Store and factory plans recommended for approval

* Dobson & Crowther factory on the A5 - site of the proposed Sainsbury's foodstore. 

llanblogger exclusive

County council officers are recommending members of Denbighshire’s planning committee to give the go-ahead to a controversial scheme for a new Sainsbury’s supermarket in Llangollen.

At its meeting next Wednesday, the committee is also being advised by its experts to grant a linked application to transfer the Dobson & Crowther envelope factory, on whose land the foodstore would be built, to a new site on farmland just up the road. 

Both plans have caused a deep rift in the community, with rival groups supporting or opposing them. 

Separate reports to the committee from the council’s head of planning and public protection Graham Boase detail the responses to consultation on the applications, which have both been submitted by Scott J Ross Developments. 

 

* The Cilmedw Farm site proposed for the new factory. 

Jobs claim

 

 

 

The supermarket scheme, which is claimed will create up to 109 full-time equivalent jobs, would mean a foodstore of 1,858 square metres being built on Dobson & Crowther’s four-acre site off Berwyn Street, the main A5 through the town. 

Objections to it have gone in to the council from organisations such as Llangollen Civic Society and the pressure group Keep Llangollen Special, which produced a DVD film outlining its views and organised online and on-paper petitions containing hundreds of names. 

Opposition has also been voiced by a total of 21 individuals. 

Main objections revolve around the adverse impact a new foodstore would have on local independent shops, its visual impact on the Area of Outstanding Natural Beauty, the creation of noise and extra traffic. 

The number of jobs to be created at the proposed store is also questioned by the objectors. 

Supporters of the scheme included 21 individuals and Clwyd South Assembly Member Ken Skates. 

They sent in letters of support and a petition containing 347 signatures. 

Those in favour of it claim the store would fulfil Llangollen’s need for a “decent affordable place to shop without having to travel to Wrexham or Oswestry. 

They also point to the boost it would give to local employment. 

A number of interested organisations offered no objection, including the Town Council and Llangollen Chamber of Trade and Tourism. 

Retail consultants acting for the council say that while there is a “qualitative” need for a new foodstore, they are unable to conclude there was a “quantitive” need and that it is “difficult to assess” whether the impact on local trade would warrant a refusal of permission. 

However, the consultants suggest conditions are imposed to prevent the store including a pharmacy, post office, dry cleaners and café. 

In his report, which recommends the application is granted, planning chief Mr Boase says there are limited technical grounds for opposing the development as conditions can be imposed to address issues such as traffic generation and ecology. 

He adds the council’s consultants have advised there are “no strong retail planning policy grounds” for refusal. 

Mr Boase says there are “recognisable gains” for the development of a foodstore to benefit the public and that the scheme has “clear employment benefits”.

One condition of granting the application would that the applicants would make a contribution of £10,000 towards the improvement of nearby Riverside Park. 

Also recommended for granting is the separate scheme to relocate the envelope factory to 3.3 acres of land at Climedw Farm just 500 metres along Berwyn Street. 

Again, this has attracted significant numbers of responses both for and against the plan, with backers claiming it would safeguard 100 jobs at the company, which is the largest employer in Llangollen, and opponents pointing out its encroachment on to greenbelt land. 

In his report to the committee Mr Boase says: “Whilst acknowledging the potential impact on visual, historic landscape and heritage interests, which may only be capable of partial mitigation through the imposition of planning conditions, it is respectfully suggested that the employment arguments should carry significant weight in this instance.” 

Both reports can be seen at:https://moderngov.denbighshire.gov.uk/ieListDocuments.aspx?CId=183&MId=4557&Ver=4&LLL=0

 

 

 

 

 

 

Local lensman leads photography course

Llan-based lensman Barrie Potter, who recently supplied a cracking picture of the canal marina to llanblogger, is to be tutor on an “Introduction to Digital Photography” course in Ruabon Library starting on Monday September 24 at 9.30 and running forn for 11 weeks. 

