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Old 20th June 2019, 19.18:44   #1-0 (permalink)
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Default New flats behind Kop - councillors look likely to be told to approve the plans

There will be a council planning document out soon which will give the proposals for what Glyndwr uni are doing for their campus redevelopment and the verdict of various entities and the council's planning officer.

As our direct neighbours whatever happens will impact in some way on the club, in a basic way for matchday parking.

If what I have seen is right it looks like councillors will be recommended to approve the third lot of student flats to build out behind the kop.

First lot was sold to councillors to free up cash to help the club, and this second lot is to free up cash to help the uni.

There are some bits doing the rounds that appear to be from a draft document - so these may change before the document is public in the next week or two or could be an elaborate fake

You can view the already submitted plans via Planning Search - WCBC

and pop in P/2018/0672 into the box referenced 'case number' - the design and access statement on the last page is the main doc worth a look and is likely substantively what the plans are.

In the new docs that are being prepped ahead of councillor consideration there are couple of relevant bits, copied below

Local resident, or club have noted:
"Reassurances are sought that this application will result in the building of a spectator stand at the Kop End of the Racecourse ground with minimum requirements for 5000 spectators; and Previous applications on the campus made provision for this via a unilateral undertaking. As this application concerns the same area then this should be treated in the same way, which will benefit all users of the site."


SPECIAL CONSIDERATIONS
Background: The planning history relating to this site is complex. Planning permission was granted in 2008 in various phases for the comprehensive redevelopment of the land to the southern (KOP end) of the Racecourse Ground. A combination of a full planning application covering ‘phase 1’ of the

development and an outline application covering phases 2 and 3 were also granted. Phase 3 included the redevelopment of the KOP end of the football ground.

Whilst all planning applications were granted, no reserved matters application was submitted to satisfy the requirements of the outline planning permission. This effectively means that no planning permission is in place for the land immediately south west of the Racecourse ground for the anticipated phase 2 and 3 works.
The implemented planning permission for the proposed 521 student flats is in two blocks. The development was not completed in its entirety and out of the entire scheme, approximately 320 flats have been built. This effectively means that a further 200 flats can be built out without any restriction on their completion date. This is shown in the annotated plan below:

(no plan here)

The planning application now before Members seeks outline planning permission for student accommodation on the unbuilt section for 197 student flats.

Policy: The application site is located wholly in the in the defined settlement limit of Wrexham. It does not have any specific site allocation in the Wrexham UDP and no proposed allocation in the emerging LDP. The principle of the development for the purposes of student accommodation has been established and planning consent remains in place for the density of development at the same scale. The proposal would accord with policies PS1 and GDP1 of the Wrexham UDP.

Design: All detailed matters are reserved for further approval. An indicative site plan has been provided which details the anticipated position of the new
building block with access being made via the existing car park which serves the existing building. The building height parameter plan indicates that a building would be provided at an equivalent height to the existing block. I am satisfied that the proposed development would effectively result in a scheme equivalent to the extant planning permission and matters of suitable design can be considered at any subsequent reserved matters stage.


conclusion
The principle of residential development has already been accepted on this site. The proposed scheme represents an opportunity to continue the regeneration of the southern end of Crispin Lane. The proposal accords with planning policy at a local and national level. The proposal also forms part of a wider strategy, aiming to release funds to enable the university to make significant investment in its own campus to secure its long term future. In this regard I am satisfied that the planning application should be approved and I recommend accordingly.



As a reminder, in 2009ish this is what councillors were told in a similar document:




All for information, and a heads up on what is likely to emerge over the coming week or two.

I dont know if this is joined up with the much heralded 'masterplan' for that area, but have seen no evidence of that, or even the delayed sale of the 'kop land'.

All for information - and to see if anyone has had or seen anything else?
Old 20th June 2019, 19.26:30   #2-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

Quote:
Originally Posted by Rob View Post


I dont know if this is joined up with the much heralded 'masterplan' for that area, but have seen no evidence of that, or even the delayed sale of the 'kop land'.
...oh and on the Mold Rd Masterplan, that Welsh Gov and the Council have paid consultants to look into and create, that is being revealed a week after the planning above is considered.

