The Lodge Glangrwyney Court G

ITEM NUMBER:

APPLICATION NUMBER: 16/13124/FUL APPLICANTS NAME(S): Mr And Mrs Jackson SITE ADDRESS: The Lodge Glangrwyney Court Glangrwyney Crickhowell Powys NP8 1ES GRID REF: E: 324429 N:216352 COMMUNITY: Vale Of Grwyney DATE VALIDATED: 1 February 2016 DECISION DUE DATE: 28 March 2016 CASE OFFICER: Mrs Kate Edwards

PROPOSAL Proposed 2 storey extension

ADDRESS The Lodge, Glangrwyney Court, Glangrwyney

RELEVANT POLICIES

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PLANNING HISTORY App Ref Description Decision Date

16/13120/LBC Construction of 2 storey Pending Decision extension and conservatory

OFFICER’S REPORT

3 Planning Policy Wales (Edition 8: January 2016) Technical Advice Note 5: Nature Conservation and Planning (September 2009) Technical Advice Note 12: Design (July 2014) Local Development Plan (December 2013 - 2022) Policy 1 Appropriate Development in the National Park SP3 Environmental Protection - Strategic Policy Policy 6 Biodiversity and Development Policy 7 Protected and Important Wild Species Policy 15 Listed Buildings Policy 27 House Extensions and Ancillary Buildings

Introduction

This planning application is brought before the Planning, Access and Rights of Way Committee as the extensions to the dwelling represent a volume increase greater than 30% of the volume of the original dwelling and officers are recommending planning permission is granted.

Site Description

The Lodge is a Grade II Listed Building and located at the entrance to Glangrwyne Court and is located within a Grade II Registered Park and Garden.

The Lodge was added to the estate by 1888 and replaced an earlier lodge that is shown on the 1839 Tithe map.

The distinguishing features of The Lodge are its square plan and symmetrical front elevation with the central door, 12 pane sash windows to each side, and the triple sash windows centrally placed to the upper storey. The hipped roof and central chimney stack also complement this symmetrical arrangement.

Proposed Development

Planning permission is sought for the erection of a two storey side extension to be constructed against the north-western elevation. Recently a lean-to conservatory has been erected at rear of the property (north-eastern elevation). The conservatory does not require the benefit of planning permission.

The proposed two storey extension measures some 5.0 m deep, 4.7 m deep, 5.0 m to eaves level and 6.1 m to ridge height. The design will replicate the hipped roof of the Lodge, the fenestration and detailing on the external surfaces. The external materials are render, wooden windows and doors and slate roof.

Principle of Development and Impact on the Listed Building

CYD LP1 Enabling Appropriate Development in the Countryside requires that extensions to dwellings in the countryside should not result in an overall increase in the volume from that of the original dwelling by more than 30%.

The combined volume of the existing conservatory and the proposed two storey extension represent a volume increase of 49%.

In respect of visual impact Policy 1 Appropriate Development in the National Park criteria i requires that the scale, form, design, layout, density, intensity of use and use of materials will be appropriate to the surroundings and will maintain or enhance the quality and character of the Park's Natural Beauty, wildlife, cultural heritage and built environment;

Policy 15 Listed Buildings states that proposals for planning permission which impact on a listed building … will only be supported where it can be shown that there will be no significant harm to the special historic or architectural character and setting of the building or historic features. 1.Conversion / Alteration / Extension / Change of Use of a listed building The conversion, alteration, extension or change of use of a listed building will only be permitted where the following criteria are satisfied: a) The proposal conserves the contribution made by the building to the character of the National Park. b) The materials and finishes used in the building works are compatible in all respects with those of the existing structure. c) The proposal conforms with all other relevant policies of this plan and national guidance d) The development would not have a detrimental effect on the setting of a listed building or a building of local importance

Policy 27 House Extensions and Ancillary Buildings criterion a) requires that the proposal is appropriate to the scale and design and setting of the original dwelling;

The key consideration with regard to the current application is the impact of the proposed alterations upon the character and setting of the listed building.

As the development effects a building in a Registered Park and Garden Cadw have been consulted. Cadw's response included reference to a lack of justification for the development and a query regarding the historic value of a wall to be removed. The Design and Access Statement was sent to Cadw and no further comments have been received. Officers can confirm that the wall to be demolished is not attached to the Listed Building. The wall appears modern in character, appearance and construction and cannot be seen on recent aerial photographs of the site.

