R/05/145F Committee Date: 06/10/2020 Location: Hazel Brow Farm Visitor Centre, Ivy Cottage Road, Low Row

Yorkshire Dales National Park Authority

Application Code: R/05/145F Committee Date: 06/10/2020 Location: Hazel Brow Farm Visitor Centre, Ivy Cottage Road, Low Row

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FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE

YORKSHIRE DALES NATIONAL PARK AUTHORITY ITEM 5

Committee: PLANNING Date: 6 October 2020

Report: Update : Hazel Brow Farm Visitor Centre, Ivy Cottage Road, Low Row – full planning permission and relevant demolition in a conservation area for i) conversion of former joiners shop to 2 no. holiday lets; ii) demolition of agricultural building and part of retaining wall to southern edge; iii) construction of new retaining wall, path and dry stone wall; iv) re-design of visitor centre ground floor café and play barn with doors; v) installation of treatment plant for joiners shop and visitor centre (application ref. R/05/145F)

Purpose of the report

1. To provide details of an updated site location plan following Members’ decision to approve the application at the March Planning Committee.

Background

2. At the meeting of the Planning Committee held on March 10 th 2020, Members resolved to approve the application following amendments to remove the first floor extension that incorporated 5 hotel style rooms proposed to the visitor centre building which Members considered addressed previous concerns over highway safety. The application has since been awaiting the conclusion of the s.106 agreement.

3. The application proposes a footpath that provides access from the visitor centre to the main road at the village and vice versa. This allows visitors to the farm to access the facilities in the village such as the Punchbowl pub. It also allows those staying in holiday cottages within the village pedestrian access to the visitor centre.

4. The Visitor Centre has been in operation since the 1990s and during this time period visitors have been able to access the village on foot by walking through the field to the north of the visitor centre and then accessing the track that runs immediately adjacent to the north elevation of Oak Tree Barn and leads up the hillside to the former joiners shop. Oak Tree Barn is a converted dwelling that is owned by the applicant’s ex- husband and now rented out to a tenant. The applicant has sought to provide a new permanent route to avoid the need for visitors to walk so close to Oak Tree Barn. It is understood that the existing access is still in use by visitors to Hazel Brow House, a large holiday let owned by the applicants and those taking part in the alpaca walks that are run from Hazel Brow Visitor Centre at present.

5. During the course of the application, the current occupier of Oak Tree Barn moved in and was not aware of the application until immediately prior to the February Committee Meeting. Her comments which were written by a friend on her behalf were subsequently included in the late representations reported to Members. She reported concerns over highway safety, increases in noise and disturbance and the impact on her access and parking area. She had particular concerns over the proposed track and the impact on her amenity. An error in the plans has come to light as a result of this. The site location plan that was available to view for Members did not show the proposed track outlined in red. However it was shown on a separate plan which was also able for Members to view.

6. A benefit of this has been that the applicants have been made aware of the concerns of the neighbour and have sought to address these by relocating the path so that it is 20m away from Oak Tree Barn at its closest point. In amenity and privacy terms, this represents an improvement on what was previously proposed (8m). The new route would represent a significant improvement over the existing situation which is the use of the track immediately to the north of Oak Tree Barn. As such, taking into account that the path would be 20m away from the windows of the dwelling at Oak Tree Barn at its closest point, it is considered that the proposed path would not have a harmful effect on the privacy of the occupiers of Oak Tree Barn.

7. As the new path would be a maximum of 1m wide and consist of seeded gravel with timber shuttered steps at the steepest point, it is considered that the re-routing of the path would be unlikely to result in any harmful landscape impact and it would not conflict with any other material considerations.

8. The application is therefore brought back to Committee for consideration with an updated red line plan and an amended route of the proposed path.

