PROPOSED REDEYELOPMENT, YEOFORD YILLAGE HALL PRELTMTNARY SrrE LAYOUT, SCALE 1/500TH
Reference No: 14/01656/OUT Parish: Crediton Hamlets 19
TOWN AND COUNTRY PLANNING ACT 1990
APPROVAL OF OUTLINE PLANNING APPLICATION
Name and Address of Applicant: Name and Address of Agent: Yeoford Community Association C/o Mr N Cant Nigel Cant Planning Peppercorn Cottage Woodland Head Yeoford Crediton EX17 5HF
Date Registered : 12th November 2014 Date of Permission : 7th January 2015
Proposal: Outline for the erection of 2 dwellings following demolition of former village hall Location: Village Hall Station Road Yeoford Devon
Site Vicinity Grid Ref: 278216/98533
MID DEVON DISTRICT COUNCIL HEREBY GRANTS OUTLINE PLANNING PERMISSION FOR THE ABOVE DEVELOPMENT
Subject to the following conditions :
1. Before any part of the development hereby permitted is begun, detailed drawings to an appropriate scale of the layout, scale and appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the Reserved Matters) shall be submitted to and be approved in writing by the Local Planning Authority.
2. Application(s) for approval of all the Reserved Matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.
3. The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the Reserved Matters which have been approved, whichever is the later.
4. The detailed drawings required to be submitted by Condition CO1 shall include the following additional information boundary treatments, existing site levels, finished floor levels, Fixed Datum Point on highway, tree protection plan, and foul and surface water drainage.
5. The development hereby permitted shall be carried out in accordance with the approved plans listed in the schedule on the decision notice.
PEMOUZ 6. No part of the development hereby approved shall be brought into its intended use until the access, parking facilities, visibility splays, turning area, parking spaces hardstanding, and access drainage have been provided and maintained in accordance with details that shall have been submitted to, and approved in writing by, the Local Planning Authority and retained for that purpose at all times.
REASONS FOR CONDITIONS:
1. The application was submitted as an outline application in accordance with the provisions of Articles 4 and 5 of The Town and Country Planning (Development Management) Order 2010.
2. In accordance with the provisions of Section 92(2) of the Town and Country Planning Act 1990 as amended by Section 51 Planning and Compulsory Purchase Act 2004.
3. In accordance with the provisions of Section 92(2) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
4. To enable the Local Planning Authority to consider the impacts of the proposal on the area in accordance with Local Plan Part 3 (Development Management Policies) Policies DM1and DM2.
5. For the avoidance of doubt and in the interests of proper planning.
6. To ensure that adequate facilities are available for the traffic attracted to the site in accordance with policy DM2 of the Mid Devon Local Plan Part 3 (Development Management Policies).
REASON FOR APPROVAL OF PERMISSION/GRANT OF CONSENT
The site is within the settlement limits of Yeoford and the community use on the site has been relocated to new premises elsewhere in the Village. Therefore the principle of residential development on the site is considered acceptable. All matters are reserved for future consideration but given the size of the site and how it relates to the highway and adjoining and adjacent dwellings, it is considered that an acceptable development of two dwellings can be developed and considered at reserved matters stage. Therefore, the proposal is considered to comply with the requirements of relevant policies: COR1, COR2 and COR17 of the Mid Devon Core Strategy (Local Plan Part 1) and DM1, DM2, DM3, DM8, DM15 and DM25 of the Mid Devon Local Plan Part 3 (Development Management Policies).
Statement of Positive Working
In accordance with the requirements of article 31 of the town and Country Planning (Development Management Procedure) (England) Order, 2010, as amended in determining this application the Local Planning Authority has worked proactively and positively with the applicant to ensure that all relevant planning considerations have been properly resolved. This has included discussions.
In accordance with paragraph 69 of the National Planning Policy Framework, the Local Planning Authority has also involved the community in the consideration of this application.
DEVELOPMENT PLAN POLICIES:
Mid Devon Core Strategy (Local Plan Part 1)
COR1 - Sustainable Communities COR2 - Local Distinctiveness COR17 - Villages
PEMOUZ
Mid Devon Allocations and Infrastructure Development Plan Document (Local Plan Part 2)
AL/IN/3 - Public Open Space AL/CRE/8 - Crediton Air Quality
Mid Devon Local Plan Part 3 (Development Management Policies)
DM1 - Presumption in favour of sustainable development DM2 - High quality design DM3 - Sustainable design DM8 - Parking DM15 - Dwelling sizes DM25 - Community facilities
Relevant Plans
The plans listed below are those approved. No substitution shall be made.