The comments of the National Park Building Conservation Officer are provided above and recommends a number of conditions are imposed. The comments regarding the internal works are not relevant to the planning application, only the Listed Building Application. However, revised plans have been submitted and the Buildings Conservation Officer is now satisfied that the works will not interfere with the underside of the staircase.

Given the comments it is considered that adequate justification is contained in the Design and Access Statement and the design and siting of the proposed extension preserves the character and appearance of the Listed Building and its setting.

Impact on the Registered Park and Garden

The comments of Cadw are provided above. In summary Cadw consider that the development there would not cause any detriment to the Registered Park and Garden.

It is considered that the development would not result in a detrimental impact on the Registered Park and Garden.

Neighbour Amenity

Planning Policy Wales (Edition 7: July 2014) aims to ensure that any proposed development does not have an unacceptable impact on the amenity of the area, adjacent properties or the general public.

Due to the location of the dwelling there are no issues regarding overlooking or overbearing in respect to any occupiers of the mobile home or the nearby residential dwelling.

It is considered the proposals meet the requirements of Planning Policy Wales (Edition 8: January 2016).

Highway Safety

Policy 27 House Extensions and Ancillary Buildings requires that there is no loss of on-site parking and adequate parking can be provided on site. Policy 59 Impacts of Traffic requires that the development does not represent a detriment to highway safety.

No objections have been received from the Welsh Government Transport Directorate.

Parking will be unaffected by the proposed development.

It is considered that the proposed development meets with the requirements of the above policies.

Protected Species

Planning Policy Wales (Edition 8: January 2016), Technical Advice Note 5: Nature Conservation and Planning (September 2009) and Policy 7 Protected and Important Wild Species require that the disturbance of the species and habitats will be kept to a minimum.

The comments of the National Park Ecologist are provided above. Initial observations of the National Park Ecologist were that the submitted ecological reports required clarification and additional information. Additional information has been submitted and the National Park Ecologist is now satisfied and recommends a number of conditions. Natural Resources Wales is also satisfied and recommends conditions be imposed.

It is considered that the development would not result in a detrimental impact on a European Protected Species.

Conclusion

Officers consider that, on balance, the proposed development meets with the requirements of the above policies and recommend that planning permission is granted.

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, NP2v1, NP4v1, NP5v1 and NP6v1 received 20/01/16, NP7v2 received 29/02/16]. 3 The slate roof covering for the two storey extension is to match in size, colour and texture the slate used on the main roof. 4 The rainwater goods are to be metal and match the colour and profile of the rainwater goods on the main building. 5 The render finish and colour used on the external surfaces of the extension is to match that used on the main roof. 6 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. 7 Prior to commencement of development works, a copy of the method statement for the EPS license application shall be submitted to and approved in writing by the Local Planning Authority. The Method Statement should include the recommendations in the Bats: Methodology-Mitigation Strategy by Rob Colley Associates dated October 2015 and provision for post-development monitoring. The approved biodiversity mitigation and enhancement measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the approved mitigation and enhancement measures, a report confirming their adequate installation shall be submitted to the Local Planning Authority. 8 The results of the bat monitoring survey(s) shall be submitted to the Local Planning Authority within 2 months of their being undertaken. These results will also be submitted to the Biodiversity Information Service for Powys and the Brecon Beacons National Park. 9 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.

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 In order to protect the character and appearance of the Listed Building. 4 In order to protect the character and appearance of the Listed Building. 5 In order to protect the character and appearance of the Listed Building. 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 BBNPA. 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 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 BBNPA. 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. 8 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 BBNPA. 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. 9 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 BBNPA. 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.

Informative Notes:

1 The developer shall note if there are changes to the plans hereby approved due to building regulation requirements or any third party requirements, details should also be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work. 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

Appendix 1 CONSULTEE COMMENTS RECEIVED Natural Resources Wales/Cyfoeth Naturiol Cymru 16th Mar 2016 Requesting extension of time.

