Development of detached bungalow

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 10/04/2025 Green Infrastructure Statement - Received 10/04/2025 AMENDED Proposed Elevations - Dwg A008 - Rev P02 - Received 18.05.26 AMENDED Proposed Roof Plan - Dwg A006 - Rev P02 - Received 18.05.26 AMENDED Proposed Elevations - Dwg A007- Rev P02 - Received 18.05.26 AMENDED Existing Site Plan - Dwg A003 - Rev P01 - Received 18.05.26 AMENDED Proposed Site Plan - Dwg A004 - Rev P03 - Received 18.05.26 AMENDED Proposed Ground Floor Plan - Dwg A005 - Rev P05 - Received 18.05.26 AMENDED Existing Site Location Plan -Dwg A001 - Rev P01 - Received 18.05.26 Surface Water Drainage Statement - Redacted - Received 16.06.26 REASON: To ensure that the development is carried out in accordance with the approved details.
3. The proposed access shall have a visibility splay of 2.0m x 25m in a south easterly direction measured to a point 1.0m out from the nearside edge of the adjoining carriageway 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.
4. Access to the site shall be set out in accordance with the attached standard detail relating to a paired access, with no intervening boundary between the two plots (within the splay only). REASON: To ensure that adequate visibility is provided 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 each plot for the parking of vehicles. Such facilities being completed prior to the proposed development being brought into use. REASON: To ensure that adequate parking is provided 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. If finished ground levels or surface materials require, positive means to prevent the run-off of surface water from any part of the site onto the highway shall be provided in accordance with details to be submitted to and approved by the Local Planning Authority prior to the commencement of any site works. REASON: To prevent the accumulation of surface water on the highway in the interests of maintaining highway safety and to prevent damage to the highway surface or structure in compliance with Policy PC5 of the Flintshire Local Development Plan.
7. The applicant's 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.
8. Any proposed site works which potentially affect the existing stone retaining wall adjacent to the highway shall be discussed and agreed by our Senior Technical Manager, Mr Ian Bushell who can be contacted on (01352) 704780.
9. No development shall commence until details of a method statement and risk assessment for the route and protection of the structural condition of the sewer crossing /adjoining the site has been submitted to and approved in writing by the Local Planning Authority. The surveyed route 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 in the interests of public health and safety.
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 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 is subject to Schedule 3 of the Flood and Water Management Act 2010. The development therefore requires approval of Sustainable Drainage Systems (SuDS) features, in accordance with the 'Statutory standards for sustainable drainage systems – designing, constructing, operating and maintaining surface water drainage systems'. It is therefore 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.
12. The applicant is reminded that soakaways must be designed and constructed in accordance with CIRIA C753 guidance, which includes (but is not limited to) ensuring they are located in areas with suitable infiltration rates, positioned at least 5m from any building footprint, and a minimum of 2m from any boundary. 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.

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