Site Location Plan Block Plan
A copy of the approved plans will be available on Mid Devon’s online planning facility.
Website: http://www.middevon.gov.uk/planning
Signed:
Date: 7th January 2015 Head of Planning and Regeneration Mid Devon District Council
THIS DECISION IS NOT A DECISION UNDER BUILDING REGULATIONS AND SEPARATE CONSENT MAY BE REQUIRED. PLEASE CONTACT OUR BUILDING CONTROL DEPARTMENT FOR MORE INFORMATION.
Please refer to notes attached
PEMOUZ NOTE – Failure to adhere to the details of the approved plans or to comply with the above conditions constitutes a contravention of the Town and Country Planning Act, 1990 in respect of which enforcement action may be taken.
GENERAL DEVELOPMENT PROCEDURE ORDER 1995 PART 2 TOWN AND COUNTRY PLANNING ACT 1990
Appeals to the Secretary of State • If you are aggrieved by the decision of your Local Planning Authority to refuse permission for the proposed development or to grant it subject to conditions, then you can appeal to the Secretary of State under section 78 of the Town and Country Planning Act 1990. • If you want to appeal against the Local Planning Authority’s decision then you must do so within 6 months of the date of this notice. • Forms of appeal may be obtained from The Planning Inspectorate, Customer Support Team, Room 306,Temple Quay House, 2 The Square, Temple Quay, Bristol BS16PN. Alternatively, requests for appeal forms can be made by telephone: 0303 444 5000. Appeal forms can also be submitted electronically via the planning portal at http://www.planningportal.gov.uk/planning/appeals/online/makeanappeal • The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal. • The Secretary of State need not consider an appeal if it seems to him that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements, to the provisions of any development order and to any directions given under a development order. • In practice, the Secretary of State does not refuse to consider appeals solely because the local planning authority based their decision on a direction given by him.
Purchase Notices • If either the Local Planning Authority or the Secretary of State refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted. • In these circumstances, the owner may serve a purchase notice on the Council (District Council, London Borough Council or Common Council of the City of London) in whose area the land is situated. This notice will require the Council to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.
• In certain circumstances, a claim may be made against the Local Planning Authority for compensation, where permission is refused or granted subject to conditions by the Secretary of State on appeal or on a reference of the application to him. The circumstances in which such compensation is payable is set out in Section 114 of the Town and Country Planning Act 1990.
PEMOUZ BRIEF DESIGN & ACCESS STATEMENT
REDEVELOPMENT OF VILLAGE HALL SITE YEOFORD NR CREDITON
1. INTRODUCTION
1.1 The proposal involves the redevelopment of a brown field site in the centre of the village of Yeoford currently occupied by a somewhat dilapidated timber building which for many years has been the community hall for the village.
1.2 A new community hall has recently been constructed with the aid of lottery funding a short distance away elsewhere in the village. The current hall is therefore now redundant and disused. The community council wish to try and secure planning consent to redevelop the site so that it may be sold with the resulting proceeds being used for the benefit of the community in particular to complete car parking and landscaping around the new hall.
2. SITE
2.1 The site has a frontage to Station Road of 17m and an average depth of 27m giving an area of about 460m 2. The site is generally level and is surrounded by existing residential development, but is opposite the Trinity Church.
2.2 The site is within easy level walking distance of Yeoford station, a very short distance from the county primary school and also within walking distance of the Mare & Foal public house and the new village hall.
3. THE PROPOSAL
3.1 The proposal is an outline application for the erection of two modest-sized detached dwellings and an illustrative layout submitted with the application demonstrates that the site is large enough to accommodate two dwellings having a footprint area each of
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54m 2, which in turn would provide for an internal footprint area of 46m 2. Total floor area 990sq.ft. which is more than adequate for a three-bedroomed dwelling.
3.2 The illustrative layout plan demonstrates how two parking spaces could be provided in front of each dwelling with a shared private access.
