Development of residential care facility, access, landscaping and all associated works.

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 date received 27/8/25 Location Plan 3721 HIA 01 XX DR A 0101 date received 21/7/25 AMENDED Proposed Site Plan 0102 - Rev P16 date received 27/1/26 Proposed Ground Floor Plan 0201 - Rev P9 date received 21/7/25 Proposed First Floor Plan - 0211 - Rev P8 date received 21/7/25 Proposed Second Floor Plan - 0221- Rev P8 date received 21/7/25 Proposed Roof Layout - 2701- Rev P3 date received 21/7/25 Proposed Elevations - 0301- Rev P8 date received 21/7/25 Proposed Elevations - 0302 -Rev P5 date received 21/7/25 Design and Access Statement date received 21/7/25 Planning Statement date received 21/7/25 Demolition Statement date received 22/7/25 Transport Statement 250256 date received 28/8/25 Tactile Crossing Plan SCP/250256/D03 Rev A date received 3/12/25 Arboricultural Appraisal P:862_v2 date received 21/7/25 AMENDED Green Infrastructure Statement (V3) date received 27/1/26 AMENDED Ecological Appraisal date received 9/12/25 AMENDED Bat Report (V2) date received 27/1/26 Noise Impact Assessment NP-012384 date received 21/7/25 Phase 1 Geoenvironmental Assessment date received 9/12/25 Phase II Ground Investigation Scope of Works date received 9/12/25 Design and Heritage Statement date received 9/12/25 Flood Consequences Assessment & Drainage Strategy date received 28/8/25 REASON: To ensure that the development is carried out in accordance with the approved details.
3. No development on the construction of the external walls and roof of the development shall take place, until samples of the materials to be used have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. REASON: In the interests of the visual amenities of the locality and ensure compliance with Policies PC2 and PC3 of the Flintshire Unitary Development Plan.
4. No development shall commence until final details of the proposed finished floor levels (FFL’s) of the buildings hereby permitted and associated site levels have been submitted for the consideration and written approval of the Local Planning Authority. Development shall be carried out in accordance with the approved details. REASON: In the interests of the visual amenities of the locality and ensure compliance with Policies PC2 and PC3 of the Flintshire Unitary Development Plan.
5. The proposed noise mitigation measures to be introduced into the development in relation to glazing, separating internal walls, fencing and fixed plant shall be carried in accordance with the Noise Impact Assessment NP O12384 approved as part of this permission REASON: In order to safeguard the living conditions of the proposed residents and occupiers of nearby residential properties in compliance with Policy PC2 of the Flintshire Local Development Plan.
6. No works associated with the proposed development of the site shall commence unless and until a detailed scheme dealing with the following matters has been submitted to and approved by the Local Planning Authority for: a) Closure of the existing access points from B5125 Village Road, b) Formation of new access from B5125 Village Road. c)Formation of a pedestrian crossing point across the B5125 Village Road d) Widening of the existing footway fronting the application site to a minimum width of 2.0m. e) Removal and/or relocation of utility equipment within the footway between the application site and the proposed pedestrian crossing point in conjunction with the design of an amended street lighting scheme along this corridor Development shall be carried out in accordance with the approved details 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 in compliance with Policy PC2 of the Flintshire LocalDevelopment Plan.
7. 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 significant obstruction to visibility. 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 PC2 of the Flintshire Local Development Plan.
8. Adequate facilities shall be provided and retained within the site 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 maneuvering space is provided to serve the proposed development and to avoid the necessity for reversing in compliance with Policy PC2 of the Flintshire Local Development Plan.
9. The gradient of access from the edge of the existing carriageway and for a minimum distance of 10m shall be 1 in 24. REASON: To ensure the formation of a safe and satisfactory access.in compliance with Policy PC2 of the Flintshire Local Development Plan.
10. 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 . 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 Development shall take place in accordance with the details of the approved Construction Traffic Management Plan. 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. in compliance with Policy PC2 of the Flintshire Local Development Plan.
11. A full Staff Travel Plan shall be submitted and approved in writing by the Local Planning Authority prior to the first use of the development. The proposed use shall operate in accordance with the details of the approved Staff Travel Plan. REASON: To encourage the use of more sustainable forms of travel in compliance with Policies PC2 and PC5 of the Flintshire Local Development Plan.