RECOMMENDATION

9. It is recommended that planning permission is granted subject to a s106 legal agreement controlling the following: i) occupation of the joiners shop flats to holiday let/local occupancy; ii) operation of the visitor centre in accordance with a management plan; and conditions based on the following: 1. Standard time limit. 2. Accordance with approved plans. 3. No demolition. 4. No sandblasting. 5. Roofing slates to be retained. 6. Approval of/compliance with details: - pointing - retention of architectural features, windows and doors (including recess), rainwater goods, cills/lintels/jambs, flues and vents, hardlandscaping and boundaries, car parking area and access 7. Restriction on external lighting. 8. Biodiversity enhancements. 9. Opening times. 10. Protection of trees/compliance with tree survey/method statement. 11. Treatment of retaining wall. 12. Details of external materials – visitor centre. 13. Boundary treatments. 14. Restriction of width of path to 1m. 15. Removal of permitted development rights.

Paul Martinson Senior Planning Officer

Date: 21 st September 2020 Background documents: R/05/145F Schedule No:2

Application No: R/05/145F

District: Richmondshire

Parish: Melbecks

Applicant's Name: Miss R Calvert,

Grid Ref: SD98319803

Received by YDNP: 16/10/2019 Officer: Paul Martinson

PROPOSAL: full planning permission and relevant demolition in a conservation area for i) conversion of former joiners shop to 2 no. holiday lets; ii) demolition of agricultural building and part of retaining wall to southern edge; iii) construction of new retaining wall, path and dry stone wall; iv) re-design of visitor centre ground floor café and play barn with doors; v) installation of treatment plant for joiners shop and visitor centre

LOCATION: Hazel Brow Farm Visitor Centre, Ivy Cottage Road, Low Row

CONSULTEES Melbecks PC Initially objected to the application on the grounds of highway safety, parking and health and safety, however this objection was later withdrawn and no objections are now raised to the application. NYCC - Area 1 Objects to the application and recommends that Richmond Highway planning permission is refused. This is because the Depot existing accesses, by which vehicles associated with this proposal would leave and re-join the County Highway are unsatisfactory since the required visibility of 2.4 metres x 90 metres (based upon prevailing 30 Mph Speed Limit) cannot be achieved at the junctions with the County Highway and therefore, in the opinion of the Planning Authority, the intensification of use which would result from the proposed development is unacceptable in terms of highway safety. North Yorkshire No response received. Building Control Fire & Rescue Service No response received. CEHO Richmondshire No objections. DC Environment Agency - No response received. for All areas Harrogate Police Station Recommends that consideration be given to providing some form of secure cycle storage; this should ideally be within a secure structure with an appropriate number of cycle anchorage points available. R/05/145F 10 Mar 2020 Schedule No:2 Wildlife Conservation No objections subject to clarification and identification Officer of bat roosting area on plans. Trees & Woodlands There are three prominent trees on site which have all suffered due to historic excavation for the existing parking area. These consist of two Sycamores which have suffered greatly with considerable bare roots exposed, and a mature Horse Chestnut, which is in good physiological health, is very prominent, and of high visual amenity.

Following the provision of a tree survey and a method statement to ascertain the impact of the proposed parking area, the Tree Officer is satsified with the proposal. Area Ranger (Swaledale The proposed development does not affect the public & Arkengarthdale) right of way. Senior Listed Building The original building appears to have been of a single- Officer storey, or perhaps one-and-a-half storeys judging by the height of the former eaves level seen in the north and south elevations. The building may originally have been of an early/mid-C18 date, judging by the stone door surrounds and arch to the south elevation. This building was of unclear original function, although its unusual layout and speculative cartographic evidence (up to the mid-C19) might suggest that it may have once been used as a smithy. It appears that the ground- floor windows have been inserted, in imitation of those above, whilst the lean-to has been present against the south wall in the 1980s. PUBLIC RESPONSES

4 letters of objection have been received alongside 2 letters of support and 2 letters of comment. A summary of the objections and comments have been included below:

1) The existing access lane is in poor condition and is poorly maintained in terms of surfacing and drainage. 2) The junction of the access lane with the B6270 is poor and there have been a number of accidents recently. 3) There have been a significant increase in the number of cyclists on the road since the previous approval and these are particularly at risk from the access. 4) Vehicle movements will be increased and outside normal hours to detriment of neighbours. 5) The previous permission was for March - September - this is proposed to be year-round. 6) The proposal could lead to late night disturbance. 7) Question the figures for number of cars as they do not count multiple trips. 8) Cannot be considered to be 9am to 6pm as there would be people staying overnight. 9) Catering area much larger than previous approval. 11) Concern over impact on the operation of the farm business that also use the access to the visitor centre. 12) Concern with regard to light pollution.

R/05/145F 10 Mar 2020 Schedule No:2 13) Concern that visitors are likely to wander around neighbouring farm buildings unsupervised.

The comments in support of the application are summarised as follows:

1) The site brings employement to the locality. 2) There have never been any highway or traffic problems in the village from the centre. 3) The facility is important as an attraction for children. 4) The works would improve the appearance of the visitor centre site. RELEVANT PLANNING POLICIES L1(15) - Heritage assets L2(15) - Conversion of traditional building - acceptable uses L3(15) - Conversion of traditional buildings - building treatment W1(15) - Wildlife sites, species and networks W2(15) - Biodiversity enhancement W3(15) - Protecting trees, hedgerows and walls BE1(15) - Business development sites SP1(15) - Presumption in favour of Sustainable Development SP2(15) - National Park Purposes SP4(15) - Development Quality OFFICER OBSERVATIONS UPDATE: At the meeting of the Planning Committee held on February 11th 2020, Members resolved to defer the application as amended plans had been recently received which had potential to affect the number of vehicles using the existing access and as the recommendation of the Highway Authority was for refusal on the basis of the intensification of the existing access.

The application has been amended to remove the first floor extension that incorporated 5 hotel style rooms proposed to the visitor centre building. The applicant has now confirmed that the use of the visitor centre would continue to operate in accordance with the opening times required by conditions 4 and 5 of planning permission R/05/145B which restricted the opening times to between 9am and 6pm and limited operation to the months of March – September.

Whilst there would be a reconfiguration of the internal layout of the visitor centre at ground floor with this space becoming a multi-purpose café/reception/play area (it has operated as a café/reception/interpretation space previously), the alterations to the operational development proposed would be limited to the insertion of glazed doors into the ground floor, as previously proposed, to provide more light into the interior.

Given that there would be no extension of the building and no change of use, it is reasonable to assume that the number of vehicles using the sub-standard access to the visitor centre would be very similar to the level that could be expected through the existing permission.

R/05/145F 10 Mar 2020 Schedule No:2 The Highway Authority has been re-consulted on the proposals. At the time of writing this report, a formal recommendation from the Highway Authority has not been received. This response will be reported to the meeting along with any changes to the recommendation.

REASON FOR COMMITTEE CONSIDERATION In the opinion of the Head of Development Management it is in the best interests of the National Park Authority that the application is considered by the Committee.

Mr Stuart Parsons has requested that the Committee visits this site before making a decision for the following reason: "The site needs to be seen from all directions as it will have a significant impact on the views and countryside around the lower dale."

APPLICATION SITE The application site consists of 2 separate elements: Hazel Brow farm visitor centre which adjoins Hazel Brow Farm in Low Row and the old joiner’s shop, a traditional stone building located further north and adjacent to the B6270.

The visitor centre is a modern agricultural building that comprises a 2 storey dual pitched building with single storey lean to which currently houses a catering area. The building adjoins and forms part of the complex of modern farm buildings associated with Hazel Brow Farm which is in separate ownership.

The visitor centre site includes an area enclosed by a post and rail timber fence immediately to the west of the building with an access to the field to the north. The field is used by the visitor centre to graze a small herd of sheep that are kept in association with the business. The existing parking area serving the visitor centre is a rough surfaced area situated to the south of the field which slopes steeply up towards the main part of the village. The site is accessed by a steeply sloping road which has a junction with the B6270 and is tarmacked for the first 100m before becoming a twin tyre track for the last 100m where it meets the application site through a gated entrance shared with Hazel Brow Farm.

