Brecon Beacons National Park Authority

PLANNING, ACCESS AND RIGHTS OF WAY

COMMITTEE

24 May 2016

RECOMMENDATIONS OF THE DIRECTOR OF PLANNING

ON APPLICATIONS FOR DETERMINATION BY

THE PLANNING, ACCESS AND RIGHTS OF WAY

COMMITTEE

Page 1 of 20

APPLICATION NUMBER: 16/13259/FUL APPLICANTS NAME(S): Mr Denis Stapelton SITE ADDRESS: Ty Newydd Lodge Llanwenarth NP7 7ET

GRID REF: E: 326524 N:216060 COMMUNITY: Fawr DATE VALIDATED: 16 March 2016 DECISION DUE DATE: 11 May 2016 CASE OFFICER: Ms Alexandra Lavagna

PROPOSAL Construction of single storey pitched roofed extension to rear and construction of lean-to porch extension to front elevation and installation of external wall insulation and rendering.

ADDRESS Ty Newydd Lodge, Llanwenarth, Abergavenny

Page 2 of 20 CONSULTATIONS/COMMENTS Consultee Received Comments

Dwr Cymru Welsh No comments received. Water - Developer Services

Llanfoist Fawr No comments received. Community Council

Monmouthshire 18th Apr 2016 The proposal will increase the dwelling to a three County Council bedroomed property. The site is along a single track Highways highway with very limited passing and even further limited parking spaces. There are no proposals to increase the parking at this site and as such, I am concerned that the site could not support the parking required at this site.

Should you be minded to approve the application, I would request that the applicant be required to demonstrate on plan a parking provision suitable for the proposal. Parking needs to be demonstrated as being achievable on site prior to any approval.

It should be brought to the attention of the applicant that in the event of a new or altered vehicular access being formed, the requirements of Section 184 of the Highways Act 1980 must be acknowledged and satisfied. In this respect the applicant shall apply for permission pursuant to Section 184 of the Highways Act 1980 prior to commencement of access works via the MCC Highways.

03-05-16 - can confirm that the additional parking places using an existing access would be most welcome at this location.

NP Planning Ecologist 14th Apr 2016 Thank you for consulting me on the above application. The development proposals are for the construction of a single-storey extension to the rear (north) elevation of the building as well as the installation of external wall insulation and a stone wall to the exterior of the chimney on the north- west gable end of the building.

Page 3 of 20 I visited the site yesterday and have reviewed the documents and drawings submitted with the application, which includes the following ecological information: o Bat Survey at Ty Newydd Lodge, Llanwenarth, Abergavenny, NP7 7ET by Liza Ross dated 8th October 2015

I welcome the submission of an ecological report with the application, although there are a number of errors and inconsistencies in the report and the structure and layout is confusing. The 3rd edition of the Bat Conservation Trust's Bat Survey Guidelines was not issued until 2016, so I'm not sure why the report includes reference to this but is dated October 2015.

The presence of bat droppings within the existing roof void is noted. Three bat activity surveys were undertaken during September 2015, although the dawn and dusk surveys on 16th September count as a single survey and this should have been acknowledged in the report. September is a sub- optimal time of year to undertake bat activity surveys as many pipistrelle maternity roosts have dispersed by this time. However, it is noted that common pipistrelle bats were seen emerging from the chimney structure and the ridge of the existing house; the former access points coincide with the accumulation of droppings to the interior of the roof void.

Although the survey effort was conducted at a sub- optimal time of year, the presence of bats and access points have been established. There are limited places for bats for bats to gain access to the rest of the structure and most of the soffits and eaves are completely sealed; the proposed extension affects a limited area of the existing house and does not affect the roosting areas or access points.

The bat access points to either side of the chimney can be retained even with the construction of a stone face to the chimney. It will be important to ensure that the works are undertaken at an appropriate time of year and that a license is

Page 4 of 20 obtained to ensure compliance with wildlife legislation.

The solar panels have already been installed to the north-west roof under Permitted Development rights.

The presence of house martins is noted; the installation of insulation will disturb the existing nesting sites, but the over-hang to the south-east elevation is such that there will still be sufficient space for house martins to continue to nest at the site. I recommend that the installation works are undertaken outside the nesting season (generally considered to be March to August inclusive) and that two house martin cups are installed following the completion of the works.