12. Only foul water from the development site shall be allowed to discharge to the public sewerage system and this discharge shall be made between manhole reference number SJ26675802 and SJ26675803, as indicated on the extract of the Sewerage Network Plan attached to this Decision Notice. 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 compliance with Policy PC2 of the Flintshire Local Development Plan.
13. 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 compliance with Policy PC2 of the Flintshire Local Development Plan..
14. No development or phase of development 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 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 comliance with Policy PC2 of the Flintshire Local Development Plan.
15. Prior to the occupation or operation of the development hereby permitted, 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 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 and prevent unacceptable risks to controlled waters and ecological systems in compliance with Policy PC2 of the Flintshire Local Development Plan.
16. 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 compliance with Policy PC2 of the Flintshire Local Development Plan.
17. Notwithstanding the details shown on the AMENDED Proposed Site Plan – 0102 – Rev P16 approved as part of this permission, no development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: a. all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection during the course of development b. proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers and location and the proposed timing of the planting c. proposed materials to be used on the driveway(s), paths and other hard surfaced areas d. proposed earthworks, grading and the mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform e. proposed positions, design, materials and type of boundary treatment. d. details of landscape management REASON: Adequate details have not been submitted, and the Local Planning Authority wishes to ensure that the site is properly landscaped with existing natural features retained and comply with Policy PC2 of the Flintshire Local Development Plan.
18. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping under condition 17 of this permission, shall be carried out in the first planting and seeding seasons following the commencement of the development and any trees or plants which, within a period of five years of the time of planting, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species REASON: In order to ensure that the site is adequately landscaped in the interest of residential amenity and comply with Policy PC2 of the Flintshire Local Development Plan.
19. The Biodiversity Net Benefit Measures shall be undertaken in accordance with the AMENDED Ecological Appraisal, AMENDED Bat Report (V2), Arboricultural Appraisal P:862_v2 and AMENDED Green Infrastructure Statement (V3) and in accordance with the details approved under condition 8 of this permission within the first planting season following completion of the development. REASON: In the interest of maintaining and enhancing biodiversity in accordance with Local Development Plan Policy STR13 and Planning Policy Wales (PPW) Edition 12
20. No development shall take place until a programme of building recording and analysis, equivalent to an Historic England Level 3 building survey, has been secured and implemented, in accordance with a brief issued by the Local Planning Authority. The survey will be completed by a professional archaeological contractor. The programme of building analysis and recording must meet the standards laid down by the Chartered Institute for Archaeologists in their Standard and Guidance for the archaeological investigation and recording of standing buildings or structures. A copy of the resulting report should be submitted to the Local Planning Authority and the Development Control Archaeologist, Heneb via - Email: neil.bayliss@cpat.org.uk Tel: 01938 553670). After approval by the Local Planning Authority, a copy of the resulting report should also be sent to the Historic Environment Record Officer, Heneb for inclusion in the regional Historic Environment Record and a copy of the report and whole project archive should also be sent to the National Monuments Record, RCAHMW REASON: In order to maintain a historic record of the existing building on site in compliance with Policy PC2 of the Flintshire Local Development Plan.
21. .An information /display board referencing the historic evolution and development of Plas Ifan and its surroundings shall be provided on site prior to the bringing into use of the residential care facility, in accordance with details to be submitted for the consideration and written approval of the Local Planning Authority. REASON: In order to maintain a historic record of the building and its links to the wider development of Northop Hall in compliance with Policy PC2 of the Flintshire Local Development Plan.
22. No construction, demolition or site preparation works, including the operation of plant and machinery and deliveries to and from the site, shall take place outside the hours of 08:00 to 18:00 Monday to Friday and 08:00 to 12:00 on Saturdays. No such works shall take place on Sundays or Public/Bank Holidays. Reason: To safeguard the amenities of the occupiers of nearby residential properties from undue noise and disturbance in compliance with Policy PC2 of the Flintshire Local Development Plan
23. 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.
24. ATTENTION IS DRAWN TO CLAUSES 1,2,3,4 & 7 OF THE ATTACHED HIGHWAY 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) Soakaways will not be considered as an acceptable means of disposal of surface water from the highway unless the Developer has demonstrated to the satisfaction of the County Council as Highway Authority that: (a) No suitable alternative is available, and (b) ground conditions are suitable for the disposal of surface water to soakaways. (9) 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.
25. PLAN OF MANHOLE POSITIONS

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