Planning, Taxi Licensing and Rights of Way Committee Report

Application No: P/2015/0266 Grid Ref: 325597.55 259775.26

Community Valid Date: Officer: Council: 17/03/2015 Holly-ann Hobbs

Applicant: Mr & Mrs S Miles, Riverside, Weythel, Old Radnor, , , LD8 2RR.

Location: Crown Inn, Walton, Presteigne, Powys, LD8 2PY.

Proposal: Full: Part demolition of public house (rear), erection of two new dwellings and conversion of public house to a dwelling, to include associated works with the formation of car parking and access

Application Application for Full Planning Permission Type:

The reason for Committee determination

Members are advised that the planning application was ‘called in’ by Councillor Michael Jones in his role as Local Member.

Site Location and Description

The proposed site of development is located within the settlement development boundary of Walton as defined by the Powys UDP. The application site is bounded by residential properties to the north and west. Located to the east is the A44 and to the south the C1335.

Consent is sought in full for the part demolition of the Crown Inn (rear extension) and conversion to a single dwelling, erection of two new dwellings (semi-detached) and associated access alterations.

The rear extension to be demolished measures approximately 14 metres in length (max) by 10.4 metres in width (max) and includes a lounge, kitchen, storage, toilet facilities and bedrooms associated with the former public house. The resulting dwelling house measures approximately 11.8 metres by 7.7 metres and will comprise of large kitchen/dining room and lounge on the ground floor together with 3 bedrooms and a bathroom at first floor level. External alterations are minimal and feature predominantly on the rear elevation (south west).

The proposed semi-detached dwellings measure approximately 11.7 metres by 10.8 metres, the ridge and eaves height measure 8.7 metres and 5.2 metres respectively. The proposed dwellings will have a brickwork/rendered finish together with a natural slate roof.

Consultee Response

Old Radnor Communtiy Council

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The Community Council supports this application. However, visibility must be maintained at the junction with the A44 as it is noted that a garden is to be created for House 1 that has a boundary with the A44. The Community Council request that a condition be placed so that trees, high hedges or high fences do not appear on the site boundary alongside the main road.

Highway Authority

Correspondence received 10th April 2015 -

The County Council as Highway Authority for the County Highway Class III, C1335

Wish the following recommendations/observations be applied

Recommendations/Observations

I have no objection to this proposal but require the turning space to be increased in depth to 6.0 metres in order to ensure adequate length is available for the manoeuvring of each parked car. The following conditions should also be included on any permission granted:-

HC6 Within 5 days from the commencement of the development clear visibility shall be maintained above a height of 0.26 metres above carriageway level over the full frontage of the developed site to the county class III road effective over a bandwidth of 2.4 metres measured from the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the area(s) of land so formed that would obstruct the visibility and the visibility shall be maintained free from obstruction thereafter.

HC7 Within 5 days from the commencement of the development the area of the access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material and 60mm of bituminous macadam binder course material for a distance of 5.5 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed.

HC8 Prior to the occupation of the dwellings, provision shall be made within the curtilage of the site for the parking of not less than 3 cars per dwelling excluding any garage space provided serving the site may both enter and leave the site in a forward gear. The parking areas shall be retained thereafter and the turning areas shall be maintained at all times free from obstruction.

HC21 Prior to the occupation of the dwellings the area of the access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 5.5 metres from the edge of the adjoining carriageway.

HC30 The centreline of any new or relocated hedge should be positioned not less than 1.0 metre to the rear of the visibility splay.

HC31 The area of each private drive and any turning area is to be metalled and surfaced in bituminous macadam, concrete or block paviours, prior to the occupation of that dwelling. HC32 No storm water drainage from the site shall be allowed to discharge onto the county highway.

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Reasons for Comments

To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road.

Correspondence received 6th May 2015 –

I refer to the amended plan showing the slightly enlarged turning area for the parking spaces and can confirm this is acceptable to the Highways Authority. I am happy that the conditions I recommended on my response of 9th April are appropriate for inclusion on any permission granted.

Building Control

Building Regulations Required.