It will be important to ensure that any external lighting is of an appropriate design and sensitively located to avoid light-spill towards bat roosting areas or wildlife corridors. The details of external lighting can be secured through an appropriately worded planning condition, but the applicants may wish to submit this information prior to determination of this application to avoid the need for such a planning condition.

There will be opportunities to accommodate biodiversity enhancement measures and the ecological report recommends that "Specialised raised ridge tile to allow access for bat species" is added to the roof. The drawing on page 27 of the report indicates that this is to the existing roof, but this would be inappropriate as there is existing bat roosting in this ridge and there is no need to disturb the ridge. It therefore needs to be confirmed that two specially-adapted ridge tiles for bat access will be installed to the ridge of the new extension.

The applicants should confirm that: o The two ridge tile accesses for bats will be installed to the ridge of the new extension and that bituminastic felt will be used under the ridge; it should also be confirmed that there will be no disturbance to the existing ridge.

Page 5 of 20 o Two house martin cups will be installed to the south-east elevation following completion of the installation of the insulation.

Condition 4 recommended below can be amended if the above is clarified. If this application is ultimately to be approved, I recommend the inclusion of planning conditions and informative notes to cover the following issues:

1. Prior to commencement of the development or any demolition works, the Local Planning Authority shall be provided with a copy of the license for bats that has been issued by Natural Resources pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations 2010 (as amended) authorising the specified development to go ahead or written confirmation from Natural Resources Wales that such a license is not required. 2. The development works shall be carried out in accordance with the recommendations in Section 6 of the ecological report, other than works to enhance the existing roof. The biodiversity mitigation measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation, a report prepared by a suitably qualified bat consultant confirming their adequate installation shall be submitted to the Local Planning Authority. The results of the monitoring survey shall be submitted to the Local Planning Authority within 2 months of it being undertaken. These results will also be submitted to the Biodiversity Information Service for Powys and the Beacons National Park. 3. Prior to the commencement of development works, a biodiversity enhancement scheme, to include provision of at least two features for bat roosting or bird nesting, shall be submitted to and approved in writing by the Local Planning Authority. The biodiversity enhancement scheme shall be undertaken and/or installed prior to the first beneficial use of the development hereby approved, in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. Following the installation of the approved

Page 6 of 20 scheme, a report confirming adequate installation shall be submitted to the Local Planning Authority. 4. No external lighting shall be installed until an external lighting plan is submitted to and approved in writing by the Local Planning Authority. The scheme shall avoid conflict with bat mitigation/enhancement measures and shall be implemented as approved.

Informative note: 1. Work should halt immediately and Natural Resources Wales (NRW) contacted for advice in the event that protected species are discovered during the course of the development. To proceed without seeking the advice of NRW may result in an offence under the Conservation of Habitats and Species Regulations 2010 and/or the Wildlife & Countryside Act 1981 (as amended) being committed. NRW can be contacted at: NRW, Cantref Court, Brecon Road, Abergavenny, NP7 7AX Tel: 0300 065 3000

Reasons: o To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP o To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

NP Head Of Strategy 25th Apr 2016 The development plan for the area is the Brecon Policy And Heritage Beacons National Park Local Development Plan 2007-2022 (hereafter LDP) which was adopted by resolution of the National Park Authority on the 17th December 2013.

My observations relate to the proposals compliance with the strategy and policy of the LDP.

The proposal relates to the extension of an existing dwelling.

The proposal is located in an area of open countryside as defined by the LDP Proposals Map.

Page 7 of 20 The LDP defines countryside locations as areas unsuitable to accommodate future development in accordance with the Environmental Capacity of the National Park. The LDP defines a 15 year vision for the future of the Countryside which emphasizes the importance of supporting the countryside as a living and working landscape, internationally recognised for its outstanding natural beauty and cultural traditions.

As such, in these areas, there is a presumption against development with the exception given to those development forms where there is a defined essential need for a countryside location. Strategy policy CYD LP1 sets out the forms of development that are considered acceptable within these parameters.