The old joiner’s shop is a traditional stone building approximately 150m north of the visitor centre within the main part of the village of Low Row. The building abuts the edge of the road with the ground floor being at a lower level and accessed from the land at the rear. The building sits between a detached bungalow (Hazel Garth), also at a lower level than the road, and a group of 3 trees on land to the west of the building. The building is accessed through this parcel of land from the B6270. The site is reasonably level and has retaining walls to the north with the road and with the field to the south, the gradient of which falls away from the site.

PROPOSAL The proposal is for the change of use, alteration and extension at first floor level to the existing visitor centre building to provide 5 hotel style ensuite bedrooms at first floor and extend the catering area to the full extent of the ground floor level to form a café. The proposal includes the conversion of the joiner’s shop to 2 no. holiday lets at first floor and ground floor.

The first floor extension would create 2 equal gables facing west that would project out 1.5m from the building forming a canopy supported by timber clad steel posts. This allows for the installation of glass balconies to serve the hotel rooms at first floor level. The external walls of the building would be clad with vertically boarded timber and the roof R/05/145F 10 Mar 2020 Schedule No:2 would be finished with profiled sheeting.

The existing car park would be extended into the field to the north by 10m to form an L shaped garden and play area wrapping around the buildings and bounded by a hedge and timber post and rail fence.

The joiner’s shop would be converted by demolishing a lean-to and other minor alterations form wheelchair accessible self catering accommodation. The boundary with Hazel Garth would be defined by a new 2.5m high stone wall with access to parking for the holiday lets, Hazel Garth, Oak Tree Barn, Hazel Brown House and the craft barn, a total of 11 spaces. Creating the new parking area would necessitate extending the existing retaining wall 2.5m further south to a point roughly level with the rear boundary of Hazel Garth.

A new private footpath would also be provided through the field to the south of the joiner’s shop, to link it with the café/hotel accommodation in the visitor centre.

It is proposed that courses and workshops based around traditional farming techniques such as butter making, spinning, and weaving, as well as yoga and photography, would be provided at the visitor centre. This would be available on a pre-booked basis for use by schools, groups or members of the public as well as visitors staying at the visitor centre and the joiner’s shop.

The applicant says that the café would only be available to visitors in connection with the pre-booked activities. The applicant also says that the use of the site as a visitor centre with a café would operate only between the hours of 9am to 6pm.

RELEVANT PLANNING HISTORY Temporary permission for 5 years was granted in 1995 (ref.R/05/145) for (i) change of use of land and buildings from agricultural use to mixed agricultural/public recreational uses (farm visits), including provision of car parking area; (ii) erection of extension to existing silage building/lambing shed for agricultural use and to provide toilet and catering area both in association with the public recreation use referred to in i) above; (iii) erection of extension to milking parlour to provide agricultural store.

A permanent permission was granted in 2003 (ref.R/05/145C) for continued use of land and buildings for mixed agricultural/public recreational uses (farm visits), introduction of grass gridding to footpath to facilitate wheelchair/pushchair access and erection of porch to west elevation of agricultural building.

Since the grant of a permanent permission the visitor centre operated between 1st March to 30th September up until 2014 when the centre was separated from the main farming activities at Hazel Brow Farm. The visitor centre was closed for 2 years during 2015 and 2016 and has since been used for school visits (7 in the last year) and pre-booking by members of the public.

An application for conversion of the joiner’s shop to provide craft barn and accessible accommodation; construction of an underground observation room with additional parking over; alterations to visitor café and play barn and extension to provide overnight accommodation; etc (ref. R/05/145E) was withdrawn on 10th June 2019. The application was recommended for refusal on the grounds of harm to the landscape, residential amenity and highway safety.