Wales & West Utilities

With regards to your above request, this is not Wales & West Utilities area. This falls within National Grid’s area, contact details for them below:

Email: [email protected] Telephone: 0800 688588

Environmental Health

Due to a number of noise sensitive dwellings located near to the application site I suggest the following condition be attached:-

Demolition/Construction works shall not take place outside 08:00 hours to 18:00 hours Mondays to Fridays and 08:00 hours to 13:00 hours on Saturdays and at no time on Sundays and Bank or Public Holidays.

Reason: To protect the amenity of local residents from excessive noise, vibration and dust.

County Ecologist

Correspondence received 15th May 2015 –

A preliminary bat survey should be requested to identify bat roost potential and the potential impacts to any bats if bats are present, i.e. are the areas with bat roost potential in the areas proposed for demolition.

Natural Resources Wales

Correspondence received 9th April 2015 –

Regarding the above planning consultation, I note there is no ecological information included with the application.

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Due to the nature of the building proposed for demolition, looks as though a bat survey will be required. What are your thoughts on this?

NRW will be happy to comment further once additional ecological information has been received.

Please do not hesitate to contact me should you have any queries.

Correspondence received 28th August 2015 –

Thank you for consulting Natural Resources Wales (NRW) about the above, which was received on 11/08/2015

Natural Resources Wales brings together the work of the Countryside Council for Wales, Environment Agency Wales and Forestry Commission Wales, as well as some functions of Welsh Government. Our purpose is to ensure that the natural resources of Wales are sustainably maintained, used and enhanced, now and in the future.

NRW does not object to the proposal. In our opinion, as explained below, the proposal is not likely to adversely affect any of the interests listed.

Protected Species

Bats are protected under the Wildlife and Countryside act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 (as amended).

NRW is satisfied that the daylight inspection and emergence bat survey (Just Mammals Consultancy – August 2015) has been carried out to an acceptable standard. The report states that there was no evidence that the building was being used as a bat roost.

The recommendations proposed within Recommendations of the report should be adhered to so as to avoid adverse impacts on bats. The applicant should be advised that should bats be discovered at any stage during the works, all work should stop immediately and NRW contacted for further advice.

Care should be taken in the type and location of any external lighting within the new development, to ensure that the hedgerows and trees identified on the site are not illuminated. We advise that a light spillage scheme from the development should be agreed to the satisfaction of the local authority.

Natural Environment and Rural Communities (NERC) Act 2006

Please note that we have not considered possible effects on all species and habitats (including nesting birds) 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.

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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).

To conclude, in our opinion, the development as proposed in its current form is not likely to have an adverse effect on the interests listed above. NRW does not object to the proposal.

Please don’t hesitate to contact me if you require clarification on the above.

Clwyd Powys Archaeological Trust

Correspondence received 1st April 2015 –

Thank you for the consultation on this application.

The application plot lies within the large prehistoric enclosure recorded as PRN 4255 Walton Palisaded Enclosure, which has an internal diameter of circa 300 metres across and was bounded by a ring of large Oak posts. The nature of any internal activity inside this enclosure is unknown. The Inn and proposed new dwellings fall within the southern half of this enclosure.

In addition the development site lies just 90 metres south of the scheduled Roman forts and marching camps at Walton and associated activity may have spread into the development area. There are also numerous other archaeological sites of varying date recorded within 70 metres of the Inn.

Although much of the development area has been built on in the past the areas of new extension beyond the existing building footprint and for new parking and access may have an impact on previously unrecorded sub-surface archaeology related to the sites mentioned above. We would therefore recommend a watching brief as a condition of consent in this case and a suitable condition has been included below:

The developer shall ensure that a suitably qualified archaeological contractor is present during the undertaking of any ground works in the development area, so that an archaeological watching brief can be conducted. The archaeological watching brief will be undertaken to the standards laid down by the Institute for Archaeologists. The Local Planning Authority will be informed in writing, at least two weeks prior to the commencement of the development, of the name of the said archaeological contractor. A copy of the watching brief report shall be submitted to the Local Planning Authority and the Development Control Archaeologist, Clwyd-Powys Archaeological Trust, 41 Broad Street, , Powys, SY21 7RR tel: 01938 553670 within two months of the fieldwork being completed.