Natural Resources Wales/Cyfoeth Naturiol Cymru 17th Mar 2016 Thank you for re-consulting Natural Resources Wales (NRW) regarding the above planning application on 03 March2016. We have considered the contents of the drawing entitled 'Bat Mitigation Details' (drawing no.06A; dated January 2016), and we have no adverse comments. We refer you to the recommendations in our previous letter dated 16 February 2016 (our ref: CAS-15167-F5V4).

CADW Ancient Monuments No further comments received.

NP Senior Heritage Officer (Building Conservation) ASSESSMENT

Conservatory extension The plans have been amended to incorporate the details of the conservatory, added to the east elevation 2010 - 2011 without the benefit of listed building consent.

The conservatory is a single storey structure constructed from timber frame set upon a rendered and painted plinth. The conservatory windows are single-glazed. The conservatory is placed on the rear of the house and therefore does not compromise the balance of the front (west) elevation. It extends across the majority of the rear elevation but because it is only single storey, it sits comfortably with the proportions of host building and does not dominate. The original rear wall of the building can still be easily seen through the structure and no further openings have been made. The combination of the painted timber frame and rendered plinth complement the materials on the host building. Overall it is considered that the addition of a conservatory is acceptable and complies with the criteria set out in Policy 15 Listed Buildings of the Brecon Beacons National Park Authority Local Development Plan 2007- 2022.

Internal elevation A drawing of the internal north elevation has been provided as requested. This additional information was requested due to the proximity of the proposed opening to the underside of the original staircase and concerns that the work could structurally compromise the staircase. The drawing shows that the end of the supporting steel joist would be very close to the underside of the stairs. A slightly larger area of stonework would need to be cut out to accept the steel joist, bringing the area to be disturbed even closer to the staircase structure. The character of the underlying masonry may also result in a larger area being removed. It is therefore recommended that the eastern side of opening is moved back to ensure the staircase is not disturbed.

Conclusion The addition of a conservatory is considered to be acceptable and complies with Policy 15 Listed Buildings.

The internal opening needs to be adjusted to move it further away from the underside of the staircase.

NP Planning Ecologist 10th Mar 2016 Thank you for re-consulting me on the above applications.

I can confirm that the revised bat mitigation drawings are acceptable.

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

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. Prior to commencement of development works, a copy of the method statement for the EPS license application shall be submitted to the Local Planning Authority. The Method Statement should include the recommendations in the Bats: Methodology-Mitigation Strategy by Rob Colley Associates dated October 2015 and provision for post-development monitoring. The biodiversity mitigation and enhancement measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation and enhancement measures, a report confirming their adequate installation shall be submitted to the Local Planning Authority. 3. The results of the monitoring survey(s) shall be submitted to the Local Planning Authority within 2 months of their being undertaken. These results will also be submitted to the Biodiversity Information Service for Powys and the Brecon Beacons National Park. 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 Senior Heritage Officer (Building Conservation) 26th Feb 2016 Summary The following comments are written with regard to the heritage and conservation aspects of the proposal.

The Lodge is a grade II listed building added by 1888, replacing an earlier lodge shown on the 1839 Tithe map. The Lodge is associated with Glangrwyney Court which is located to the northwest and also grade II listed.

By adding an extension to the side, the purity of the square plan is inevitably compromised. An extension will need to be sufficiently subservient and incorporate the symmetry that is such a strong theme of the original design if it is to be acceptable. The proposed extension has been placed centrally on the north side of the building and set back from the main building to the front and rear by 1.2 metres. The ridge line of the extension is lower than that to the main building. The extension does therefore appear visually subservient to the original dwelling and the square plan can still be understood. The new extension is most successful on the north side where symmetry has been achieved. The symmetry of the front elevation is unbalanced by the side extension; however, this is alleviated by the extension being sufficiently set back from the original building line and the simple, balanced arrangement of the centrally placed sash windows to the ground and first floor. On balance, the external appearance of the extension in relation to the main building is considered to be acceptable.

A large section of the original exterior wall to the ground floor would be removed to provide access through to the extension. This will also involve the loss of two windows. The smaller window is relatively modern but the larger window which has fixed light may have more age. The style of these windows and the profile of the joinery are complementary to the original windows. It is considered that the loss of these windows would not significantly harm the architectural interest of the building. However, a large section of wall is proposed for removal and on the eastern end this may interfere with the underside of the staircase. It is requested that an elevation of the interior side of the existing wall is provided to show the position of existing features and the location of the new opening. It would not be acceptable to compromise the staircase structurally in order to accommodate the opening.