Criterion 1 (a) of CYD LP1 enables extensions to existing dwellings where this would result in a net increase of no more than 30% of the original dwelling size. This restriction to the scale of extensions forms a dual purpose; firstly the policy seeks to ensure that the extension is an appropriate scale, form and design, especially as relates to traditional dwelling forms within the open countryside and secondly, the policy seeks to ensure a range of dwelling sizes are available to support a living working landscape.

The volume increase is in excess of the 30% permitted under policy. I therefore have concerns that this proposal does not meet the requirements of policy CYD LP1 (1a).

I am of the opinion that the proposal is contrary to policy CYD LP1 (1a) and cannot be supported by the policy and strategy team

As always if you have any concerns relating to the contents of my observations, or require additional clarification of any point please do not hesitate to get in contact.

Natural Resources 11th Apr 2016 NRW do not object to the development as

Page 8 of 20 Wales/Cyfoeth submitted, subject to: Naturiol Cymru 1) (i) the applicant carrying out further surveys in the early part of the active season to confirm the nature of the roost(s), the survey results being submitted to your authority, and appropriate mitigation measures being proposed; or (ii) the proposed mitigation being amended to time the works to be undertaken between 1 October - 1 May (to avoid bat maternity season), and a condition is added to any planning permission granted that requires potential access points to be maintained or reinstated in their current locations. and 2) the inclusion of a planning condition preventing the commencement of development works until your authority has been provided with a licence that has been issued to the applicant by NRW pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations (2010) authorising the specified activity/ development to go ahead. 2 Provided that the above is taken into consideration, we do not consider that the development as proposed is likely to be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in its natural range. We note from the document entitled 'Bat Survey at Ty Newydd Lodge, Llanwenarth, Abergavenny NP7 7ET' by Liza Ross (their ref: TyNewyddLodge/2015 Version 1; dated 08 October 2015) that at least one species of bat, common pipistrelle, is using the building to be altered as a roost site. Bats, along with their breeding sites and resting places, are protected under the Conservation of Habitats and Species Regulations 2010 (as amended). Where bats are present and a development proposal is likely to contravene the legal protection they are afforded, the development may only proceed under licence issued by Natural Resources Wales, having satisfied the three requirements set out in the legislation. A licence may only be authorised if: i. the development works to be authorised are for the purpose of preserving public health or safety, or

Page 9 of 20 for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment. ii. there is no satisfactory alternative and iii. the action authorised will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status (FCS) in its natural range. Paragraph 6.3.7 of Technical Advice Note 5: Nature Conservation and Planning (TAN5) states that your Authority should not grant planning permission without having satisfied itself that the proposed development either would not impact adversely on any bats on the site or that, in its opinion, all three conditions for the eventual grant of a licence are likely to be satisfied. We note that the surveys were undertaken 10 days apart (16th & 26th September 2015), late in the activity season and outside the optimum time to survey for maternity colonies (May to August) as recommended in the Bat Conservation Trust's 'Bat Surveys for Professional Ecologists: Good Practice Guidelines' (3rd Edition, 2016). We further note that although the survey report states that "Confident assessment can be made as to how bat species are using the building", no such assessment appears to have been carried out, nor have the droppings found in the attic been identified through visual assessment or DNA analysis. Therefore it cannot be confidently stated that the site does not contain a maternity roost site for one or more species. We note that the report states in paragraph 3.2.3 "The droppings were in a clump next to the breeze block chimney stack… …This is usually indicative of a 3 Maternity roost however the bat droppings that were found in the loft appeared to be old." We also note that paragraph 4.2.2 of the survey report contains an error. The paragraph states "In the absence of mitigation the proposed development would not have an impact on potential bat roosts, this is because as seen by the emergence surveys the access point to the loft space would not be obstructed or damaged or removed. The existing roost is not being touched during works". From the