The conversion of the Inn and the demolition of the outbuildings at the back may result in the alteration or loss of 19th century traditional structures associated with the operation of the Inn and these should be recorded with a photographic survey using the condition supplied below:

Development shall not begin until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to, and approved by, the local planning authority. The resulting digital photographs should be

5 forwarded on a CD or DVD to the Local Planning Authority and the Development Control Archaeologist, Clwyd-Powys Archaeological Trust, 41Broad Street, Welshpool, Powys, SY21 7RR. tel: 01938 553670.

We have attached guidance notes for the applicant which should be forwarded to them.

Contaminated Land

There are no records of any potentially contaminating land-uses having been located on or within the vicinity of the proposed development site therefore, it is advised that there are no concerns or requirements in respect of land contamination.

Councillor Michael Jones (Local Member)

As local member I wish to call in the above application on the grounds, of the loss of a local facility and local interest.

Representations

The proposed development was advertised by site display and neighbour notification. At the time of writing this report, 6 letters of objection have been received by Development Management. The concerns expressed therein can be summarised as follows;

. Loss of a community facility; . Impact on local tourism; . Increase surface water and risk of flooding; . Foul water disposal – suitability of septic tank; . Potential site contamination from historic petrol tanks; . Overbearing impact on adjoining properties – loss of residential amenity.

Planning History

R551600 – Full: Erection of extension and alterations. Approved 23rd April 1999.

Principal Planning Policies

National Planning Policy

Planning Policy Wales (2014)

Technical Advice Note 11 – Noise (1997)

Welsh Office Circular 60/96 – Planning and the Historic Environment: Archaeology

Local Planning Policy

Powys Residential Design Guide (2004)

Powys Unitary Development Plan (2010)

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SP3 – Natural, Historic and Built Heritage SP5 – Housing Developments GP1 – Development Control GP3 – Design and Energy Conservation GP4 – Highway and Parking Requirements ENV2 – Safeguarding the Landscape ENV3 – Safeguarding Biodiversity and Natural Habitats ENV7 – Protected Species ENV17 – Ancient Monuments and Archaeological Sites ENV18 – Development Proposals Affecting Archaeological Sites HP4 - Settlement Development Boundaries and Capacities HP5 – Residential Developments HP14 – Sustainable Housing RP10 – Neighbourhood and Village Shops and Services CS2 – Protecting Existing and Community Facilities DC8 – Public Water Supply DC9 – Protection of Water Resources DC13 – Surface Water Drainage DC13 – Development on Unstable or Contaminated Land

RDG=Powys Residential Design Guide NAW=National Assembly for Wales TAN= Technical Advice Note UDP=Powys Unitary Development Plan, MIPPS=Ministerial Interim Planning Policy Statement

Officer Appraisal

Section 38 (6) of the Planning and Compulsory Purchase Act 2004

Members are advised to consider this application in accordance with Section 38 (6) of the Planning and Compulsory Purchase Act 2004, which requires that, if regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise

Principle of Development

The proposed development includes the conversion of a public house to a single dwelling house together with the erection of two new dwellings (semi-detached). Provision is made within the Powys UDP for the loss of a community facility providing that this can be justified whilst there is a presumption in favour of appropriate residential development within a settlement development boundary. On the basis of the above, the principle of the proposed development is considered to be fundamentally acceptable.

Loss of a Public House

UDP policy RP10 states that development proposals that would result in the loss of a neighbourhood shop, village shop or service will only be permitted where the local authority is satisfied that:

1. The premises have been for sale or vacant for a prolonged period and genuine attempts at marketing the existing use during that time have been unsuccessful.

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2. That other solutions to support the long term economic viability of the business have been adequately explored e.g. community ownership, diversification of uses.

In considering the proposed development, further reference is made to policy CS2 which states that the loss of premises through alternative development proposals used for community purposes including meeting halls and places of worship will be resisted unless it can be demonstrated that:

1. The premises are no longer appropriate or required for community use. 2. Alternative solutions to support the long term use of the facility for the community have been adequately explored. 3. Appropriate alternative provision exists or is available elsewhere in a location that is of satisfactory accessibility to the community affected.

The application is supported by a marketing statement prepared by McCartneys which confirms that the property was marketed with Sidney Phillips Estate Agents whilst adverts were also placed in appropriate public house magazines and on associated websites.