R/05/145F 10 Mar 2020 Schedule No:2 KEY ISSUES: -principle -residential amenity -impact on character and appearance – joiner’s shop -impact on character and appearance – former visitor centre -highway safety -trees -wildlife

BACKGROUND This application is a resubmission of an application (R/05/145E) withdrawn in June 2019. There are some key differences between the two applications. Firstly the underground nature observation room which was proposed below the parking area adjacent to the joiner’s shop has now been removed and the wall height of the retaining wall serving the parking area has been substantially reduced in order to address concerns over landscape harm. Secondly the proposal to convert the first floor of the joiner’s shop to a craft barn has also been abandoned and replaced with an additional holiday let. Rooflights have been removed from the joiner’s shop, and the balcony on the north elevation of the visitor centre has been removed. Finally, the doorway in the east elevation of the joiner’s shop would be permanently blocked and replaced with a window to address concerns over the privacy of the occupiers of Hazel Garth.

PRINCIPLE The Yorkshire Dales Local Plan (2015-30) aims to deliver sustainable development in the National Park context. Policy BE1 supports the expansion or redevelopment of existing business uses on sites in or adjacent to settlements. Hazel Brow is an existing business and what is proposed would represent both a redevelopment and an expansion of that business. The site is on the edge of the settlement of Low Row and the proposal would therefore also meet the locational aspect of this policy.

Policy L1 considers development affecting heritage assets. Traditional buildings may be designated as Listed Buildings or are considered to be ‘heritage assets’ despite not being designated. Proposals affecting undesignated heritage assets that are demonstrably of equivalent significance to designated heritage assets will be treated as though they were designated for the purposes of the policy.

Policy L2 is a strategic spatial planning policy. It allows traditional buildings to be changed to residential and employment uses in certain locations (in existing settlements, building groups, or suitable roadside locations).

Policy L3 considers the details of the conversion works. Proposals will not be allowed where they undermine the architectural and historic character of the traditional building and its landscape setting. The building must have the physical capacity to accommodate the new use without significant extension or alteration or requiring new ancillary buildings.

A proposal to convert a traditional building to a new use must satisfy the requirements of all three policies.

The joiner’s shop is a traditional building of some age and can be considered to be non- designated heritage asset on the edge of the Barns and Walls Conservation Area. The building derives its significance from its solid functional appearance being reflective of its former agricultural and industrial uses. However it is not of equivalent significance to a R/05/145F 10 Mar 2020 Schedule No:2 listed building. The building is on the roadside for the purposes of policy L2.

RESIDENTIAL AMENITY The joiner’s shop is adjacent to Hazel Garth and its eastern gable contains a doorway at first floor. The proposal replaces this with a window, which is an improvement on the previous proposal as it would no longer be possible for visitors accessing the joiner’s shop to walk across the garden of Hazel Garth to access the first floor. The new window (in the upper section of the former door) would only look across the highest part of the front garden of Hazel Garth which is already viewed from the highway. Given the orientation of the east elevation of the joiner’s shop perpendicular to the front elevation of Hazel Garth, it is considered that the proposal would not lead to the overlooking of any windows in Hazel Garth. Overall the conversion of the joiner’s shop to 2 holiday flats would not result in an adverse impact on the amenity of the occupiers of any neighbouring dwellings.

The proposed works to the visitor centre involve the provision of balconies to the west elevation. Whilst the balconies would allow visitors to sit outside during the summer months, the west elevation faces away from houses in Low Row and should be a sufficient distance from the closest properties to avoid undue disturbance.

The proposal includes the extension of the garden/play area which has potential to generate further noise, however the applicant has advised that this area would be locked and access prevented after 6pm. This measure would be included in a management plan, secured by a s.106 agreement.

CHARACTER AND APPEARANCE - JOINER’S SHOP The proposal would utilise all existing openings within the building, with the cart opening being fully glazed and the existing vertically boarded timber doors in either gable being retained.

