Plan approved for former bookmakers to become salad bar

* The premises at the corner of Castle Street and Market Street where a change of use has been approved.

An application to change the use of the former bookmakers at the corner of Castle Street and Market Street, Llangollen into a salad bar and sandwich shop was approved after a lengthy debate at the Denbighshire's planning committee this morning (Wednesday).

Mr P Rowe and RL Frodsham Ltd submitted a retrospective application after the shop, named Let's Avo Cuddle, briefly opened and closed again without permission some months ago.

The plan is for not hot food to be served, only cold.

Despite being recommended for approval by officers, the plan was opposed by Llangollen Town Council and a number of private objectors.

The town council said the development would not enhance the vitality and viability of the town centre and result in an unacceptable imbalance of retail and non-retail uses.

The private objectors argued that it would lead to an over-concentration of food shops and takeaways in the town, dilute existing established food places and detract from the viability of the town centre

At the planning meeting Llangollen county councillor Karen Edwards strongly opposed the plan, saying there were already 12 cafes in the town centre and that this would mean an over-concentration of the same sort of outlet. 

She said: "I am unable to support this retrospective application for the following cumulative planning reasons.

"Firstly, there is already a significant overconcentration of Class A3 uses within Llangollen town centre, with a substantial number of cafés and takeaways both on the main street and surrounding side streets. 

"Planning Policy Wales and the Denbighshire Local Development Plan both require town centres to maintain a diversity of uses in order to protect their vitality and viability. In my view, this proposal would further erode that balance and contribute to harmful clustering of A3 uses in a sensitive location.

"Secondly, the site lies within a designated conservation area and is immediately adjacent to a listed building. National policy and statute require that development in such locations must preserve or enhance character, and that special regard must be given to the setting of listed buildings. 

"In this case, the existing and proposed shopfront treatment, signage, and external presentation fail to meet that test and result in harm to the conservation area and the setting of the listed building, to which considerable weight must be given.

"Thirdly, the site occupies a highly constrained and prominent corner at the junction of Castle Street and Market Street, which forms a key pedestrian route to the town’s main car park and experiences heavy footfall. Even in the absence of external seating, the nature of an A3 use in this location would generate periods of queuing, congregation, servicing activity, and delivery movements. 

"These cumulative effects would risk creating a pedestrian pinch point at this sensitive junction, which is contrary to Planning Policy Wales requirements for safe, accessible and inclusive places.

"Fourthly, insufficient information has been provided to demonstrate that the use can operate without unacceptable impacts arising from odour, grease, and ventilation. In particular, the absence of a properly designed extraction and filtration system raises a reasonable likelihood of harm to amenity and to the character of the conservation area, particularly should the use intensify towards hot food preparation."

During the debate at planning committee, which lasted for an hour and 20 minutes, there was some agreement on these points by other members, while others voiced their support for the application.

Cllr Alan James (Rhyl West) said: "This is very much an improvement. Generally, this sort of food outlet is quite different from what we are used to in Llangollen. I am very happy to support it. It's far better than leaving an empty shop."

In a report considered by the committee planning officers said: "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, future extraction flue installation and biodiversity enhancement measures. 

"The use of the premises as a cafe is not considered to have a detrimental impact on visual amenity or the character of the Conservation Area or AONB and would therefore be in general compliance with the tests in the policies referred to."

Members voted 10-7 in favour of Cllr James's proposal to approve the application.