Page 10 of 20 documents submitted, it is unclear whether the currently missing ridge tiles are to be replaced, and whether the bat access points next to the chimney, which the applicant wishes to stone-clad, would be affected. However, it would seem that the proposal could lead to changes to the current access points to the existing roost space, and also has the potential to result in disturbance to bats during works, if not timed to avoid likely bat presence. We note that section 6 of the report states that a NRW European Protected Species licence must be obtained prior to any works being carried out. On the basis of the information provided, we are of the view that the proposed development is likely to give rise to the need for a licence application. We advise that the applicant seeks a European Protected Species licence from NRW under Regulation 53(2)e of The Conservation of Habitats and Species Regulations 2010 before any works on site commence that may impact upon bats. Please note that the granting of planning permission does not negate the need to obtain a licence, and that any changes to plans between planning consent and the licence application may affect the outcome of a licence application. We note the comments made in section 6 of Liza Ross's report regarding breathable membranes. It is unclear what type of roofing membrane is currently installed in the roost loft- the report refers to both breathable membrane and roofing felt. NRW's view is that breathable membranes pose a significant and avoidable risk to bats and furthermore that using such membranes in bat roosts runs the risks of impairing the ability of the membrane to function properly. Current advice is to use Type 1F Bitumen felt in bat roosts. We therefore wish to advise you that the use of breathable membrane in bat roosts is unlikely to be granted a licence. We trust our representation is of assistance. However, if you have do have any queries then please contact us.

Llanfoist Fawr 17th Mar 2016 Approval. Community Council

Page 11 of 20 No comments received County Council Highways

NP Planning Ecologist 6th May 2016 Thank you for consulting me on the amended plan (NP8v2) for the above application. I can confirm that the proposed house martin cups and bat access ridge tiles are acceptable and that this clarifies the queries raised in my Memorandum dated 13th April 2016.

If this application is to be approved, I recommend the inclusion of planning conditions and informative notes to cover the following:

1. Prior to commencement of the development or any demolition works, the Local Planning Authority shall be provided with a copy of the license for bats that has been issued by Natural Resources Wales pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations 2010 (as amended) authorising the specified development to go ahead or written confirmation from Natural Resources Wales that such a license is not required. 2. The development works shall be carried out in accordance with the recommendations in Section 6 of the ecological report, other than works to enhance the existing roof. The biodiversity mitigation measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation, a report prepared by a suitably qualified bat consultant confirming their adequate installation shall be submitted to the Local Planning Authority. The results of the monitoring survey shall be submitted to the Local Planning Authority within 2 months of it being undertaken. These results will also be submitted to the Biodiversity Information Service for Powys and the Brecon Beacons National Park. 3. The biodiversity mitigation and enhancement scheme as shown on drawing NP8v2 shall be undertaken and/or installed prior to the first beneficial use of the development hereby approved, in accordance with the approved details unless otherwise agreed in writing by the Local Planning

Page 12 of 20 Authority. Following the installation of the approved scheme, a report confirming adequate installation shall be submitted to the Local Planning Authority. 4. The external lighting shall be installed as shown on drawing NP8v2. No additional external lighting shall be installed until a revised external lighting plan is submitted to and approved in writing by the Local Planning Authority.

Informative note: 1. Work should halt immediately and Natural Resources Wales (NRW) contacted for advice in the event that protected species are discovered during the course of the development. To proceed without seeking the advice of NRW may result in an offence under the Conservation of Habitats and Species Regulations 2010 and/or the Wildlife & Countryside Act 1981 (as amended) being committed. NRW can be contacted at: NRW, Cantref Court, Brecon Road, Abergavenny, NP7 7AX Tel: 0300 065 3000

Reasons: o To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP o To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006

Monmouthshire I can confirm that the additional parking places using County Council an existing access would be most welcome at this Highways location.

Thank you for the attention to this matter.

CONTRIBUTORS None

NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY N/A

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PLANNING HISTORY App Ref Description Decision Date

N2701 Conversion of farmhouse & Application 29th Sep 1978 outbuildings into 2 dwellings Permitted

M11355 Full planning permission for Application 13th Jul 1990 extension to pony trekking lodge Permitted to provide single-storey bunk room

M15563 Change of use of building from Application 11th Nov 1997 trekking lodge to dwelling Permitted

M17781 Application to remove Condition Application 18th Jul 2001 4 of planning permission N2701 Permitted therefore removing the agricultural tie

OFFICER’S REPORT

This application is being reported to the Planning, Access and Rights of Way Committee because it is considered to be contrary to the provisions of Policy CYD LP1 (a) of the Brecon Beacons National Park Local Development Plan 2013. It involves an extension that would increase the size of the original dwelling (defined as existing on 1st July 1948) by more than 30%.