3.3 The alternative would be for access for each dwelling to be direct onto Station Road as is the case with other properties in the locality. That would significantly increase the available garden area for each plot.
4. SCALE
4.1 In terms of scale, it is proposed the building should be 2-storey in height, although a third storey could be provided with bedrooms in the roof space served by dormer windows as has been permitted approximately 150m to the south at the other side of the Yeo bridge.
5. LANDSCAPING
5.1 Landscaping is not proposed at the present time but this can be secured through a condition attached to the grant of any planning consent.
6. ACCESS
6.1 The existing access to the site is across a dropped kerb which extends across the majority of the site frontage to a gravelled forecourt that has in the past been used for parking and access to the hall.
6.2 As set out earlier, it would be possible to provide a layout with a single access and a shared private surface providing two parking spaces for each dwelling so that vehicles could enter and leave the site in forward gear. This arrangement is shown on the illustrative site layout plan.
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6.3 It is understood however that in the light of precedents set elsewhere along Station Road, access could be allowed to each plot individually at right-angles to the highway.
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Mr Nigel Cant Our ref: DC/2014/115811/02-L01 Nigel Cant Planning Your ref: Sutton Farm New Buildings Sandford Date: 15 October 2014 Crediton EX17 4PS
Dear Nigel
DEVELOPMENT PROPOSAL. OLD VILLAGE HALL, YEOFORD.
I refer to your email, regarding the above, which was received on the 14th October 2014.
The Flood Risk Assessment is sent to us for consideration is appropriate to the scale and nature for the proposal and provided development proceeds in accordance the document we would have no objections to the application.
Yours sincerely
Mr JOHN WARDLE Sustainable Places Planning Advisor
Environment Agency Manley House Kestrel Way, Sowton Industrial Estate, Exeter, EX2 7LQ. Customer services line: 03708 506 506 www.gov.uk/environment-agency End
Our ref: DC/2014/116012/01-L01 Mid Devon District Council Your ref: 14/01656/out Development Control Phoenix House Phoenix Lane Date: 18 November 2014 Tiverton Devon EX16 6PP
Dear Sir/Madam
OUTLINE FOR THE ERECTION OF 2 DWELLINGS DEMOLITION OF FORMER VILLAGE HALL. OLD VILLAGE HALL, YEOFORD.
Thank you for referring the above application which was received on 17th November 2014.
ENVIRONMENT AGENCY POSITION.
We have no objections to the proposal providing developments proceeds in accordance with the submitted Flood Risk Assessment.
Yours faithfully
Mr JOHN WARDLE Sustainable Places Planning Advisor
Direct dial Direct fax
cc Nigel Cant Planning
Environment Agency Manley House Kestrel Way, Sowton Industrial Estate, Exeter, EX2 7LQ. Customer services line: 03708 506 506 www.gov.uk/environment-agency End FORMER VILLAGE HALL STATION ROAD YEOFORD CREDITON, DEVON
PLANNING APPLICATION 14/01656/OUT
SIMPLE FLOOD RISK ASSESSMENT
1. INTRODUCTION
1.1 An outline planning application has been submitted to Mid Devon District Council to redevelop the old village hall site accessed off Station Road, Yeoford, with two modest sized detached dwellings. Prior to validation of the application the LPA have requested an FRA.
1.2 A consultation exercise has been carried out with the local office of the Environment Agency via Mr John Wardle. Mr Wardle has advised that a simple flood risk assessment would suffice in this instance, it is believed because the site is some distance above the level of the River Yeo.
2. RISK ASSESSMENT
2.1 Appendix A to this statement comprises an extract taken from the Mid Devon Local Development Framework Proposal Maps which shows the highway in front of the site as being within the flood risk zone.
2.2 The flood risk map prepared by the Environment Agency on their flooding website has also been checked. This shows the road along the eastern boundary of the site being subject to flood risk zone 3.
2.3 It is understood that the reason for including Station Road within a flood risk zone is because very occasionally in the past there has been a flood water surcharge from a minor water course that flows in a northerly direction from Woodland Head via
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Brickmore Copse. It is understood that in times of extreme precipitation when the water table is already high flood water may flow down the road towards the River Yeo at a depth of up to 75mm.