The information submitted confirms that marketing of The Crown Inn commenced in May 2011. It is understood that the property was subsequently withdrawn from the market in October 2011 following little interest despite the asking price being reduced. Marketing recommenced in February 2013, the asking price was further reduced (June 2013) and withdrawn from the market in March 2014. Evidence has also been provided confirming that the property went to Auction in May 2014 however no offers were made.

On the basis of the above, Development Management is satisfied that the existing business has been advertised for a prolonged period of time however the efforts made to date have been unsuccessful. It is therefore considered that the proposed development fulfils criterion 1 of UDP policy RP10.

The submission further considers alternative uses and community ownership, neither of which are considered to be viable in the long term and in any case, it is understood that no interest was shown locally.

Whilst limited information has been provided by the applicant, a review of local provision indicates that there are a number of public houses within reasonable proximity of the application building including The Harp Inn (Old Radnor, approx. 0.8 miles) and The Radnor Arms (, approx. 2.9 miles). It is further noted that there is alternative provision within the wider area (7 mile radius) with settlements such as Presteigne, and Llanfihangel Nant Melan accessible by various means of transport. Furthermore, Walton Village Hall is considered to provide a suitable venue for Community events whilst similar provision also available within the aforementioned neighbouring settlements. In light of the above, Development Management considers that alternative provision exists or is available in locations that can be accessed by the community affected – Walton.

It is acknowledged that significant concern has been expressed locally regarding the possible closure and change of use of the public house to a dwelling house. Representations received to date highlight the pubs reputation and previous success as a public house and also emphasises the value of the public house as a community asset. The Crown Inn’s reputation

8 is not disputed, however the principle material planning considerations concern the viability of the business and the continued requirement for such premises in the area.

It is noted from both the marketing appraisal submitted and representations received that the use of the building as a Public House ceased a number of years ago and whilst there has been interest in the property, no realistic offers have been received to date. Whilst accepting that the premises may succeed again in the right ownership, failure to secure a buyer in the first instance suggests that the premises is no longer a viable venture.

On the basis of the above and the information submitted to date, Development Management is satisfied that the proposed development is fundamentally in accordance with the listed planning policies. Notwithstanding the prolonged efforts of the existing owners to secure a new owner, the evidence submitted suggests that the public house is no longer viable and thus surplus to requirement as demonstrated by the marketing assessment. There is however considered to be alternative provision within the locality accessible by both local residents and tourists.

In light of the above, Development Management consider the change of use to be in accordance with policies RP10 and CS2 and therefore acceptable.

Character and Appearance

Policy GP1 of the Powys UDP policy HP5 (Residential Development) indicates that proposals for residential development will be permitted providing that the proposal is of a scale, form, character and appearance to reflect the overall character and appearance of the settlement and the sites surroundings.

In considering the proposed conversion, with the exception of the demolition of the rear extension, external alterations to the former public house are limited. As such, it is considered unlikely that the character and appearance of the building or surrounding area will be harmed.

Having visited the application site, it is noted that the village is characterised by a mixed style of dwelling houses including form, appearance, features and external finishes. It is noted that the application site is split across varying ground levels however it is understood that the ground levels will be altered so that the ridge height of the proposed dwellings will be consistent with the former public house and neighbouring property (The Riddlings).

On the basis of the above, it is considered that the proposed semi-detached dwellings will be of an appropriate scale, in keeping with the scale and proportions of adjoining properties. Proposed external materials include facing brick, render, quoin detailing together with a natural slate roof which further in keeping with the character and appearance of the wider settlement. In light of the above observations, it is considered unlikely that the provision of the proposed new dwellings will compromise the character and appearance of the existing settlement and wider area.

Notwithstanding the above, in order to ensure that the new development assimilates with the sites surroundings, it is recommended that appropriate conditions securing details of the existing and proposed ground levels together with samples of proposed materials. In light of the above observations and subject to the said conditions, Officers consider the proposed

9 development to be fundamentally in accordance with planning policy, particularly policies GP1, ENV2 and HP5 of the Powys Unitary Development Plan.

Impact on Residential Amenity

UDP policy GP1 seeks to safeguard the amenities enjoyed by occupants of neighbouring properties by reasons such as overlooking, overshadowing and privacy. Guidance within the Powys Residential Design Guide suggests that unless it can be demonstrated that privacy can be maintained through design, there should normally be a minimum separation of 20 metres between directly facing habitable room windows on rear elevations. Further guidance advises a minimum direct distance between habitable rooms on the main rear elevations (not extensions) and the rear boundary or flank wall of adjoining development should normally be 10 metres.

