Additional homes planned for Total Fitness car park despite criticism over “piecemeal development of site”

Concerns have been raised over a ‘piecemeal development’ that will see further houses being built on a newly developed site.

The development is effectively being added on to the existing new houses that have been built off Stansty Road, and details of objections are contained in a report that will be considered by the Council’s Planning Committee on Monday.

The local Community Council have their objections listed as concern over the amount of parking spaces for Total Fitness, ‘over development’ of the site, plus ” additional traffic movements generated by the development would cause unacceptable traffic congestion at the junction of the site and Stansty Road, and at the junction of Stansty Road with Rhosddu Road / New Road”.

The local councillor Marc Jones makes several comments in the document before the committee including, “The piecemeal development of this site is a concern, especially as it appears to be a deliberate attempt to avoid an affordable homes commitment. I understand the developer of the latest batch of housing has had to include an affordable housing component in the development, which is only right.”

The Highways Department notes several possible issues, including: “Submitted plans indicate the deletion and relocation of existing parking spaces. This results in an odd horizontal alignment of the shared access road which is considered unacceptable. It is likely to result in vehicle conflict at this which is unnecessary” and “Confirmation required how and where a refuse vehicle (11.2m long) turns within the development site.”

Several other objections are listed from neighbours, including: “Appearance of the dwellings different to existing houses – total appearance of the development mismatched” , “Shellbark Close needs to be adopted before any more building work is considered and “Junction of Shellbark Close and Stansty Road needs improving to accommodate increases in traffic.”

As usual the Planning Officer tackles some issue raised, noting: “Whilst differing in appearance to the adjacent properties, there is a mix of architectural styles in the wider locality and as such I consider the form and appearance of the proposed dwellings to be appropriate.”

Councillor Jones’ issue regarding affordable housing is covered by the Officer, with the development being seen as “30 dwellings having been built cumulatively”, despite a 1.5 / 25% of the 6 houses proposed ‘contribution equivalent to 1.5 affordable units’.

The Officer explains: “When planning permission for the adjoining development was granted on 16 June 2016 the most
recently completed Local Housing Market Assessment (March 2015) indicated that at that time there was a requirement for affordable housing throughout the County Borough however there was a surplus of affordable dwellings within the urban area of Wrexham. On the basis that this was used to justify granting planning permission for 79 dwellings on the former Brother Industries site (P/2015/0890) without affordable housing in on 23 June 2016.

“I am satisfied that had the land subject to this application been brought forward as part of or at the same time as the adjoining Shellbark Close development, then the outcome would have been similar – i.e. no affordable units would have been required.

“The Local Housing Market Assessment has subsequently been updated (published April 2018) and now identifies an affordable housing requirement in the urban area of Wrexham as well as the wider County Borough. In light of the above I do not consider it reasonable to apply the 25% affordable housing requirement set out in Local Planning Guidance Note 28 retrospectively to the 30 dwellings. I have however approached the applicants with a view to securing an affordable housing contribution of 25% of the 6 dwellings proposed – a contribution equivalent to 1.5 affordable units.”

A viability appraisal table is included showing the open market value totals £896k for the development, with costs of £798k leaving a profit before tax of £79,295 – noting: “Viability appraisals normally allow for a rate or return for developers of up to 20% therefore a return of 8.9% is considered to be very low. The scheme would be rendered unviable if an affordable housing contribution were sought.”

“Taking this into account I consider the benefits of securing a modest contribution towards the overall housing supply on a site in a sustainable location close to the town centre outweighs the ‘loss’ of very small contribution to affordable housing provision in this instance. ”

Traffic issues are addressed: “I understand the concerns about traffic generation given that the Stansty Road/New Road is very busy at peak times, however Highways have not expressed concerns about this matter. Given the scale of the development it is unlikely to increase traffic to the extent of causing significant additional congestion at peak times or a danger to highway safety.”

The refuse lorries turning are also as not being an issue in their view.

Regarding the gym’s parking, the Officer states: “The proposed development will result in the loss of 20 parking spaces in total. However this loss will be off-set by the provision of 20 new parking spaces on landscaped ground between the existing car park and the boundaries of dwellings to the east. Given that there is no net loss of parking spaces for gym users, I am satisfied that the development is unlikely to cause or add to any parking issues in the locality.”

In conclusion the Officer recommends councillors grant permission, “I am satisfied that the development of the site can in a manner that accords with the character of the area and without harm to residential amenity, highway safety or the level of parking provision for the adjacent gym.”

Two suggested options are presented to councillors, one including a Section 106 agreement that could include a financial contribution of £6000 towards the upgrading of Rhosddu Road play area.

Councillors will be at the Guildhall on bonfire night to discuss this application and many others – you can view the full planning document for the evening here.