On the upper floor the existing window opening would be enlarged to provide a doorway through to the first floor of the extension. This window is similar to the one on the ground floor and relatively modern. There is no objection to its removal. The new doorway would be accessed from the existing stairs. This arrangement is potentially quite awkward and may raise issues from a building control perspective. The existing stairs are part of the original historic fabric and therefore have some significance and should remain unaltered.

CONCLUSION

An elevation drawing of the original internal north wall is required showing existing features and the position of the new opening. This is to check that the opening will not compromise the staircase. The width of the opening will need to be reduced if likely to compromise the staircase.

Otherwise the proposal is considered to be acceptable and compliant with the above policies.

Details of the new windows and the internal door have been submitted. The details are acceptable and so this will not need to be conditioned.

If this application is approved it is recommended that the planning conditions cover the following: a. The slate roof covering for the extension is to match the slate on the main roof. b. The rainwater goods are to be metal and match the colour and profile of the RWG on the main building. c. The render finish for the extension and the render colour is to match that of the main building.

NP Planning Ecologist 18th Feb 2016 Summary Comments 1. Thank you for consulting me on the above application. The development proposals are for the construction of a two-storey extension to the side (north-west) elevation of the existing two-storey house. The site is to the west of the settlement of Glangrwyney and has good bat roosting and foraging habitats nearby, particularly the woodlands to the south, along the River Usk. 2. I have reviewed the documents and drawings submitted with the application, which includes the following ecological information: o Glangrwyney Lodge, Crickhowell - Bat & Owl survey by Rob Colley Associates dated August-September 2015 3. I welcome the submission of the ecological report with the application and I note the presence of common pipistrelle and Myotid bats roosting at the site. Unfortunately the compass point directions in the report appear to be muddled. I understand that the front of the house is the south-west elevation and the existing conservatory is the north-east elevation; the proposed extension is therefore to the north-west elevation, not to the south-east as stated in the report. From the drawings in the report, I have interpreted that the common pipistrelles are roosting at the northern corner of the existing building i.e. between the existing conservatory and the proposed extension. The Myotid bats are roosting along the front (south-west) facing elevation. Please can it be confirmed that this is correct; ideally, the report should be re-written with the correct elevations referred to. 4. The proposed mitigation and enhancement measures appear to be broadly acceptable; however, I am of the opinion that the proposed gaps should be at least 15mm and preferably 20mm. 5. There is no mention of the requirement for post-development monitoring of the bat roosts; I would expect at least one monitoring survey in the first summer following completion of the development. 6. 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. 7. There will be opportunities to accommodate biodiversity enhancement measures and the proposed accommodation of four roosting features (access gaps for bat) along the new north and east elevations of the proposed extension (as stated on the architectural drawing NP7v1) is welcomed. Please see 4 above for preferred dimensions. 8. The River Usk Special Area of Conservation flows west to east less that 100 metres to the south of the site; however, it is separated from the site by the A40 and no impacts on the designated features of the SAC are anticipated as a result of these development proposals. It is therefore concluded that there will be No Likely Significant Effects on the River Usk SAC.

D. Recommendations

The issues that are raised in 3, 4 and 5 above need to be clarified or resolved; if they are, and this application is to be approved, I will be in a position to 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 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. Construction measures shall be carried out strictly in accordance with the recommendations in the Bats: Methodology-Mitigation Strategy by Rob Colley Associates dated October 2015 unless otherwise agreed in writing and a revised Method Statement is submitted to the LPA for written approval. The biodiversity mitigation and enhancement measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the mitigation and enhancement measures, a report confirming their adequate installation shall be submitted to the Local Planning Authority. 3. The results of the monitoring survey(s) shall be submitted to the Local Planning Authority within 2 months of their being undertaken. These results will also be submitted to the Biodiversity Information Service for Powys and the Brecon Beacons National Park. 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.

Welsh Government Transport Department 23rd Feb 2016 I refer to your consultation of 1 February 2016 regarding the above application and advise that the Welsh Government as highway authority for the A40 trunk road does not issue a direction in respect of this application.