2.4 It will be noted on the plan at Appendix A that the western boundary of the flood risk zone just impinges onto the application site. However, over 90% of the application site is outside the flood risk zone.
2.5 The following mitigation measures are proposed.
3. FLOOR LEVELS
3.1 Floor levels of the proposed dwelling should be set a minimum of 600mm above road level on Station Road in front of the site.
4. PERSONAL FLOOD PLAN
4.1 The end user is advised to prepare a flood plan and to include: i. Check with insurance company to ensure that cover includes flooding. ii. Provide a scale diagram in each guest room showing the quickest escape route in the event of flooding. iii. Know how to turn off gas/electric/water supplies etc. iv. Create a list of important contacts/telephone numbers to include the flood line (0845 988 1188). v. Consider what items would need to be moved to safety, ie. pets, cars, furniture, etc. vi. Provide a copy of the personal flood plan in each of the rooms to be displayed in a prominent place.
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5. BEST PRACTICE FLOOD RISK MITIGATION
5.1 In order to prepare the building for a flooding event, as part of the construction of the building the following matters should be addressed: i. All electric sockets, switches, switch gear, etc. to be located a minimum of 1m above floor level and all cabling to be brought down the walls from above to serve the raised sockets. ii. Use lime based plaster, not gypsum, to the walls. iii. All internal skirtings, door lines, architraves, etc. to be of treated timber painted all round with an oil-based paint. iv. External windows and doors to be in UPVC not timber. v. Provide door guards to external doors 600mm in height above internal floor level. vi. Fit non-return valves to any manholes to be formed outside the building. vii. Provide a supply of a modern version of flood sacks and keep stored in an easily accessible location. viii. Provide an emergency lighting system in accordance with BS5266-1:2005. ix. Sign up for the free flood warning system from the Environment Agency.
6. SUGGESTED PLANNING CONDITIONS
i. The finished floor level of the proposed dwelling should be set a minimum of 600mm above road level. ii. The works hereby approved shall be carried out in accordance with the Best Practice Flood Risk Mitigation and Personal Flood Plan measures set out in the Flood Risk Assessment Report prepared by Nigel Cant Planning.
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Anne Howe
From: Development Control Subject: FW: Crediton Hamlets Planning
From: Malcolm Vallance [ Sent: 02 December 2014 09:21 To Subject: Crediton Hamlets Planning
Following our Meeting last evening I have been asked to submit the following comment :-
14/01656/OUT Village Hall Station Road Yeoford
Outline for the erection of 2 dwellings following demolition of former Village Hall
SUPPORT APPLICATION
Malcolm Vallance Crediton Hamlets Parish Clerk
1 Application for Outline Planning Permission with all matters reserved. Town and Country Planning Act 1990
Publication of applications on planning authority websites. Please note that the information provided on this application form and in supporting documents may be published on the Authority’s website. If you require any further clarification, please contact the Authority’s planning department.
1. Applicant Name, Address and Contact Details
Title: Mr First name: Surname:
Company name YEOFORD COMMUNITY ASSOCIATION Country National Extension Street address: C/O AGENT Code Number Number Telephone number:
Mobile number: Town/City Fax number: County:
Country: United Kingdom Email address:
Postcode:
Are you an agent acting on behalf of the applicant? Yes No
2. Agent Name, Address and Contact Details
Title: Mr First Name: NIGEL Surname: CANT
Company name: NIGEL CANT PLANNING Country National Extension Street address: PEPPERCORN COTTAGE Code Number Number WOODLAND HEAD Telephone number: 01647 272768
YEOFORD Mobile number: Town/City CREDITON Fax number: County: DEVON
Country: United Kingdom Email address:
Postcode: EX17 5HF [email protected]
3. Description of the Proposal
Please describe the proposal: DEMOLITION OF TIMBER FRAMED FORMER VILLAGE HALL AND ERECTION OF TWO DETACHED DWELLINGS
Has the building or works already been carried out? Yes No
Ref: 06: 6060 Planning Portal Reference: 003677385 4. Site Address Details Full postal address of the site (including full postcode where available) Description:
House: Suffix: FORMER VILLAGE HALL
House name: Old Village Hall
Street address: Station Road Yeoford
Town/City: Crediton
County:
Postcode: EX17 5HZ
Description of location or a grid reference (must be completed if postcode is not known):
Easting: 278162
Northing: 98485
5. Assessment of Flood Risk
Is the site within an area at risk of flooding? (Refer to the Environment Agency's Flood Map showing flood zones 2 and 3 and consult Environment Agency standing advice and your local planning authority requirements for information as necessary.) Yes No If Yes, you will need to submit an appropriate flood risk assessment to consider the risk to the proposed site.