The retention of the existing ground floor openings which have been installed relatively recently is regrettable as they detract from the character of the building. However the removal of the lean-to is a positive step. Overall it is considered that the building will retain its functional character.

The works to create the parking area are reasonably extensive and Policy L3 b) requires that the creation of any new curtilage, highway access, access roads and other associated storage and infrastructure are the minimum necessary and are sensitive to the traditional character and appearance of the building and do not adversely affect the immediate or wider landscape setting of the building. The proposal would extend the space available for parking to serve the various residences nearby and requires an extension of the retaining wall by around 2.5m.The height of the proposed wall has reduced significantly from the previous proposal (3.5m) and the applicant has now confirmed that this would not extend higher than 1.8m which would represent a significant improvement.

It is considered that the new retaining wall and parking area would overcome previous concerns in terms of the impact on the setting of the joiner’s shop. It is considered that the proposed works within the curtilage although reasonably extensive would fall within what could be considered to be the minimum necessary for this situation and would not be harmful to the setting of the building or the character or appearance of the Conservation Area.

R/05/145F 10 Mar 2020 Schedule No:2 CHARACTER AND APPEARANCE – VISITOR CENTRE Aside from the stone built section of the joiner’s shop, the entire application site lies within the Barns and Walls Conservation Area. Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on planning authorities insofar as “special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area” when it considers proposals for development in the conservation area.

The visitor centre at present has the appearance of a modern agricultural building. The proposals include a significant change to the appearance of the building through the addition of the canopy, associated glazing, symmetrical new dual-pitched roofs and balconies beneath. The resultant building would differ from traditional farm buildings and have less relevance to its setting however the site is not readily visible in public views, being screened by the existing farm buildings in views from the south and east and the existing buildings within Low Row itself in views from the west. Consequently the resulting building would not be significantly harmful to the character and appearance of the Conservation Area or the visual quality of the landscape.

The proposed extension to the garden/play area to the north is likely to be screened in views from the south by the 2 storey building that was formerly the visitor centre. It is also unlikely to be readily visible in views from the north and west due to the built form of Low Row however any views from this direction can be adequately mitigated by the provision of a drystone wall to define the boundary. The boundaries for this area are not particularly clear on the plans, however in the event of an approval this can be secured by a planning condition.

It is considered that the proposals would have a neutral impact on the character and appearance of the Conservation Area.

HIGHWAY SAFETY – VISITOR CENTRE The access to the visitor centre from the B6270 serves several residential properties as well as the existing Hazel Brow Visitor Centre and Hazel Brow Farm, a separate working farm. The junction with the main B6270 highway has extremely poor visibility to the east and west. The access is also angled such that larger vehicles may struggle to struggle to negotiate the sharp left turn when travelling from the east.

Beyond the junction, the access is narrow, winding and steeply sloping with few clear, if any, passing places. The first half of the access is hardsurfaced with tarmac before it becomes a twin tyre rough surfaced track. This track meets a gateway before continuing through a short section of field and then accessing the existing car parking serving the visitor centre.

The access was in more or less its current state when the application for the visitor centre was approved in 2003. This approval was subject to a restriction of opening times to between 1st March and 30th September, between 9am and 6pm on any of these days, and included a restriction over the use of the catering area: limiting this to the lean to part of the building and to serving tea and coffee to visitors to the farm only (not general public). The approval was also subject to a management plan governing the procedures for coach parties and requiring that coaches stop at the lane end with passengers then walking down to the visitor centre. There were 7 school visits in 2018 and it is understood that there were also a number of pre-booked visits by members of the public.

R/05/145F 10 Mar 2020 Schedule No:2 Whilst the café would contain around 32 covers as well as additional tables and chairs outside (based on the previous drawings), it is proposed that this would be only be accessible by visitors to the Hazel Brow site: either; those participating in courses/classes, visitors staying in the joiner’s shop accommodation, visitors staying at Hazel Brow House (a large holiday let used for group bookings) and visitors staying in the hotel style accommodation. The café would represent a significant increase over the approved catering area, both in terms of floor space and the facilities available. It would also be open, along with the hotel style rooms, on a year-round basis. It is also difficult to see how access to the café from casual visitors would be restricted.