Full planning permission is sought for the construction of a single storey rear extension, construction of a lean-to porch, the installation of external wall insulation and rendering, and alterations at Ty Newydd Lodge, Llanwenarth.

SITE DESCRIPTION

The application site is location in an area of open countryside, as defined by the Brecon Beacons National Park Local Development Plan 2013. It is situated approximately 1,650 metres to the North East of the settlement of , defined as a Level 3 settlement within the Local Development Plan 2013, and is within the community of Llanfoist Fawr. The application site is positioned approximately 370 metres to the North of the A40 trunk road, and is accessed from the single-width unclassified highway known as Cwm- Cegyyr Road.

The site itself comprises a South-Easterly facing dwelling, finished in render with a simulated welsh slate roof. The two-storey property is positioned on the Southern

Page 14 of 20 boundary of a large residential plot of around 850 square metres, with land that falls steeply in a North-Westerly to South-Easterly direction. The property is built into the steeply sloping ground, and is a split-level structure. The existing layout provides a porch, kitchen and dining room at ground level, and a living room and two bedrooms at first floor level.

RELEVANT PLANNING HISTORY

Planning permission for the conversion of a farmhouse and outbuildings into two dwellings was granted on 29th September 1978 under planning reference N2701. The application followed the submission of a previous planning application for the proposed renovation of the existing farmhouse and alteration of barn to form dwelling under planning reference N2259, which was later withdrawn.

Condition 5 imposed upon planning permission N2701 reads as follows:

Condition 5 "The occupation of the other dwelling hereby permitted shall be limited to holiday use in connection with the applicants existing pony trekking business".

The condition was imposed because "apart from the applicant's pony trekking circumstances the proposal would constitute undesirable sporadic development" within a countryside location.

Later, in May 1990, planning permission was sought for the extension of the pony trekking lodge to provide a single-storey bunk room to the rear of the property. The proposal was granted on 13th July 1990.

On 11th November 1997, the proposed change of use of the building from a trekking lodge to a dwelling was granted under planning reference M15563.

PROPOSED DEVELOPMENT

The proposal comprises the construction of a single storey rear extension, construction of a lean-to porch, the installation of external wall insulation and rendering, and alterations at Ty Newydd Lodge, Llanwenarth.

The proposed single storey rear extension is located on the North Eastern gable of the property, and will measure 4 metres in width, 7 metres in depth, and 4 metres in height at its total height. The extension will create an additional bedroom and bathroom at first floor level. It will be finished with cream render with a simulated welsh slate roof. An external door and two windows are proposed on the North East elevation of the extension, together with patio doors on the North West (rear) elevation. All windows and doors will be white uPVC to match the existing property. The existing window in the North East elevation will be removed and the structural opening blocked up.

Page 15 of 20 The proposed porch will be positioned on the principal (South East) elevation of the dwellinghouse. It will incorporate the demolition of the existing porch, and construction of a front entrance that will measure 5 metres in width, 1.35 metres in depth and 2.8 metres in height. The porch will provide access to the ground floor of the property, and will be finished with natural stonework and a simulated welsh slate roof.

The proposals also includes the removal of a window on the South West facing elevation of the first floor extension of the dwelling, and its replacement with a pair of sliding doors and the cladding of the existing concrete block chimney on the North West elevation, with natural stone.

The proposed external wall insulation and rendering on both the host dwelling and proposed extensions will be insulated self-colour polymer with slightly stippled finished in cream, whilst the existing external chimney will be clad in natural stone.

The proposed development also incorporates the installation of 14 UV solar panels on the South-West facing roof of the existing dwellinghouse. The UV solar panels will measure 1 metre in width and 0.8 metres in length. A site visit was undertaken on 12th April 2016 by the National Park's Planning Ecologist and it was observed that the proposed UV solar panels were already installed. This part of the application will now be deemed to be part-retrospective.