Is your proposal within 20 metres of a watercourse (e.g. river, stream or beck)? Yes No
Will the proposal increase the flood risk elsewhere? Yes No
How will surface water be disposed of?
Sustainable drainage system Main sewer Pond/lake
Soakaway Existing watercourse
6. Pre-application Advice Has assistance or prior advice been sought from the local authority about this application? Yes No
7. Authority Employee/Member
With respect to the Authority, I am: (a) a member of staff (b) an elected member (c) related to a member of staff (d) related to an elected member Do any of these statements apply to you? Yes No
8. Site Area
What is the site area? 00.05 hectares
9. Residential Units
Does your proposal include the gain or loss of residential units? Yes No
Market Housing - Proposed Market Housing - Existing
Number of bedrooms Number of bedrooms 1 2 3 4+ Unknown 1 2 3 4+ Unknown Houses 2 Houses Flats/Maisonettes Flats/Maisonettes Live-Work units Live-Work units Cluster flats Cluster flats Sheltered housing Sheltered housing Bedsit/Studios Bedsit/Studios Unknown Unknown
Proposed Market Housing Total 2 Existing Market Housing Total 0
Ref: 06: 6060 Planning Portal Reference: 003677385 9. Residential Units (continued) Overall Residential Unit Totals
Total proposed residential units 2 Total existing residential units 0
10. All Types of Development: Non-residential Floorspace
Does your proposal involve the loss, gain or change of use of non-residential floorspace? Yes No Unknown
11. Employment
If known, please complete the following information regarding employees:
Full-time Part-time Equivalent number of full-time
Existing employees 0 0 0 Proposed employees 0 0 0
12. Hours of Opening
If known, please state the hours of opening (e.g. 15:30) for each non-residential use proposed:
Monday to Friday Saturday Sunday and Bank Holidays Not Use Start Time End Time Start Time End Time Start Time End Time Known
13. Industrial or Commercial Processes and Machinery
Please describe the activities and processes which would be carried out on the site and the end products including plant, ventilation or air conditioning. Please include the type of machinery which may be installed on site: N/A Is the proposal for a waste management development? Yes No
14. Existing Use Please describe the current use of the site: FORMER VILLAGE HALL Is the site currently vacant? Yes No If Yes, please describe the last use of the site: VILLAGE HALL
When did this use end (if known) (DD/MM/YYYY)? 28/02/2014 Does the proposal involve any of the following? If yes, you will need to submit an appropriate contamination assessment with your application. Land which is known to be contaminated? Yes No Land where contamination is suspected for all or part of the site? Yes No A proposed use that would be particularly vulnerable to the presence of contamination? Yes No
15. Site Visit
Can the site be seen from a public road, public footpath, bridleway or other public land? Yes No
If the planning authority needs to make an appointment to carry out a site visit, whom should they contact? (Please select only one)
The agent The applicant Other person
16. Certificates (Certificate A) Certificate of Ownership - Certificate A Town and Country Planning (Development Management Procedure) (England) Order 2010 Certificate under Article 12 I certify/The applicant certifies that on the day 21 days before the date of this application nobody except myself/the applicant was the owner (owner is a person with a freehold interest or leasehold interest with at least 7 years left to run) of any part of the land to which the application relates, and that none of the land to which the application relates is, or is part of, an agricultural holding (“agricultural holding” has the meaning given by reference to the definition of “agricultural tenant” in section 65(8) of the Act).