 

The course, organised by Yale College in the Community, is intended help you get to know the controls on your digital camera and then to transfer your photos to simple photo editing software on your computer.

 

So if you want to know what that strange looking button on your camera does, why not go along?

For more information and to enrol, phone the Yale College course hotline 01978 311794.

 

Meanwhile, here's another stunning local image by Barrie.

 

Further consultation on county housing plans

The Denbighshire Local Development Plan Examination process is still underway and the inspectors have requested that a further consultation be held on potential additional housing allocations, which will run for eight weeks from September 11 until November 6, 2012.

The inspectors in their note of findings (EXAM0111Q) have indicated that currently the Denbighshire LDP is likely to under-provide for housing needs across the county by around 1,000 houses. 

The council has agreed that further work can be carried out to identify additional housing sites that will make up this shortfall. 

These additional housing allocations together with a draft phasing policy relating to these sites are the sole subject of this consultation. Site plans, sustainability appraisal information and draft phasing policy are available at all the council’s One Stop Shops, libraries and on the Ccuncil’s website www.denbighshire.gov.uk/ldpexam

This consultation is open to all members of the public but restricted to the additional sites in question. Letters providing information have been sent to all those who have register an interest in the LDP, all town and community councils and your elected members.

Further hearing sessions are likely to be held in January 2013, the details of which will be available on the LDP Examination website (www.denbighshire.gov.uk/ldpexam), and from the Programme Officer, in due course.

The deadline for comments is Tuesday, November 6th. Written responses should be sent to Local Development Plan Consultation, Denbighshire County Council, Caledfryn, Smithfield Road, Denbigh, LL16 3RJ, by fax: 01824 706709 or e-mail: ldp@denbighshire.gov.uk

Railway steams ahead with modified Corwen scheme

 

 * View of Corwen East station with platform on the right.

 

Following a major review of the project the board of Llangollen Railway Trust says it has reluctantly concluded that, due to the present economic climate, it will not be possible to fund the proposed Phase 2 terminal station at Corwen in the foreseeable future without substantial grant aid.

However, it will go ahead with a modified Phase 1 scheme aimed at the early completion of a Corwen East station.  

The original proposal for the extension of the railway to Corwen envisaged a £4.6 million plan incorporating a terminal on the embankment adjacent to the town’s car park, to be part-funded from European Objective One funding for North Wales. 

However, following the acquisition of the Transport & Works Order for the Extension in 2010, it was revealed that the European Funding was no longer available for this project. 

A revised scheme, to be completed in two phases, was therefore agreed to allow some work to proceed.  

The first phase, estimated at £1.2m, to extend the track and provide for a temporary platform is part-funded by a £500,000 grant from the Welsh Assembly Government which has to be match funded by the Llangollen Railway Trust. 

Now, to allow steam trains to operate to Corwen on a regular basis, a run-round loop will be installed some 170 metres east of the platform on land which is available within the boundaries of the line.  

Llangollen Railway has the necessary turn-out point work to allow for such a loop line to be constructed. 

The four-coach train platform for Corwen East station will be constructed near to the end of the existing embankment.  

This revised location will be possible when Under Bridge 30 is removed and the track bed filled in after Denbighshire County Council has installed a larger culvert as part of improved flood control arrangements.  

This new location for the platform end ramp will provide for a graded access on to the entrance track for Welsh Water’s Corwen Sewerage works.  

It will dispense with the provision of a long three-staged access ramp and save the cost of an expensive item of infrastructure.  

Some form of portable building will be provided in this area as a temporary shelter for passengers and to offer basic facilities for railway staff. 

The Corwen East station will operate on the basis of a steam train arriving to disembark all passengers.

The empty train will propel backwards into the loop to allow the engine to ‘run round’. The train will then be propelled back into the station in readiness for the return journey. 

A similar facility was once provided at Berwyn in the early days of the railway’s restoration. 

