Erection of New Industrial Unit (B1;B2;B8) on Plot 2 and erection of replacement industrial unit (B1;B2;B8) on Plot 3 to replace unit destroyed by fire, together with associated parking; landscaping & drainage infrastructure.

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: Proposed Perspective VIews - Dwg 6977-19 - Rev B – Date received 06.10.25 Proposed Building 2 Car Movements - Dwg 6977-501 – Date received 06.10.25 Proposed Bldg 3 Car Movements - Dwg 6977-502 – Date received 06.10.25 Proposed Bldg 2 Goods Entrance 1 - Dwg 6977-503 – Date received 06.10.25 Proposed Bldg 2 Goods Entrance 2 - Dwg 6977-504 – Date received 06.10.25 Proposed Bldg 3 Goods Entrance 1 - Dwg 6977- 505 – Date received 06.10.25 Proposed Bldg 3 Goods Entrance 2 - Dwg 6977-506 – Date received 06.10.25 Proposed Bldg 3 Goods Entrance 3 - Dwg 6977-507 – Date received 06.10.25 Proposed Bldg 3 Goods Entrance 4 - Dwg 6977-508 – Date received 06.10.25 Proposed Bldg 3 Goods Entrance 5 - Dwg 6977-509 – Date received 06.10.25 Location Plan – Date received 06.10.25 Proposed Rebuilt Bldg 3 - Proposed Site Elevations - Dwg 6977-06 - Rev D – Date received 06.10.25 Proposed Rebuilt Bldg 3 - Proposed Site Elevations - Dwg 6977-09- Rev A – Date received 06.10.25 Proposed Bldg 2- Proposed Elevations - Dwg 6977-11- Rev E – Date received 06.10.25 Proposed Bldg 2 - Site Elevations - Dwg 6977-13 - Rev B – Date received 06.10.25 PAC Report – Date received 06.10.25 Flood Consequence Assessment – Date received 06.10.25 Design and Access Statement – Date received 06.10.25 Application Form – Date received 07.10.25 Preliminary Ecological Appraisal – Date received 09.10.25 Geological & Mining Appraisal – Date received 09.10.25 Desk Study with Walk Over – Date received 09.10.25 ADD INFO - 12.11.25 - Proposed Landscaping Plan - Dwg 6977-16- Rev B – Date received 12.10.25 ADD INFO - 27.01.26 - Great Crested Newt RAMS, Method Statment & Conservation Plan – Date received 28.01.26 ADD INFO - 27.01.26 Flood Consequence Assessment & Drainage Statement – Date received 13.02.26 AMENDED 06.05.26 - Ground Investigation Report – Date received 06.05.26 REASON: To ensure that the development is carried out in accordance with the approved details.
3. No 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 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 [largely completed] 2. 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. 3. 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. 4. 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 and to comply with Policy EN16 of Flintshire's Local Development Plan.
4. Prior to the operation 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 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 minimise risk to both future users of the land and neighbouring land, 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, and to comply with Policy EN16 of Flintshire's Local Development Plan.
5. If, during development, contamination not previously identified is found to be present at the site then no further development 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 the water environment and to ensure that the development can be carried out without unacceptable risks and to comply with Policy EN16 of Flintshire's Local Development Plan. A site investigation may not uncover all instances of contamination and this condition ensures that contamination encountered during the development phase is dealt with appropriately.
6. Prior to its installation, full details of lighting shall be submitted to and agreed in writing by the Local Planning Authority. The Lighting Plan should include: - Details of the siting and type of external lighting to be used - Drawings setting out light spillage in key sensitive areas - An Environmental Lighting Impact Assessment against conservation requirements for protected species and designated landscapes - Light modelling images to present the nighttime effects of lighting on building elevations and ground surfaces from key viewpoints - Details of lighting to be used both during construction and/or operation - Measures to monitor light spillage once development is operational. The lighting shall be installed and retained as approved during construction and operation. REASON: A lighting plan should be submitted to ensure lighting details are agreed prior to installation and to reduce the impacts of lighting in the interest of protected species and to comply with Policy EN6 of Flintshire's Local Development Plan.
7. No development, including site clearance, shall commence until a site Management Scheme for the provision, management and maintenance of the ecological features at the site has been submitted to and approved by the Local Planning Authority. The Plan should build upon the principles outlined in the ecology report and include, but not necessarily be limited to: - The submission of a long-term site management plan (not less than 25 years) that includes: - Details of habitats and ecological features present or to be created, both in written form and shown on appropriate drawings, including planting plans. - Defined aims and objectives (including defined key performance indicators for long term monitoring indicators). - Details of the desired condition for each habitat and criteria to determine when habitats have achieved this. - Details of short and long-term habitat management prescriptions to both achieve and maintain the desired condition. - Details of monitoring methodologies for of habitat(s) and species - Details of scheduling and timings of activities. - Contingency measures if fish or invasive non-native species (inns) are detected. - Current and any proposed changes to the freehold tenure of the compensation area (tenure of the ecology and heritage area to be approved by the Local Planning Authority). - Persons or bodies responsible for undertaking management and surveillance together with required skills and competencies. - Site liaison and wardening. - Licensing requirements [for management surveillance and other defined activities]. - Biosecurity measures which consider invasive non-native species and specific diseases (e.g. Chytrid) to prevent the introduction of and where present control, removal or for the long-term management of invasive species both during construction and operation. - Details of reporting, review and update of the plan (informed by monitoring) at specific intervals as agreed. - Prior to commencement of works the contact details of the Ecological Clerk of Works should be submitted to the Local Planning Authority. REASON: A Landscape and Ecological Management Plan should be agreed to ensure necessary habitat management measures for Great Crested Newt are agreed prior to commencement and appropriately managed in the long-term and to ensure compliance with Policy EN6 of Flintshire's Local Development Plan.
8. 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, and to ensure compliance with Policy EN15 of Flintshire's Local Development Plan.
9. No development shall commence until details of a method statement and risk assessment for the protection of the structural condition of the sewer and water main crossing and adjoining the sites 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 and water supply system in the interests of public health and safety, and to ensure compliance with Policy EN15 of Flintshire's Local Development Plan.
10. Facilities shall be provided and retained within each plot 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 and to comply with Policy PC5 of Flintshire's Local Development Plan.
11. A minimum of 10% of the proposed vehicular parking spaces shall be provided with electrical charging points. 1% of which shall be provided adjacent to disabled parking spaces. Such facilities being completed prior to the proposed development being brought into use. REASON: To ensure that adequate provision is made for the recharging of electric vehicles in the interests of achieving sustainable transport targets and to ensure the delivery of a sustainable, coordinated and high quality form of development, and to comply with Policy PC5 of Flintshire's Local Development Plan.
12. Prior to development hereby approved being utilised, 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. 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.
13. 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.
14. Advisory Notes The proposed development is subject to Schedule 3 of the Flood and Water Management Act 2010. The development will therefore require approval of Sustainable Drainage Systems (SuDS) features, in accordance with national standards, and is strongly recommended that the developer engage in preapplication consultation with the Local Authority, as the relevant 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 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. If the development will give rise to a new discharge (or alter an existing discharge) of trade effluent, directly or indirectly to the public sewerage system, then a Discharge Consent under Section 118 of the Water Industry Act 1991 is required from Dwr Cymru / Welsh Water. Please note that the issuing of a Discharge Consent is independent of the planning process and a consent may be refused although planning permission is granted. The planning permission hereby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water industries Act 1991

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