Title: Mr First name: NIGEL Surname: CANT
Person role: Agent Declaration date: 18/09/2014 Declaration made
Ref: 06: 6060 Planning Portal Reference: 003677385 17. Declaration
I/we hereby apply for planning permission/consent as described in this form and the accompanying plans/drawings and additional information. I/we confirm that, to the best of my/our knowledge, any facts stated are true and accurate and any opinions given are the genuine opinions of the person(s) giving them. Date 01/10/2014
Ref: 06: 6060 Planning Portal Reference: 003677385
18 Lucas Avenue, Exeter, Devon, EX4 6LZ M: 07814 004741; E: [email protected]
PROTECTED SPECIES ASSESSMENT
Yeoford Village Hall Yeoford Devon
November 2014
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CONTENTS
1.0 BACKGROUND TO SURVEY ...... 3 2.0 SURVEY RATIONALE AND METHODS ...... 3 2.1 Survey rationale ...... 3 2.2 Survey methods ...... 3 3.0 DESCRIPTION OF SITE ...... 5 4.0 SURVEY FINDINGS AND PREDICTION OF IMPACTS ...... 7 4.1 Bats ...... 7 4.2 Barn owls ...... 7 4.3 Other bird species ...... 7 4.4 Mammals ...... 7 4.5 Other features of ecological interest ...... 8 5.0 MITIGATION RECOMMENDATIONS AND FURTHER SURVEY WORK ...... 8 5.1 Bats ...... 8 5.2 Barn owls ...... 8 5.3 Other bird species ...... 8 5.4 Further survey work ...... 9 6.0 BIODIVERSITY GAIN ...... 9
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1.0 BACKGROUND TO SURVEY EPS Ecology Ltd was commissioned by Nigel Cant Planning to conduct a protected species survey of the former Village Hall at Yeoford, Devon (also referred to in this report as ‘the site’). The survey was required in support of a planning application for demolition of the redundant building, followed by redevelopment of the site.
Dr David Fee MCIEEM, a Managing Partner of EPS Ecology Ltd, undertook a site survey on the 7th of November 2014. No limitations to the survey were encountered and so the findings in this report provide a reasonable representation of the ecological value of the site at this time.
2.0 SURVEY RATIONALE AND METHODS 2.1 Survey rationale Work on buildings has the potential to disturb protected animal species, and it is important to determine possible impacts prior to work commencing. Depending upon the location and structure of the building(s) in question, species that might be found include bats, birds, and (uncommonly) mammals; badgers for example may be found within the ground floor of disused barns.
Many of the species found in buildings receive a degree of protection from disturbance under National and/or European legislation. Where bats are found the roosts themselves are protected by law and a European Protected Species Licence may be required before building work can commence.
In relation to the presence or absence of protected species, levels of certainty following an initial site survey may partly depend upon the structure of the building(s) in question; for example, whilst ladders are used where appropriate, small cavities and other features may not be directly accessible at the time of survey. Where an initial site survey is deemed insufficient to determine species presence/absence, further survey work may be required prior to determination of a planning application.
2.2 Survey methods Given the potential for impacts on protected species arising from building work, an initial site survey is undertaken to directly identify evidence of the presence of these species, as well as features that might be of value to these species. The methodologies for these species are as follows:
Bats (N.B. The following methods comply with the ‘Good Practice Guidelines’ for Bat Surveys, 2nd Edition, published by the Bat Conservation Trust in March 2012).
The building(s) are assessed externally for signs of bats. Cracks in walls are examined with use of a torch and endoscope, and potential access points (such as gaps under fascias, around chimneys and ridge tiles) are viewed with binoculars. Any direct signs (such as droppings stuck to walls) as well as features of potential value to bats are noted.
EPS Ecology Ltd A report to Nigel Cant Planning November 2014 - 4 -
An internal inspection of the building(s) is also undertaken. This starts on the ground floor and involves a careful examination of door and window frames and lintels, wall voids and similar cavities. Floors, walls and other surfaces are checked for signs of bats (e.g. droppings, grease marks, carcasses). The survey is then extended to the upper floor where the same checks are made - though in addition wall tops and roof void structures (such as ridge boards and other timbers) are also examined.
David Fee holds a ‘class licence’ for bats (Levels 1 & 2), Natural England registration number CLS02206.
Following a preliminary roost assessment by external and internal inspection, further survey work in the form of a dusk emergence, pre-dawn re-entry, backtracking, or automated surveys may be undertaken to provide additional information on an identified roost, or to provide a reasonable level of confidence that bats are not present.
Barn owls Building(s) are assessed using the Barn Owl Trust’s standard methodology - as provided in Information Leaflet No. 8 (at www.barnowltrust.org.uk).