Surely some joined up thinking is needed, as currently it appears that they are two separate projects at play?
Old 20th June 2019, 20.27:47   #3-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

So what are the council doing about the following:

Securing the land near the Racecourse is seen as an important component in the advancement of the ‘Wrexham Gateway’ project. A partnership between Welsh Government, Glyndwr University and Wrexham Council, the project’s aim is to regenerate the area of the town centred around Wrexham General Station and the Mold Road corridor.

How will more flats be part of a ‘gateway’?

Sounds bllx to me.
Old 20th June 2019, 20.39:12   #4-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

What's worrying is that the consultation responses repeatedly make reference to all the outstanding matters which the Council have not enforced on the previous schemes. Conditions precedent that weren't complied with (fundamental matters that go to the heart of the consent such as a travel plan and critical Junction improvements) what this means in planning law terms is that the previous, implemented permission, cannot be relied on. So while the Uni to say that 'as there are 198 units from the previous permission that haven't been built the principal of the 197 we are now applying for has already been established' isn't strictly true.

The worry from the Clubs point of view is that this development may constrain the redevelopment of the Kop. It's clear that this isn't something in the unis plans.

That said, this will definitely get permission.
Old 20th June 2019, 20.58:27   #5-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

Quote:
Originally Posted by EnglishRed View Post
What's worrying is that the consultation responses repeatedly make reference to all the outstanding matters which the Council have not enforced on the previous schemes. Conditions precedent that weren't complied with (fundamental matters that go to the heart of the consent such as a travel plan and critical Junction improvements) what this means in planning law terms is that the previous, implemented permission, cannot be relied on. So while the Uni to say that 'as there are 198 units from the previous permission that haven't been built the principal of the 197 we are now applying for has already been established' isn't strictly true.

The worry from the Clubs point of view is that this development may constrain the redevelopment of the Kop. It's clear that this isn't something in the unis plans.

That said, this will definitely get permission.
Were just going to see another shambles of unenforceable conditions to put some planning bucks into the WCBC coffers.
Old 20th June 2019, 21.37:47   #6-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

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Originally Posted by pagl View Post
Were just going to see another shambles of unenforceable conditions to put some planning bucks into the WCBC coffers.
I’d imagine/hope there’ll be much greater scrutiny if consent is granted.

The actual planning application appears very detailed.

What it means for WAFC? Not much really. You’d hope the university won’t want their flats overlooking a decrepit old stand.

It’s probably an unenforceable planning condition but I wonder if planning obligations could be used to demolish the kop? The difficulty with this issue is the fall back position of unimplemented consents.
Old 20th June 2019, 22.22:44   #7-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

When the plans were put forward for the student flats which now both tower over and constrain The Racecourse, a response was made by the then members of the WST board.

I would hope that the current WST board will have discussed the current proposals and made representations to the planning committee. Their representations might be reported at the forthcoming AGM. ?

Last edited by Inside Left; 20th June 2019 at 22.23:47..
Old 20th June 2019, 22.31:17   #8-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

As much as I love the racecourse it is now obvious we are being squeezed out of our ground, nowhere to expand and improve the ground. So maybe it's time to bite the bullet and move. But on know account to a breeze block Chester type eyesore but a first class stadium that will hold International games and hold 30,000 supporters, be it for Wrexham FC. Wales, or Music venues for concerts. As every year goes by this seems to be growing as the logical outcome you may agree or disagree but it will happen.
Old 20th June 2019, 23.15:07   #9-0 (permalink)
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Default Re: New flats behind Kop - councillors look likely to be told to approve the plans

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Originally Posted by bowler View Post
As much as I love the racecourse it is now obvious we are being squeezed out of our ground, nowhere to expand and improve the ground. So maybe it's time to bite the bullet and move. But on know account to a breeze block Chester type eyesore but a first class stadium that will hold International games and hold 30,000 supporters, be it for Wrexham FC. Wales, or Music venues for concerts. As every year goes by this seems to be growing as the logical outcome you may agree or disagree but it will happen.
Your joking right
No way do we need a 30,000 ground, it'll end like the Darlington fiasco.
Other than a tidy stand on the Kop land, there is no need to expand.
I can only conclude your on a wind up ?
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