Only Foodz And Sauces Bulwark Industrial Estate Bulwark Chepstow Monmouthshire NP16 5QZ

1. 1.The site is located on protected employment land, which has been allocated for B1, B2 and B8 Uses, with in the Use Classes Order. The current use as an entertainment space does not comply with any of those uses and is contrary to policies E1 and SAE2 of the adopted Local Development Plan. The use of this commercial plot on an existing industrial estate as an outdoor entertainment sites contrary to policy E1 of the LDP as it prevents B1,B2 and B8 form locating on the site. The loss of this industrial site would prejudice the aim of creating a balanced local economy especially the provision of manufacturing jobs. While the current use could generate some employment opportunities, it would not be the high level, high skilled employment that would be offered by a B1, B2 or B8 Use
2. 2.Policy S6 of the LDP establishes a retail Hierarchy, with Chepstow Town Centre and Bulwark Neighbourhood Centre being identified as suitable locations for A3 uses . Policy S6 says that proposals that would undermine the retail hierarchy will not be permitted. Policy RET 4 says that the preferred location for new retail and commercial leisure /entertainment developments (not covered by Policy RET3 Neighbourhood Centre) is in the designated Central Shopping Areas (CSAs). The aim of the policy is to concentrate A3 uses in the town and neighbourhood centres to help retain the vitality and viability of those areas. A large outdoor entertainment area supplying food, drink and music is not suitable in an industrial estate outside of an established shopping area. An A3 use on this site would have an adverse impact on the vitality and viability of Chepstow town centre the site would become a A3 destination in its own right. The A3 use on this site would limit the range and quality of industrial and employment uses on the site. The proposal is contrary to the objectives of policy RET 4 of the LDP.
3. 3.The development does not incorporate any Green Infrastructure or Biodiversity Enhancements into the scheme. It has not been demonstrated that unavoidable harm to ecology has been minimised or that the provision for compensatory habitats have been provided. This is contrary to the advice set out in Chapter 6 of PPW 6 and policies NE1 and G1 of the adopted Local Plan. 4of8 Polisïau Cynllun Datblygu Lleol Sir Fynwy Monmouthshire Local Development Plan Policies :- S5 LDP Community and Recreation Facilities S6 LDP Retail Hierarchy S8 LDP Enterprise and Economy S12 LDP Efficient Resource Use and Flood Risk S13 LDP Landscape, Green Infrastructure and the Natural Environment S15 LDP Minerals S17 LDP Place Making and Design RET4 LDP New Retail Proposals E1 LDP Protection of Existing Employment SD4 LDP Sustainable Drainage GI1 LDP Green Infrastructure NE1 LDP Nature Conservation and Development EP1 LDP Amenity and Environmental Protection MV1 LDP Proposed Developments and Highway Considerations DES1 LDP General Design Considerations Y Cynlluniau a gwrthodwyd gyda'r caniatâd hwn yw: The Plans refused with this permission are: Cyfeirnod Cynllun /Plan Ref No. Fersiwn Rhif/Version No. Location Plan - Floor Plans - Proposed - 5of8  Os ydych wedi eich tramgwyddo gan benderfyniad yr Awdurdod Cynllunio Lleol i wrthod caniatâd cynllunio, yna gallwch apelio at Lywodraeth Cymru yn unol ag Adran 78 Deddf Cynllunio Tref a Gwlad 1990.  Os ydych eisiau apelio, yna mae'n rhaid i chi wneud hynny o fewn chwe mis o ddyddiad yr hysbysiad hwn yn defnyddio ffurflen sydd ar gael gan yr PEDW, Parc Cathays, Caerdydd CF10 3NQ. Fodd bynnag, os yw'r datblygiad yn ddeiliad tŷ neu ddatblygiad masnachol bach, y cyfnod apêl yw 12 wythnos.  Gall Llywodraeth Cymru ganiatáu cyfnod hirach ar gyfer rhoi hysbysiad apêl ond ni fydd fel arfer yn barod i ddefnyddio'r pŵer yma os nad oes amgylchiadau arbennig sy'n esgusodi'r oedi wrth roi hysbysiad o'r apêl.  Nid yw'n rhaid i Lywodraeth Cymru ystyried apêl os yw'n ymddangos na allai'r Awdurdod Cynllunio Lleol fod wedi rhoi caniatâd cynllunio gan roi ystyriaeth i ofynion statudol, darpariaethau'r gorchymyn datblygu ac unrhyw gyfarwyddiadau a roddwyd dan y gorchymyn.  Yn ymarferol nid yw Llywodraeth Cymru yn gwrthod ystyried apeliadau yn unig oherwydd bod yr Awdurdod Cynllunio Lleol wedi seilio eu penderfyniad ar gyfarwyddyd a roddwyd gan Lywodraeth Cymru.  Mae dewis o 3 gweithdrefn apêl. Caiff Arolygydd ei benodi i benderfynu ar yr apêl ym mhob achos.  Sylwadau Ysgrifenedig - yr ydych chi a'r awdurdod cynllunio lleol yn gwneud datganiadau ysgrifenedig i gael eu hystyried gan yr Arolygydd.  Gwrandawiad Anffurfiol - caiff datganiadau ysgrifenedig eu paratoi fel uchod ond mae pob parti yn ymddangos mewn person gerbron yr Arolygydd.  Ymchwiliad Cyhoeddus - mae hyn yn broses ffurfiol, mae pob parti yn ymddangos gerbron yr Arolygydd, fel arfer gyda chynrychiolaeth gyfreithiol a chroesholi. Hysbysiadau Prynu  Os yw un ai'r Awdurdod Cynllunio Lleol neu Lywodraeth Cymru yn gwrthod caniatâd i ddatblygu tir neu ei roi yn ddarostyngedig i amodau, gall perchennog y tir hawlio na all naill ai wneud defnydd rhesymol fuddiol o'r tir yn ei gyflwr presennol na gwneud y tir yn alluog o ddefnydd rhesymol fuddiol drwy wneud unrhyw waith datblygu sydd wedi neu a fyddai'n cael ei ganiatáu.  Yn yr amgylchiadau hyn gall y perchennog gyflwyno hysbysiad prynu i'r Cyngor lle mae'r tir wedi'i leoli. Bydd yr hysbysiad yn ei gwneud yn ofynnol i'r Cyngor brynu ei ddiddordeb yn y tir yn unol â darpariaethau Rhan VI Deddf Cynllunio Tref a Gwlad 1990.

From the council's decision notice.

Postcode

NP16 5QZ

Application type

Planning Permission

Scale / size

Medium

Parish

Chepstow Town Council

Date validated

31 March 2026

Consultation expiry

10 July 2026

Consultation start

26 June 2026

Consultation end

10 July 2026

Neighbour consultation start

13 May 2026

Neighbour consultation end

3 June 2026

Last date for comments

10 July 2026

Target decision date

4 July 2026

Applicant

Private applicant

Statutory period

95 days

Site notice start

13 May 2026

Site notice end

3 June 2026

Planning Portal ID

PP-14253652

Documents

13