on the adjoining highway.
8. The approved Construction Management Plan shall provide details of: I. Contact names and numbers of personnel responsible for adherence and monitoring the plan II. Contact name(s)/number(s) for any site related enquiries, including out of hours times III. Anticipated duration of the works IV. Typical working days and hours of the week V. Proposed signage types and locations VI. Position of any temporary gates – preferably set-back 12m to allow a delivery vehicle to park/wait VII. The access and egress route with appropriate traffic monitoring in order to control traffic movements VIII. Measures to avoid depositing mud, dust or other debris onto the highway by traffic movements IX. The timing of deliveries and main construction traffic arrivals and departures to avoid periods such as school arrival/leaving times X. Site notices informing construction workers and other site operatives of agreed working hours XI. The parking of vehicles of site operatives and visitors XII. Loading and unloading of plant and materials XIII. Storage of plant and materials used in constructing the development XIV. Measures to control the emissions of dust and dirt during construction XV. A scheme for re-cycling/disposing of waste resulting from construction works.
9. The applicant's attention is drawn to the attached Highways Supplementary Notes with particular reference to Clauses 1,2,3, 4 & 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 development (with the exception of works concerned with the construction of the parking area to the North of the site) shall commence until details of a method statement and risk assessment for the protection of the structural condition of the [strategic sewer / strategic water main] crossing the site has been submitted to and approved in writing by the Local Planning Authority. The approved protection measures shall be implemented in full before any other development hereby permitted has commenced, and shall be retained at all times for the duration of the approved operations including the restoration works. Reason: To ensure that the proposed development does not affect the integrity of the public [sewerage system / water supply system] in the interests of public health and safety
11. 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
12. 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 also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they 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. As of 7th January 2019, this proposed development may be subject to Schedule 3 of the Flood and Water Management Act 2010. In the event this proposed development amounts to a total impermeable area of 100sqm or more, approval of Sustainable Drainage Systems (SuDS) features will be required in accordance with the 'Statutory standards for sustainable drainage systems – designing, constructing, operating and maintaining surface water drainage systems'. It would therefore be recommended that the developer 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. The developer should submit an application under section185 application of the Water Industry Act 1991 for works involving an alteration and /or abandonment of lateral sewers incurred with the demolition and redevelopment of part of the site.

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