The applicant has provided estimates of previous number of vehicle movements to and from the site as well as the anticipated number of cars following the implementation of the proposed development. On this basis the Highway Authority has advised that it is convinced the proposal would represent an intensification of the existing access when compared to the use of the access in recent years. The Highway Authority has advised that the figures provided in support of the application appear to show that the predicted traffic flows for the site will be more than any year since 2004. It therefore considers that this will bring about an increased flow of traffic when compared to the previously approved operation of the centre during the medium term past.

The Highway Authority has referred to an accident at this junction in 2014 which was during the years when the number of cars accessing the centre were low, according to the figures provided. This accident resulted in an injury to a person or persons involved and occurred when a car turning right from the access was hit by another vehicle approaching from the east. The Highway Authority also advises of a number of anecdotal ‘damage only’ accidents.

The access is located within the 30mph zone. Based on this maximum speed the visibility requirement at the junction with the B6270 would be 2.4m x 90m. Having carried out a site visit to inspect this, the Highway Engineer advises that there is no likelihood of the 30mph visibility splay being met. Furthermore the visibility to the east is likely to be in single figures rather than the 90m required. This is despite vegetation recently having been removed from neighbouring land adjacent to the access road which is outside the applicant’s ownership.

The Highway Authority recommends that the application is refused as the operation of the proposed uses from the former visitor centre would be likely to increase the use of the access and the likelihood of conflict between vehicles using the access and other road users. Given that the access suffers from both poor visibility at the junction with the B6270, a lack of passing places and is steeply sloping and narrow, and taking into account the evidence of previous accidents involving vehicles using the access, the proposal would be detrimental to highway safety.

HIGHWAY SAFETY – JOINER’S SHOP The access to the joiner’s shop is directly from the B6270 in the main part of the village. The access is positioned shortly to the west of a bend in the road, beyond which views to the east are screened by the joiner’s shop itself. Visibility to the west is slightly more favourable, although views are still likely to be partially obscured by Hazel Brow House to the immediate west.

It is proposed to utilise the existing access which is sub-standard and below the required R/05/145F 10 Mar 2020 Schedule No:2 visibility levels. The Highway Authority initially objected to the use of this access and requested that it be widened so that two cars could pass. However the widening of the access would impact on the tree roots of the adjacent horse chestnut and conflict with the method statement contained within the Tree Report.

The applicant provided additional information as to the existing use of the building by S&RJ Calvert farm business and Calvert and Jenkinson builders. The farm business and the builders store diesel within the lean to and this is accessed regularly. The area outside the building is already in use for parking by Hazel Garth and Oak Tree Barn as well as overflow parking for Hazel Brow House. The Highway Authority has therefore advised that the proposal would not result in an intensification of this access as a result of the proposal which would provide 2 spaces for the craft barn and 1 for the holiday let in addition to spaces that already exist.

It is considered that this aspect of the proposal would not be detrimental to highway safety for these reasons and would be comply with policy SP4 of the Local Plan.

TREES The Joiner’s shop site includes 3 mature trees that could potentially be affected by the proposed parking area.The trees consist of 2 sycamores which are growing in relative close proximity to the west elevation of the joiner’s shop building, and a larger horse chestnut which is growing closer to the access with the highway. The horse chestnut in particular contributes considerably to the visual amenity of this part of the Conservation Area and it is consequently important that all 3 trees are retained as part of the proposals. A Tree Survey and Method Statement have been provided demonstrating that, providing the construction methods contained within it are followed closely, the proposal would not adversely affect the health or condition of the trees. No objections have been raised by the Tree Officer.