OFFICER APPRAISAL

This application was considered against the adopted policies of the Brecon Beacons National Park Local Development Plan 2013. In making a recommendation, the relevant policies of the Local Development Plan and comments made by statutory consultees and other interested parties have been taken into consideration.

PRINCIPLE OF DEVELOPMENT

Development within the countryside is strictly controlled by virtue of Policy CYD LP1 of the Local Development Plan 2013, which stipulates that proposals for development within countryside locations will be required to contribute positively to their countryside setting and enhance the quality of the landscape without adverse impact on the wildlife, natural beauty, cultural heritage, environmental assets or biodiversity of the area.

CYD LP1 (1) (a) considers extensions to dwellings within open countryside. Any extension that would increase the size of the original dwelling (defined as existing on 1st July 1948) by more than 30% is considered to be contrary to Policy CYD LP1. This proposal will amount to an increase in volume of 67.7% of the original property, and so is contrary to the requirement of CYD LP1 (a).

Despite this, it is considered on this occasion that the proposal will be in keeping with the character, size and design of the existing dwellinghouse, and will not be dominant or

Page 16 of 20 intrusive. It also retains an appropriate level of private amenity space to the rear of the dwellinghouse.

CHARACTER AND APPEARANCE

Policy 27 (a) of the Local Development Plan 2013 states that extensions to dwellings must be appropriate to the scale and design and setting of the original dwelling.

The proposed single storey rear extension and replacement of porch at the front of the property are not considered to have a detrimental impact upon the character of appearance of the wider area. Although the extensions are in excess of a 30% increase in volume, they are considered to be of an appropriate, modest scale and design, are not so visually incongruous to the character and appearance of the host dwellinghouse to warrant a refusal on such grounds.

The proposed removal of a window and replacement with sliding doors on the South West elevation of the existing first floor extension and the cladding of the existing concrete block chimney on the North West elevation with natural stone, represent development that is minor in nature. By reason of their minor nature, design and character, the proposed alterations are not considered to be detrimental to the character and appearance of the host dwellinghouse, or wider area.

The installation of 14 UV solar panels on the South West facing rear roof of the existing single storey rear extension are not considered to be detrimental to the character and appearance of the host dwellinghouse or wider area.

The development is therefore considered to comply with Policy 1 of the Local Development Plan 2013.

NEIGHBOUR AMENITY

Policy 27 (d) of the Local Development Plan 2013 aims to ensure that any proposed development does not have an impact on the amenity of the area and adjoining properties.

The proposed rear extension would be sited on the North Eastern facing elevation of the existing dwelling, furthest from the neighbouring residential properties. It would therefore not have an impact on the privacy or amenity of the neighbouring properties by reason of its overall scale and its position. The proposal would therefore comply with Policy 27 (a) and (d).

HIGHWAY SAFETY

Monmouthshire County Council's Highways Department were consulted on the proposals, and responded as follows:

Page 17 of 20 "The proposal will increase the dwelling to a three bedroomed property. The site is along a single track highway with very limited passing and even further limited parking spaces. There are no proposals to increase the parking at this site and as such, I am concerned that the site could not support the parking required at this site.

Should you be minded to approve the application, I would request that the applicant be required to demonstrate on plan a parking provision suitable for the proposal.

Parking needs to be demonstrated as being achievable on site prior to any approval".

Amended plans were received on 28th April 2016 which demonstrated a total of four car parking spaces and vehicular turning area within the application site. Monmouthshire County Council's Highways Department reviewed the amended plans, and confirmed that the additional parking spaces are acceptable at the proposed location. The proposal is therefore considered to be compliant with criteria (b) of Policy 27 of the Local Development Plan 2013, and will not cause a detrimental impact to highway safety.

PROTECTED SPECIES

The National Park's Planning Ecologist was consulted on the application, and raised concerns which related to the ridge tile access for bats and the installation of house martin cups on the South-East elevation of the property. The comments read as follows:

"Although the survey was conducted at a sub-optimal time of year, the presence of bats and access points have been established. There are limited places for bats to gain access to the rest of the structure and most of the soffits and eaves are completely sealed; the proposed extension affects a limited area of the existing house and does not affect the roosting areas or access points.