The proposed block plan indicates a separation distance of approximately 12.6 metres between the rear elevation of the proposed dwelling (unit 2) and adjoining property (The Steps). It is further noted that the proposed properties are not directly facing and their positions are staggered in relation to the adjoining property. Furthermore, there are no new windows proposed in the gable elevation of the former public house.

Therefore in light of the above and notwithstanding the concerns expressed by neighbouring residents, it is not considered that the proposed development will compromise the amenities enjoyed by occupants of neighbouring properties by reasons of overlooking or overbearing impact.

Whilst it is considered unlikely that the proposed development will adversely affect amenities for the reasons outlined above, given the noted proximity, it is considered that there is a potential for noise nuisance during the construction period. Following consultation, it is noted that the Environmental Health Officer suggested a suitable condition controlling the timings of onsite activities. Subject to the above, Officers consider that the amenity enjoyed by neighbouring occupants can be safeguarded.

On the basis of the above, it is considered that the proposed development is in accordance with planning policy, particularly policy GP1 of the Powys Unitary Development Plan.

Highway Safety and Movement

UDP policy GP4 requires adequate highway provision in terms of access, visibility, passing, turning and parking. Access to the application site is facilitated via an existing access off an unclassified highway which also serves a number of residential properties.

Following consultation, the Highway Authority has confirmed that they do not wish to object to the proposal subject to the imposition of standard highway conditions as detailed within the consultation response above. In light of the comments received, it is not considered that highway safety and movement will be adversely affected. The proposed development is therefore considered to be in compliance with UDP policy GP4.

Ecology and Biodiversity

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UDP policies ENV3 and ENV7 seek to maintain biodiversity and safeguard protected species and their habitats. The Council’s responsibility in respect of protected species is further highlighted within Technical Advice Note 5 and Planning Policy Wales.

Given the nature of the proposed development and element of demolition, Natural Resources Wales (NRW) requested the submission of an Ecological Survey. Members are advised that the requested survey has now been received by Development Management and confirms that no evidence of bat activity was recorded however the building would provide suitable access. In light of the noted observations, the Ecological report recommends a precautionary approach requiring work to cease and NRW to be contacted in the event that bats are found during demolition. Further provision is made for nesting birds and biodiversity enhancement.

Having reviewed the submitted survey, NRW has confirmed that the conclusions of the report are accepted however suggested that the recommendations detailed within the report are secured by condition. Subject to the imposition of the said conditions, it is not considered that protected species and their habitats will be adversely affected by the proposed development.

The proposed development is therefore considered to be in accordance with the listed planning policies, particularly UDP policies ENV3 and ENV7.

Third Party Representations

It is considered that the principle concerns highlighted within third party representations have been addressed within the relevant report sections above. Nevertheless, a number of issues remain outstanding and therefore are considered below;

. Contaminated Land

Concern has been expressed with regards to potential land contamination. Members will note that the Council’s Contaminative Land Officer has confirmed that there are no known risks at the site and therefore on this basis, it is not considered that the proposed development presents a risk to human health or the environment by reasons of contamination.

. Drainage – suitability of the septic tank

On the basis of the information supplied, it is understood that foul and surface water will be disposed of via the mains sewer and sustainable drainage system and not a septic tank. Welsh Water and the Land Drainage Authority have been consulted however at the time of writing this report, no comments have been received. Any further response received will be provided within the Committee update.

Recommendation

Having carefully considered the proposed development, Officers consider that the proposed development is fundamentally in accordance with planning policy. Whilst acknowledging that the loss of a public house can be a contentious matter, its retention must be based on a clear need for the facility. In this instance, Officers consider that sufficient information has been submitted to demonstrated that despite efforts to continue its use, it is now surplus to

11 requirements. Its conversion together with the proposed new dwellings will support housing provision within a rural area.

In light of the above and subject to the conditions detailed below, the recommendation is therefore one of approval. Conditions:

1. The development to which this permission relates shall be begun no later than the expiration of five years from the date of this permission.

2. The development shall be carried out strictly in accordance with the plans received 17th March 2015 stamped as approved.

