Salad bar and sandwich shop at Ladbrokes, 22 Castle Street, Llangollen

The site and surroundings

The corner premises is in Llangollen town centre, within the conservation area and AONB, beside a Grade II listed pub.

“The seating area capacity is 10 and the floor plan indicates 3 small tables and a long salad bar to one side. The premises operates from Monday-Sunday inclusive 9am- 7/8pm. Other relevant information/supporting documents in the application 1.2.1 Green Infrastructure Statement, Planning Supporting Statement and Addendum.”

“Adjoining the property is the Grade II listed Bull Pub. Relevant planning constraints/considerations 1.4.1 The site is located within the development boundary of Llangollen and within the town centre boundary. The site is within the Conservation Area and within the Area of Outstanding Natural Beauty national landscape designation.”

Officer report

Consultees and objections

The Town Council and local businesses objected over food-shop concentration and town-centre vitality, while highways, Cadw and policy officers raised no objection.

“Summary of planning based representations in objection: Overconcentration of food shops/takeaways in town Dilution of existing established food places Too many of the same offerings will make others unviable Detraction from the viability of the town centre Non-food retail should be encouraged to increase diversity and employment for local people Commercial extraction systems are not permitted in the location.”

Officer report

Who spoke

The agent supported the proposal, stressing the different food offer, absence of hot food and the previously empty property.

What members debated

Members discussed town-centre concentration, conservation impacts, queuing, extraction, use classes, school exclusion zones and whether conditions addressed these concerns.

“Councillor Karen Edwards (Local Member) advised that she was unable to support the retrospective application for several reasons: • There was, in her view, an over-concentration of Class A3 uses in Llangollen town centre. She noted that there were already 12 Class A3 uses within the town centre, with a further 12 located on adjoining streets.”

“The Development Management and Building Control Manager reminded Members that supplementary planning guidance relating to hot food takeaways had previously included consideration of exclusion zones around schools. However, Members had determined at that time that such provisions should not be included in the adopted guidance.”

Minutes

The vote and decision

Members voted ten to seven to grant the application in accordance with the officer recommendation and associated conditions.

“Proposal – Councillor Alan James proposed the application be granted in accordance with officer recommendation and associated conditions attached, SECONDED by Councillor Ellie Chard.”

“Vote – For – 10 Against – 7 Abstain – 0 RESOLVED: that the application and associated conditions be GRANTED in accordance with officer recommendation.”

Minutes

Conditions attached

The conditions control opening hours, require biodiversity enhancement and regulate vinyl stickers on the front windows and door.

“SUMMARY AND CONCLUSIONS: 5.1 The application is considered to be acceptable against the relevant Local Development Plan Policies, and National Policy and Guidance and is recommended for grant, subject to conditions to control the opening hours, application of vinyl/stickers to the windows and door and biodiversity enhancement measures. RECOMMENDATION: GRANT- subject to the following conditions: - 1.”

“This shall include provision for roosting bats and/or nesting birds, including the number, location and specification of those features which shall be shown on appropriate plans. The development shall be carried out strictly in accordance with the approved details and shall be implemented in full within 3 months of the measures being approved. 4.”

Officer report