‘Hybrid plans’ for 50+ houses and convenience store at Llay Royal British Legion site up for debate

Plans to develop over 50 houses and a convenience store on land surrounding the Llay Royal British Legion site could be given the go ahead next week – despite concerns from the local councillor and residents.

The ‘hybrid’ plans for the site on Watts Dyke in Llay were unveiled by The Royal British Legion, were unveiled in January 2017.

Next week an outline planning application will go before members of Wrexham Council’s planning committee, with the head of environment and planning recommending the application is given the go ahead, subject to a financial contribution from the developers being secured.

The proposed development consists of up to 51 houses, a 4,000 sq ft retail unit, a boxing club, a car park and two new access points. The Royal British Legion building will not be affected by the proposals and will remain open.

However a number of concerns have been raised about the proposals, with fears over the increased pressure on the local primary school and village health centre in particular.

A total of 20 responses were also submitted to the council by neighbouring residents, with concerns about the increase in traffic in the area, flooding, risk of anti-social behaviour due to the shop and the designs of the proposed access points to the site.

There are also fears such a development will have on the community events held at the Royal British Legion and the future of the site, with one of the comment stating: “The use of the RBL is not only a pub/entertainment venue but a community facility and the reduction in the size of the car park may impact upon its viability.”

One of the local councillors for the area, Rob Walsh, has also called for the application to be rejected, stating that “Llay is being developed at a faster rate than the infrastructure is being provided.”

He says: “Llay Health Centre is full to bursting. Llay residents struggle to obtain a GP appointment at present.

“With the likely closure of Gresford surgery, the addition of 362 houses on Gresford Road and 18 houses south of Llay Miners Welfare shows that Llay is being developed at a faster rate than the infrastructure is being provided.

“To add another 51 houses to the Llay Community is very irresponsible in the current climate. Betsi Cadwaladr University Health Board’s silence over this issue is not evidence that everything is OK.

“Unless Betsi Cadwaladr University Health Board are prepared to invest in a brand new health centre for Llay fully equipped with the required number of staff, then no further development should take place in Llay.

“As a result, I believe this application breaches Policy GDP2 as the capacity of infrastructure will be deficient as a consequence of this development.”

But the head of environment and planning at Wrexham Council says he is “satisfied that the density of the development and the intended uses are entirely compatible with this site and its surroundings”.

In a report due before councillors next week, the head of environment and planning adds: “The residential element of the scheme can be accommodated in a modern layout broadly reflective of the previous gradual expansion of Llay and in effect would create a logical extension to the residential built form in this area.

“The number of residential units proposed does not give cause for concern and an acceptable detailed reserved matters scheme will be achievable.”

He concludes: “This scheme represents a sustainable form of development within an existing settlement limit. The reuse of this previously developed land accords with the principles set out in in Planning Policy Wales and the strategic policies of the Wrexham UDP.

“I am satisfied that the indicative layout of the residential and retail uses represents an efficient use of the site, providing additional community facilities and making a significant contribution towards a shortfall in housing supply.”

The application has been recommended for approval, subject to the following Section 106 agreement being secured:

• The formation of a Management Company for the future maintenance by the applicant of all communal areas including driveways, parking areas, hard and soft landscaping, trees and planted features;
• Payment of a commuted sum at the rate of £1000 per dwelling for the improvement of hard and soft landscaping within the neighbouring Alyn Waters Country Park;
• Affordable Housing provision across the development in accordance with the Welsh Government definition

As the application is in outline stages, firmer details of development will be debated at a later stage if the plans are given the go ahead.

The outline plans will be considered for approval by members of Wrexham Council’s planning committee at 4pm on Monday 2nd July. The meeting will also be webcast live on the Wrexham Council website.