The presence of house martins is noted; the installation of insulation will disturb the existing nesting sites, but the overhang to the South-East elevation is such that there will still be sufficient space for house martins to continue to nest at the site. I recommend that the installation works are undertaken outside the nesting season (generally considered to be March to August inclusive) and that two house martin cups are installed following the completion of the works".

Having reviewed the additional information submitted in support of the application, the following comments were received from the National Park's Planning Ecologist:

"Thank you for consulting me on the amended plan (NP8v2) for the above application. I can confirm that the proposed house martin cups and bat access ridge tiles are acceptable and that this clarifies the queries raised in my Memorandum dated 13th April 2016".

Subject to the imposition of appropriately worded conditions recommended by both the National Park's Planning Ecologist, and Natural Resources Wales (NRW), the proposed

Page 18 of 20 development is compliant with the criteria set out in Policy 6 and Policy 7 of the Local Development Plan 2013.

CONCLUSION

The application is considered to be of an appropriate scale and design, in accordance with Policy 1 of the Local Development Plan 2013. The proposed development will not have a detrimental impact upon neighbour amenity, highway safety or protected species, and is therefore compliant with Policy 27, Policy 6 and Policy 7 of the Local Development Plan 2013. The application is therefore recommended for approval, subject to the appropriate imposition of planning conditions and informative notes.

RECOMMENDATION: Permit

Conditions and/or Reasons:

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2 The development shall be carried out in all respects strictly in accordance with the approved plans (drawing nos. NP1v1, NP2v2, NP6v1, NP7v1 and NP8v2), unless otherwise agreed in writing by the Local Planning Authority. 3 Prior to commencement of the development or any demolition works, the Local Planning Authority shall be provided with a copy of the license for bats that has been issued by Natural Resources Wales pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations 2010 (as amended) authorising the specified development to go ahead or written confirmation from Natural Resources Wales that such a license is not required. 4 The development works shall be carried out in accordance with the recommendations in Section 6 of the ecological report, other than works to enhance the existing roof. The biodiversity mitigation measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation, a report prepared by a suitably qualified bat consultant confirming their adequate installation shall be submitted to the Local Planning Authority. The results of the monitoring survey shall be submitted to the Local Planning Authority within 2 months of it being undertaken. These results will also be submitted to the Biodiversity Information Service for Powys and the Brecon Beacons National Park. 5 The biodiversity mitigation and enhancement scheme as shown on drawing NP8v2 shall be undertaken and/or installed prior to the first beneficial use of the development hereby approved, in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. Following the installation of the approved scheme, a report confirming adequate installation shall be submitted to the Local Planning Authority. 6 The external lighting shall be installed as shown on drawing NP8v2. No additional external lighting shall be installed until a revised external lighting plan is submitted to and approved in writing by the Local Planning Authority.

Page 19 of 20 7 A total of four car parking spaces and vehicular turning area shall be provided within the application site, as shown on approved plan NP2v2. These areas shall be permanently set aside for such purposes

Reasons:

1 Required to be imposed by Section 91 of the Town and Country Planning Act 1990. 2 To ensure adherence to the approved plans in the interests of a satisfactory form of development. 3 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP; To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006 4 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP; To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006 5 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP; To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006 6 To comply with Section 5 of Planning Policy Wales (2016), Technical Advice Note 5 and Policies SP3, 6 and 7 of the adopted Local Development Plan for the BBNP; To comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 (as amended) and the Natural Environment and Rural Communities Act 2006 7 In the interests of highway safety.

Informative Notes:

1 It should be brought to the attention of the applicant that in the event of a new or altered vehicular access being formed, the requirements of Section 184 of the Highways Act 1980 must be acknowledged and satisfied. In this respect the applicant shall apply for permission pursuant to Section 184 of the Highways Act 1980 prior to commencement of access works via the MCC Highways. 2 Work should halt immediately and Natural Resources Wales (NRW) contacted for advice in the event that protected species are discovered during the course of the development. To proceed without seeking the advice of NRW may result in an offence under the Conservation of Habitats and Species Regulations 2010 and/or the Wildlife & Countryside Act 1981 (as amended) being committed. NRW can be contacted at: NRW, Cantref Court, Brecon Road, Abergavenny, NP7 7AX Tel: 0300 065 3000

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