Posted: Thu 10th Mar 2016

Plans For Controversial Housing Development on Gym Car Park Deferred

Wrexham.com for people living in or visiting the Wrexham area
This article is old - Published: Thursday, Mar 10th, 2016

Proposals to develop over 20 homes on a gym car park have been deferred amid concerns of traffic issues and the lack of public open space included on the site.

Earlier this week members of Wrexham’s Planning Committee debated an application to develop 24 family homes car parking space on Stansty Road. The car parking space belongs to Total Fitness, however in the planning applications has been described as ‘surplus’.

The initial application was submitted in October 2015, with Wrexham.com reporting that the development would consist of 10 two bedroom homes and 14 three bedroom homes on surplus car parking space on the Stansty Road gym.

A total of 48 parking spaces would also be provided for the development – which would result in the reduction of 105 spaces for Total Fitness customers.

However concerns have been raised about the development, with a number of local residents objecting the proposals due to fears about the potential traffic issues on an already busy junction.

Only one public speaker was present at this month’s Planning Meeting to voice their opinions against the development, with Mr Carson stating: “In my opinion this application is based solely on financial greed rather than social need. It is a great surprise to me that the applicant hasn’t availed himself the opportunity to defend himself. Either he think it’s automatic of prefers not to defend the indefensible.

“The first refusal to use this land was in 1997. In the intervening 19 years statistics show that 40% increase use of car user ship has and 500 vehicle movements everyday associated with the gym. The congested and complex junction remains as it was in 1997, despite many attempts to improve traffic flow. It follows that the 2015 application should be refused on these grounds alone.

“Without exception everyone who hears about this application regards it as insane and is disillusioned with the council for its recommendation to approve it. It is important this committee unanimously rejects this to send and unequivocal message that any appeal or tinkering with this application will not succeed, then we can put this matter to bed for another 20 years.”

Speaking about the development, Planning Officer David Williams said: “The application the objector refused to was allowed on appeal in 1997. Since that time we have received an application for an office development, which was refused but lost on appeal. The principle of development on that car park has been long established.

“We need to consider in terms of issues is the loss of parking to Total Fitness and to provide sufficient parking to meet its needs and the development itself – and if it will generate additional traffic. The main consideration and concerns raised relate to access and the junction.

“At peak times there is a problem, it has been an issue there for a number of years. Whether this proceeds or not, there will still be difficulties at certain times of the day. With this proposal it is whether there is a net increase of if there will be as a result.”

Mr Williams continued onto address the second issue regarding the development, which centred around the loss of car parking for Total Fitness and if there would still be sufficient enough space for the gym.

Commenting on the car parking provision, Mr Williams said: “There will be a loss of spaces, but highways have carried out detailed surveys during what is the busiest time during January, which tends to be the busiest time for a journey in peak demand. It was concluded the peak demand is a Monday and Tuesday evening between 6:15pm and 6:30pm. 192 spaces were used to serve the gym at that time.”

Much of the debate centred around access to the site and the increase of congestion on what is a notoriously busy junction in Wrexham – with concerns about those accessing and exiting the site and the potential increase in traffic problems in Stansty.

Local member for the Stansty Ward, Cllr I. David Bithell began the debate, asking: “Can the  Highways Officer and Planning Officer do something to show me something to improve the inadequate access from Total Fitness onto New Road, as you are currently having to negotiate three lanes to access New Road.

“Accessing New Road means taking your life into your own hands at any time of the day or night as traffic is travelling 30mph in both directions making exiting Total Fitness difficult.”

The Highways Officer said: “We’re well aware of traffic issues at the Stansty Road junction. There is significant congestion and capacity issues down there. But we have to remember a few years ago permission was granted for a two storey office block on the site on a Welsh Government appeal.

“It was granted despite significant highway objections to the scheme. We spent a lot of time and money fighting the appeal. In terms of traffic generation, the proposed scheme for 24 dwellings will produce less traffic than permitted scheme for office block.

“There is very little we can do refusing this on highways grounds. If this went to appeal fair chance we would get taken for costs, because of this permitted development. I understand concerns about the junction but there is not a lot we can do in terms of traffic generation issues.”

Cllr Bithell added: “As Highways Officer, what future alterations are you proposing on that junction from Total Fitness? As it’s never going to improve irrespective of what’s there.”