Vale Of Grwyney Community Council 22nd Feb 2016 The Vale of Grwyney Community Council has no objection to the above application.

CADW Ancient Monuments 29th Feb 2016 Thank you for your letter of 1 February 2016 inviting Cadw's comments on the planning application for the proposed development as described above. Cadw's role in the planning process is to provide the local planning authority with an assessment concerned with the likely impact that the proposal will have on scheduled monuments or registered historic parks and gardens. It is a matter for the local planning authority to then weigh Cadw's assessment against all the other material considerations in determining whether to approve planning permission, including issues concerned with listed buildings and conservation areas. This application is for a proposed 2-storey extension to the nineteenth century lodge at the entrance to the grade II registered park and garden known as Glangrwyney Court PO44. The supporting documents to the application do not provide a justification for the proposed extension, the supporting documentation being the plans and a bat and owl survey. The proposals would alter the existing simple symmetry of the west (front) elevation of the entrance lodge when viewed from the entrance to the park. The site plan also refers to the proposed removal of an existing stone wall, however it is unclear from the information provided whether this is an historic wall. The proposals do not impact on the wider registered historic park and garden.

Natural Resources Wales/Cyfoeth Naturiol Cymru 16th Feb 2016 Thank you for consulting Natural Resources Wales (NRW) regarding the above planning application on 01 February 2016. NRW do not object to the development as submitted, subject to planning controls (conditions and/or legal agreement) being imposed to: a) ensure that a scheme in accordance with the mitigation measures described in the report by Rob Colley Associates (dated August-September 2015) is effectively implemented; and b) To confirm to your Authority that a European protected Species (EPS) licence has been issued by NRW authorising the specified development, prior to any works commencing or confirmation that a licence is not required. We provide advice regarding local biodiversity and the NRW remit. European Protected Species We refer you to the bat report entitled 'Glangrwyney Lodge, Crickhowell. Bat and Barn Owl Survey' by Rob Colley Associates (dated August-September 2015), which has identified that the property supports a non-breeding roost of Myotis bats, and a roost of pipistrelle bats which is considered to be a breeding roost. 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 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 in its natural range. We refer you to advice given in paragraph 6.3.7 of Technical Advice Note 5: Nature Conservation and Planning (TAN5), which explains 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 the proposals will retain the existing pipistrelle roost site, and will not affect the Myotis roost sites or their access points, and additional crevice roosting opportunities will be provided as mitigation on the south face of the new extension. On the basis of the above report, we do not consider that the development is likely to be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in its natural range. Therefore, we do not object to the proposal, subject to: a) a scheme in accordance with the mitigation measures described in the submitted report by Rob Colley Associates (dated August-September 2015) being effectively implemented, and being secured through suitable planning controls by planning conditions and/ or a Section 106 agreement; and, b) the inclusion of a planning condition on any planning permission that prevents the commencement of development works until your Authority has been provided with a licence that has been issued to the applicant by Natural Resources Wales pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations (2010) authorising the specified activity/ development to proceed. Please note that any changes to plans between planning consent and the licence application may affect the outcome of a licence application. We advise recipients of planning consent who are unsure about the need for a licence to submit a licence application to us Natural Environment and Rural Communities (NERC) Act 2006 Please note that we have not considered possible effects on all species and habitats listed in section 42 of the Natural Environment and Rural Communities (NERC) Act 2006, or on the Local Biodiversity Action Plan or other local natural heritage interests. To comply with your authority's duty under section 40 of the NERC Act, to have regard to conserving biodiversity, your decision should take account of possible adverse effects on such interests. We recommend that you seek further advice from your authority's internal ecological adviser and/or nature conservation organisations such as the local Wildlife Trust, RSPB, etc. The Wales Biodiversity Partnership's web site has guidance for assessing proposals that have implications for section 42 habitats and species (www.biodiversitywales.org.uk). NRW Remit If the applicant requires guidance on matters within our remit then this can be found on our website at www.naturalresourceswales.gov.uk. Here, we provide guidance on environmental planning and regulatory issues, which includes topics on foul drainage, pollution prevention, waste management, biodiversity and protected species. We trust our representation is of assistance. However, if you have do have any queries then please contact us.

NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY

No comments received.