3. Prior to the construction of the dwellings hereby approved samples of the materials to be used in the construction of the external surfaces of the dwellings shall be submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details.

4. Within 5 days from the commencement of the development clear visibility shall be maintained above a height of 0.26 metres above carriageway level over the full frontage of the developed site to the county class III road effective over a bandwidth of 2.4 metres measured from the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the area(s) of land so formed that would obstruct the visibility and the visibility shall be maintained free from obstruction for as long as the development hereby permitted remains in existence.

5. Within 5 days from the commencement of the development the area of the access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material and 60mm of bituminous macadam binder course material for a distance of 5.5 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed.

6. Prior to the occupation of the dwellings, provision shall be made within the curtilage of the site for the parking of not less than 3 cars per dwelling excluding any garage space provided serving the site may both enter and leave the site in a forward gear. The parking areas shall be retained for their designated use for as long as the development hereby permitted remains in existence.

7. Prior to the occupation of the dwellings the area of the access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 5.5 metres from the edge of the adjoining carriageway. This area will be maintained to this standard for as long as the development remains in existence.

8. The centreline of any new or relocated hedge should be positioned not less than 1.0 metre to the rear of the visibility splay.

9. The area of each private drive and any turning area is to be metalled and surfaced in bituminous macadam, concrete or block paviours, prior to the occupation of that dwelling and retained for as long as the development remains in existence.

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10. No storm water drainage from the site shall be allowed to discharge onto the county highway.

11. The developer shall ensure that a suitably qualified archaeological contractor is present during the undertaking of any ground works in the development area, so that an archaeological watching brief can be conducted. The archaeological watching brief will be undertaken to the standards laid down by the Institute for Archaeologists. The Local Planning Authority will be informed in writing, at least two weeks prior to the commencement of the development, of the name of the said archaeological contractor. A copy of the watching brief report shall be submitted to the Local Planning Authority and the Development Control Archaeologist.

12. Development shall not begin until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to, and approved by, the local planning authority. The resulting digital photographs should be forwarded on a CD or DVD to the Local Planning Authority and the Development Control Archaeologist.

13. The development hereby approved shall be undertaken strictly in accordance with Section 9 of the Ecological Survey prepared by Just Mammals, dated August 2015.

14. Prior to the commencement of development, a scaled plan detailing the proposed boundary treatments shall be submitted to and approved in writing by the Local Planning Authority. The boundary treatments shall thereafter be implemented prior to first occupation and retained as such in perpetuity.

Reasons:

1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2. To ensure adherence to the plans stamped as approved in the interests of clarity and a satisfactory development.

3. In the interests of the visual amenity of the area and to ensure the satisfactory appearance of the building in accordance with policies GP1 and GP3 of the Powys Unitary Development Plan (2010) and the Councils Residential Design Guide (2004).

4. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

5. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

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6. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

7. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

8. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

9. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

10. To ensure adequate space is provided on site for the safe access and egress of traffic onto the county road in accordance with policies GP1, GP4 and HP5 of the Powys Unitary Development Plan (2010), Technical Advice Note 18 – Transport (2007) and Planning Policy Wales (2014).

11. In order to ensure any archaeological remains are appropriately recorded in accordance with policies ENV17 and ENV18 of the Powys Unitary Development Plan (2010), Welsh Office Circular 60/96 and Planning Policy Wales (2014).

12. In order to ensure an appropriate record is made prior to development in accordance with policies ENV17 and ENV18 of the Powys Unitary Development Plan (2010), Welsh Office Circular 60/96 and Planning Policy Wales (2014).

13. In the interests of biodiversity and protected species. This is imposed in accordance with policies ENV3 and ENV7 of the Powys Unitary Development Plan (2010), Technical Advice Note 5 – Nature Conservation and Planning (2009) and Planning Policy Wales (2014).

14. In the interests of the character and appearance of the surrounding area in accordance with policies GP1, GP3 and ENV2 of the Powys Unitary Development Plan (2010).

Notes

This development will need separate prior approval under the Building Regulations before it may proceed - if you have not already done so please contact Building Regulations 01874 612290 ______Case Officer: Holly-ann Hobbs- Planning Officer Tel: 01597 827319 E-mail:[email protected] 14