The Highways Officer said: “There are some improvements being made. We are making the access out into two lanes so people can turn left and wont be blocked by right turning traffic. That’s about all we can do. As you know the council has looked at the junction on a number of occasions – we have tried to make it one way. There is very little we can do to improve it, it’s been looked at time and time again. There are constraints of land ownership and geometry of road restricts anything that we can do.”

“If we refuse we are all going to have egg on our faces. It is silly not to look at the past application and the decision made by the inspection previously.”

Mr Williams added: “I appreciate where you’re coming from, I did refer to the existing problems and difficulties. It is an existing problem and it will exist whether this is approved or not. The point I want to get across is this proposal will not make it worse – we have already granted permission for a use which generates more traffic.”

However Cllr Paul Pemberton said: “If this application was a fresh one for the site, I wouldn’t support it. Listening to what’s gone on in the past, providing we can have assurances from highways what traffic will be lighter on the application that the office accommodation, I don’t think we have got any choice.”

Questions were also raised about the timing of the car parking survey, which took place across two days in January. Details about the survey are mentioned in the Planning Report, stating that on the days were the survey took place, 269 spaces available at the site 192 were filled on one day and 151 on a second.

Cllr David Taylor said: “I have concerns about the parking. When the survey was done in January, the attendance goes up when the weather gets warmer. We’re looking at 192 spaces with 195 available, throughout the year that will fluctuate.

“There is no space for growth in membership and constricts and a business. As the warmer months come in, attendance will increase, where will they park?”

The statement however was disputed by Mr Williams, who said: “I don’t agree. From my experience and information we have had from similar providers, the peak tends to be after Christmas and falls off in warmer months.”

Other concerns about the report focused around the lack of public open space and children’s play area, with the nearest facility to the site being on Rhosddu Road.

As part of the proposal it was noted that there was limited space to provide public open space, with Mr Williams noting that it was more ‘appropriate to take a contribution to improve facilities offsite. These would include £24,000 to improve the park on Rhosddu / Garden Road and funding to offset the impact on Rhosddu Primary School.

However several councillors raised concerns about the distance between the two sites and the busy road children would have to walk down in order to access the Rhosddu Park.

Cllr John Pritchard said: “My main concern is access road to the site and Total Fitness is the same, and with no open space provision it s going to encourage children to play on roadside. You are going to have traffic turning into that access and past a few houses where children could be playing. I don’t feel it is safe for children with the same access for Total Fitness and family houses. I can’t support the application.”

The concerns about lack of public open space were echoed by Cllr Rob Walsh, who said: “I have no problems in theory with dwellings on the site. But after comments about open space, I don’t think the public open space planned in appropriate. If went in for less dwellings, would be willing to support – but due to no significant open space mindful not to support as a result.”

Cllr Kevin Hughes added: “I am concerned about lack of play area and notion of children walking along a busy road to Garden Road area of Rhosddu. I have also heard this is a bad area for people to abuse in that area.”

Commenting on the issues at Rhosddu Park, local member Cllr Steve Wilson did note that a Public Space Protection Order would soon be enforced at the site to help tackle issues with anti-social behaviour.

However Mr Williams pointed out children play areas tend to be found on schemes larger than the proposed development, adding: “If related to public open space there is a chance to defer the application. The developer may not want to and pursue through an appeal, but it will give the applicant the chance to address it.”

Commenting on the public open space, Cllr Bithell said: “When you mention design, looking at this development and for safety, they could have put a play area on the right hand side. With respect I don’t think this has been thought out enough. Would it be acceptable to defer for the developer to restructure for a development for children?”

Several recommendations for deferral were put forward across the duration of the meeting, with members voting in favour of deferring the application until a later date.



Spotted something? Got a story? Email [email protected]



Have a look at...

Councillors to debate nominations for Wrexham’s new mayor and deputy

County Lines drug dealers targeted as part of major police operation

Clwyd South MS gives ringing endorsement to church bell restoration bid

Works on New Broughton housing development set to begin in spring

North Wales chief constable backs new Police Anti-Corruption and Abuse Reporting Service

Welsh gaming professionals flying the flag at “instrumental” US conference

What to expect with new first minister set to be appointed and cabinet reshuffle on the horizon

Updated: Firefighters called to incident at Bryn Lane recycling centre

Wrexham Council first in north Wales to install men’s sanitary bins in public toilets

Former Debenhams store in Wrexham could become trampoline park

Video: Wrexham market’s historic secrets are being uncovered amid refurb

Competition watchdog launches investigation into £2.5 billion merger between Flintshire based Redrow and Barratt