It avoids the need to ‘top and tail’ trains with two locomotives, which is uneconomic. 

These arrangements will be a marked improvement on the earlier proposal that a shuttle service of trains would operate west of Carrog. 

Future Prospects 

The operation of regular steam trains at Corwen East station is seen as essential to the success of the project in attracting tourists to the west end of the line from the north and west market segment of North Wales.   

Increased passenger numbers attracted to Llangollen Railway will benefit the regeneration of Corwen as a centre, improve the railway’s viability and make the Dee Valley more environmentally accessible for visitors by use of the trains. 

The envisaged success of the new interim arrangements will support the case for the building of the terminal station and complex at Corwen, which remains the ultimate objective when external funding is available at some future date. 

Llangollen Railway Trust chairman, Jim Ritchie, said: “The revised scheme recognises the practicalities of the situation.  

“It is a realistic solution to the need to provide regular steam train services at Corwen sooner than waiting for the Phase 2 terminal to be delivered. 

“However, the additional work involved in implementing this option will mean some delay in completing Phase 1 work, such that steam trains will not operate until early 2014, subject to continued financial contributions towards completion of the track extension work.” 

The revised station location and operational arrangements have been outlined to representatives of the Corwen Business Association and Corwen Community Council who expressed themselves in favour of the scheme.

 

* View of the site of Corwen East station looking towards Corwen - platform to be located on the left.

 

 

 

 

 

 

 

 

Inspector allows appeal over Plas Derwen agreement

A GOVERNMENT  inspector has ruled that a building firm does not have to pay over a third of a million pounds to the county council in connection with the development of flats on land at Plas Derwen in Lllangollen. 

At an appeal hearing in Llangollen Town Hall on September 4, Belgrave Homes (Llangollen) claimed that because the original development of 20 apartments in Abbey Road is set to make a financial loss, an agreement – or obligation - it signed with Denbighshire County Council in 2006 to make cash contributions towards affordable housing and public open space in the town no longer serves a useful purpose.

But the council argued that the sums covered by the Section 106 Agreement - £226,432 for affordable housing and £47, 526 for open space making a total of  £273,958, indexed to £334,683 up until last April - should still be payable. 

The hearing was presided over on behalf of the Welsh Government by inspector Emyr Jones and took evidence from both sides.

Mr Jones has now published his decision, which rules the obligation no longer serves a useful purpose.

In his official statement he says the development has incurred “substantial losses” in excess of £3 million, with apartments being sold at prices which “fall well short of recovering acquisition and construction costs”.  

This, says the inspector, is predominantly as a result of the site being purchased at the height of the housing boom and the subsequent dramatic fall in property values.  

He adds: “The appellants are a single purpose company who state that their only asset is the ground rent from the development which is valued at around £60-70,000.  

“The council does not challenge the appellants’ financial information, but its hearing statement suggests that there is a reasonable prospect of obtaining the sums due if the obligation is not discharged. 

“Nevertheless, the appellants are not in a position to pay these sums and the bank, which has to bear the bulk of the above loss, is not going to make any additional payments on its own volition. 

“Neither is it likely to enter into possession of the site as a mortgagee given that the value of the asset would be significantly less than any legal charges running with the land.” 

Allowing Belgrave Homes’ appeal, he said: “In the above circumstances, I am of the view that there is no real prospect of the council recovering the commuted sums and its principal solicitor accepted that the chances of so doing were slim.  

“As a result, adopting a pragmatic approach, it can be concluded that the obligation no longer serves a useful purpose.”

 

*       The Planning Inspectorate in encouraging people to complete a survey giving feedback on its administrative process and the inspector’s decision. It can be downloaded from https://www.surveymonkey.com/s/PostDecisionQ  Quote Appeal Ref: APP/R6830/Q/12/2175832; Site address: Plas Derwen, Abbey Road, Llangollen

 

Rogue trader warning goes out

Following a number of rogue trader incidents in recent weeks, North Wales Police in partnership with Conwy and Denbighshire Trading Standards are advising local residents and businesses to be on their guard.