David Fee has attended the BOT’s training course, ‘Barn Owl Ecology, Surveys and Signs’, and holds a Barn Owl Nest Inspection License from Natural England (licence number 20140038).
Other bird species A number of other birds are often associated with buildings. Species such as wren, house sparrow, swallow, house martin, swift, robin, jackdaw and blue tit may use suitable features for nesting, whilst buildings may be used for roosting at other times of year. It should be noted that it is an offence to disturb birds whilst nesting (N.B. the nesting season generally runs from the 1st March to the 31st July, but may extend into late August for some species that typically use buildings, e.g. swallows).
The building(s) are assessed both externally and internally for evidence of use by birds. Old nests may be evident, and droppings can often be found along wall tops and/or roof timbers. Cavities in walls and ceilings are also examined with use of a torch. During the nesting season young birds may be heard calling in the nest, and observation of potential nests sites over an extended period may be used to confirm breeding on site.
Mammals Presence of mammals in buildings is rare, though badgers have been found excavating holes into the floor of disused barns, and dormice may use dense vegetation around old buildings. The building(s) are examined for signs of mammal activity, and any vegetation that needs to be cleared around the building(s) is assessed for its likely value to dormice.
Other features of ecological interest Other features in and around the building(s) that might need to be addressed before building work commences include the presence of Japanese knotweed and other invasive species, as well as the potential for damage to hedgerows and watercourses. The site survey includes a search for these features.
EPS Ecology Ltd A report to Nigel Cant Planning November 2014 - 5 -
3.0 DESCRIPTION OF SITE The site lies along the western side of Station Road, Yeoford, at National Grid Ref. SX 782 985 (location shown in Fig.1 below).
Fig.1 – showing site location (circled) and site (approximate boundary in red)
The assessment included the former Village Hall building as well as the limited area of surrounding ground – this mainly comprising disturbed ground and small patches of rough grassland on the southern side of the site.
The Village Hall is now disused and in a poor state of repair. It is constructed of timber (including external timber cladding) and has a mineral fibre, tiled roof. A shallow roof void runs along the entire length of the building. This too was checked during the survey.
The site lies within an existing urban area characterised by houses, gardens and roads. A small orchard is found outside the western site boundary, the shared boundary being defined by a post and wire fence. To the immediate north another post and wire fence
EPS Ecology Ltd A report to Nigel Cant Planning November 2014 - 6 - marks the boundary between the survey site and a narrow access track to the orchard area (shown in photographs below).
P1 – view of southern side of building
P2 – view of northern side of building
EPS Ecology Ltd A report to Nigel Cant Planning November 2014 - 7 -
4.0 SURVEY FINDINGS AND PREDICTION OF IMPACTS 4.1 Bats Survey findings Internal surfaces in the building were carefully checked for signs of bats (bat droppings, carcasses, scratch/grease marks etc). No evidence of current or recent occupation of the interior of the barn was found at the time of survey.
There are no significant gaps in the exterior of the building, all of the ridge tiles are well seated with no gaps beneath and the wooden cladding remains tightly overlapping. The few external features that were deemed to be of potential value to bats were carefully inspected with the use of a ladder and torch/endoscope, and no evidence of bats was found at the time of survey – all inspected features proved to either be too shallow to be used by bats and/or were full of debris and cobwebs.
The internal inspection of the roof void found evidence of historic use by a small number of bats. Up to 30 very old droppings (estimated 5+ years) of a long-eared bat species (most likely Plecotus auritus) were found scattered beneath the ridge beam at the eastern end of the roof. No evidence of current or recent occupation was however found within the roof (i.e. no use within the last 2/3 years at least).
Prediction of impacts The evidence of former use of the roof void is of historic interest only. No offence such as damage/destruction of a roost and/or disturbance of a bat can be considered reasonably likely to arise when the existing building is demolished.
With the best practice mitigation provided in Section 5.1, no significant impacts on bats are predicted as a result of the development proposals.
4.2 Barn owls Survey findings No evidence of barn owls was found in the building.
Prediction of impacts No impacts on barn owls are predicted as a result of the development proposals.
4.3 Other bird species Survey findings No evidence of nesting by other bird species was found on site. The only tree within the site boundary is an ornamental cherry along the boundary with Station Road, but this is too small and the canopy too open in nature to be used by breeding birds.