ECOLOGY Bats are a Protected Species by virtue of the EU Habitats Directive and the Conservation of Habitats and Species Regulations 2017. Article 12 of the Habitats Directive requires member states to take requisite measures to establish a system of protection of certain animal species prohibiting the deterioration or destruction of breeding sites or resting places. Article 16 provides that if there is no satisfactory alternative and the development is not detrimental to the maintenance of the population of the species at a favourable conservation status in their natural range then members states may depart from the requirements of the Directive “in the interest of public health and public safety or for other imperative reasons of overriding public interest, including those of a social and economic nature and beneficial consequences of primary importance for the landscape.”

Under the requirements of the Conservation of Habitats and Species Regulations 2017 it is a criminal offence to kill, injure or disturb the nesting or breeding places of protected species unless it is carried out with the benefit of a licence from Natural England. Natural England will only grant such licences if they are satisfied that the requirements of Article 16 of the Directive are met. Regulation 9 of the Regulations also provides that every competent authority (including planning authority) in the exercise of their functions, shall have regard to the requirements of the Habitats Directive. The application has been supported by a bat survey which found that whilst the building was of low value to bats there was evidence of 2 roosting Brown Long Eared Bats. A licence will therefore be required from Natural England.

R/05/145F 10 Mar 2020 Schedule No:2 The conversion of the building is necessary to safeguard the future of a non-designated heritage asset and therefore there is no satisfactory alternative in line with the 2017 Regulations. It is in the public interest that planning permissions are capable of being implemented and the mitigation measures including timing restrictions and the provision of alternative roosts submitted as part of the application can be secured by a planning condition. Further clarity over the location of the proposed bat roost will need to be provided and this information has been requested by from the applicant and will be reported at the meeting. Subject to the condition and mitigation measures being adhered to, it is considered that the proposal would not be detrimental to the maintenance of the bat population in line with the Habitat Regulations 2017 and policy W1 of the Local Plan.

Policy W2 of the Local Plan requires all new development that would have an impact on biodiversity to provide an on - site contribution to wildlife enhancement. The applicant has advised that bat boxes will be installed on trees at the site and bird boxes will be installed on the retaining walls of the nature observation room. A condition of any planning approval could secure the proposed mitigation.

ANALYSIS OF MATERIAL CONSIDERATIONS The proposal would involve the redevelopment of an existing business and an expansion to other sites in the locality and would be likely to benefit the local economy whilst helping further the statutory purposes of the National Park. The principle of the redevelopment of the visitor centre and the conversion of the joiner’s shop to 2 holiday lets is supported by Local Plan policies.

The proposed development would have an acceptable impact on the character and appearance of the conservation area and the works to the joiner’s shop and its setting would help to conserve its traditional appearance. The proposal would not be harmful to the landscape character of the area and is unlikely to have an adverse impact on residential amenity, both in terms of the potential impact of noise and disturbance and overlooking. The Highway Authority advises that the proposal would result in an intensification of the existing access road. The access road is poor with a steep gradient and few clear passing places, and visibility at the junction with the B6270 has been proven to be severely inadequate. Whilst the obvious benefits of the redevelopment of the visitor centre are acknowledged, the intensification of the existing sub-standard access lane would result in an increased likelihood of an accident occurring to the detriment of highway safety.

Overall, whilst Local Plan policies are generally supportive of business proposals that generate local employment, this should not prejudice highway safety. The proposal would conflict with policy SP4 (g) of the Yorkshire Dales Local Plan (2015-2030) for this reason. RECOMMENDATION It is recommended that planning permission is refused based on the following reason:

In the opinion of the Local Planning Authority, the existing access, by which vehicles associated with this proposal would leave and re-join the highway is unsatisfactory since the required visibility of 2.4 metres x 90 metres (based upon the prevailing 30 Mph Speed Limit) cannot be achieved at the junction with the highway and as such the intensification of use which would result from the proposed development would harm highway safety and is contrary to policy SP4 of the Yorkshire Dales Local Plan (2015-2030).

R/05/145F 10 Mar 2020