The incidents reported include residents that are approached by traders claiming that work is required on their property and that they will carry out the work immediately. On other occasions the trader will suggest they are carrying out road repairs and can also tarmac the residents / businesses drive at a price. They can be quite persistent.

Residents/businesses are sometimes convinced to get the work done because it can be completed reasonably quickly.

A police spokesman said: "We would advise that if they are approached in a similar way, to contact traders who have worked for them previously, have worked on property for friends and family or have a good reputation and ask if the work really is required and get additional quotations."

Ian Millington and John Donnelly of Conwy& Denbighshire Trading Standards have this joint message: "By providing advice to local residents of what to be aware of and the way in which potential rogue traders operate, we are hoping to reduce the number of incidents of crime that occur.

 

"A lot of partnership work has been done over the last few years to reduce doorstep crime, including rogue trader patrols with North Wales Police and the implementation of cold calling controlled zones. We want this partnership work to continue in stopping bogus callers and cowboy traders."

Inspector Tony Latham of North Wales Police, said: "If residents experience a cold call or think they have been approached by a rogue trader they should record as many details about the caller as possible including vehicle registration numbers and call police on 101 or the Citizens Advice Customer Service on 08454 04 05 06 or for the Welsh Language Service 08454 04 05 05. Alternatively call Crimestoppers anonymously on 0800 555 111."

Taste of success for young entrepeneur

A young entrepreneur from Llangollen is helping to introduce Welsh food to our English neighbours with help from the Welsh Government’s Rural Development Plan.

 

 

* Owen Dawson of Artisan Foods.

 

Owen Dawson set up Artisan Foods only a few months ago, and can already count Eurospar among his growing customer base.

 

As well as a solid list of loyal Welsh customers, the 30 year old is starting to see more and more interest in Welsh produce from customers from over the border in areas such as Cheshire and Shropshire.

 

Artisan Foods is a wholesale company distributing delicatessen and speciality Welsh produce. It is based in Ruthin and will distribute to around a 70 mile radius.

 

When starting up, Owen took advantage of help from the Denbighshire Enterprise Bursary.

 

The bursary is funded by rural development agency Cadwyn Clwyd as part of their ambitious £3.6 million regeneration programme for rural Denbighshire throughthe European Agricultural Fund for Rural Development (EAFRD) through the Welsh Government’s Rural Development Plan.

 

The business received a £2,000 grant which helped to pay for equipment, storage space and marketing.

 

Owen said: "I saw that there was a gap in the market with plenty of people producing top quality produce and also a rising amount of retailers wanting to sell it, but there weren’t many distributors willing to take it from the one to the other.

 

"At this point, the business is where I hoped it would be, and I’m enjoying the responsibility that comes with being your own boss. My success and failures are based purely on the decisions I make, and building my business from scratch and seeing it grow has been very rewarding so far.

 

"At the moment I’m very focussed on taking Welsh produce over the border, I am seeing a growing demand for Welsh food in England, because although the food is still locally produced, it’s that little bit different to what is usually on the shelves in English outlets."

 

As work increases, Owen is making plans to take on staff to lighten the growing load that comes with the pressures of his successfully blossoming distribution business.

 

Alun Davies, the Welsh Government’s Deputy Minister for Agriculture, Food, Fisheries and European Programmes, has recently established a group to look at the new Rural Development Plan programme for 2014-20.

 

The Deputy Minister said: "Success stories such as Artisan Foods show just how important the Rural Development Plan is for Wales. I am pleased to see how RDP investment can make a real positive difference, not only to individuals, but also to the wider economy during difficult financial times.

 

"I am determined to continue to provide the best possible outcomes from the opportunities that come with forming the new RDP.

 

"I will explore all possibilities and options, and to build on the valuable work that is already being delivered under the current plan."