Prediction of impacts No impacts on nesting birds are predicted as a result of the development proposals.
4.4 Mammals No evidence of mammal species was found on site during the survey.
EPS Ecology Ltd A report to Nigel Cant Planning November 2014 - 8 -
4.5 Other features of ecological interest No other features of ecological interest were noted on site at the time of survey. Land immediately surrounding the barn does not include any habitats or features likely to be of significant value to wildlife.
The privet and hawthorn hedge which forms the southern site boundary lies outside any proposed construction zone, and the loss of the limited vegetation on site (nettles along the post and wire fences as well as disturbed ground and small patches of rough grassland on the southern side of the building) will not adversely impact any specially protected species (such as dormice, common reptiles).
5.0 MITIGATION RECOMMENDATIONS AND FURTHER SURVEY WORK 5.1 Bats No evidence of current/recent use of the roof void by bats was found at the time of survey. There is no reasonable likelihood that redevelopment would result in either an offence (disturbance, killing, injury etc.) or lead to the loss of a bat roost.
No specific mitigation for bats is therefore required.
In relation to all building work the following standard recommendations should however be noted:
1) As a few bats may be found within some buildings at any time of year, all contractors should be made aware (in writing) that bats may be found in cracks and crevices within buildings. 2) Work such as re-pointing of brick mortar and sealing of cracks/crevices should only take place following an internal inspection with use of a torch (this immediately before the work commences). 3) If any bats are found during the course of site works, all work in the proximity of the bats to stop immediately. 4) Further advice to be sought - either from David Fee at EPS Ecology (07814 004741), or the National Bat Helpline (0845 1300 228). 5) Bats should not be handled (unless with gloves), and ideally be left in situ, gently covered until further advice is obtained.
5.2 Barn owls No evidence of use of the building by barn owls was found at the time of survey. There is no reasonable likelihood that the development proposals would result in either an offence (disturbance, damage/destruction of a nest etc.) or lead to the loss of a barn owl roost.
No specific mitigation for barn owls is therefore required.
5.3 Other bird species No evidence of use of the site by other bird species was found at the time of survey. There is no reasonable likelihood that the development proposals would result in either an offence (disturbance, damage/destruction of a nest etc.) or lead to the loss of a nesting site.
EPS Ecology Ltd A report to Nigel Cant Planning November 2014 - 9 -
No specific mitigation for other bird species is therefore required.
5.4 Further survey work This assessment is considered sufficient to,
1. clearly determine the potential impacts on biodiversity arising from the proposals and provide suitable mitigation (as required under the relevant legislative and planning context, including Section 41 of the NERC Act 2006, the WCA 1981, the Conservation Regs. 2010, ODPM Circular 06/2005 and the National Planning Policy Framework), and 2. reassure any ‘appropriate authority’ that the proposed mitigation will reduce these impacts to acceptable levels.
As such there is no requirement for further surveys of specific habitats, species groups or species prior to determination of any planning application.
There is no requirement for a full EcIA in relation to these proposals.
As a matter of best practice, should anyone be concerned about the possible presence of protected species on site in the future, please contact EPS Ecology immediately for further advice.
6.0 BIODIVERSITY GAIN ‘Biodiversity gain’ is a desired outcome of development, as recognised by UK Biodiversity Strategy and Planning Policy, including Section 74 of the Countryside and Rights of Way Act (CROW) 2000 and Section 40 of the NERC Act 2006. In practice this means that all developments should incorporate some practical measure to provide general benefits to local biodiversity.
For a development of this size the following measures should meet this biodiversity gain requirement:
• Placement of x2 ‘sparrow terraces’ on a suitable part of the exterior of the new building; exact model can be chosen to best blend in with the new building. • Placement of x1 Schwegler 1FQ bat box (or similar) on a suitable part of the exterior of the new building.
Adoption of these measures should be made a condition of any approved scheme.
N.B. Building use by protected species may change from one year to the next. Please note that the findings and recommendations contained in this report remain valid for a period of 12 months from the date of survey. If this report needs to be (re)submitted to the relevant local Planning Authority after this 12-month period, it is strongly recommended that a follow-up survey be undertaken.
EPS Ecology Ltd A report to Nigel Cant Planning November 2014