ITEM NUMBER: APPLICATION NUMBER: 16/13124/FUL APPLICANTS NAME(S): Mr And Mrs Jackson SITE ADDRESS: The Lodge Glangrwyney Court Glangrwyney Crickhowell Powys NP8 1ES GRID REF: E: 324429 N:216352 COMMUNITY: Vale Of Grwyney DATE VALIDATED: 1 February 2016 DECISION DUE DATE: 28 March 2016 CASE OFFICER: Mrs Kate Edwards PROPOSAL Proposed 2 storey extension ADDRESS The Lodge, Glangrwyney Court, Glangrwyney RELEVANT POLICIES : “” () PLANNING HISTORY App Ref Description Decision Date 16/13120/LBC Construction of 2 storey Pending Decision extension and conservatory OFFICER’S REPORT 3 Planning Policy Wales (Edition 8: January 2016) Technical Advice Note 5: Nature Conservation and Planning (September 2009) Technical Advice Note 12: Design (July 2014) Local Development Plan (December 2013 - 2022) Policy 1 Appropriate Development in the National Park SP3 Environmental Protection - Strategic Policy Policy 6 Biodiversity and Development Policy 7 Protected and Important Wild Species Policy 15 Listed Buildings Policy 27 House Extensions and Ancillary Buildings Introduction This planning application is brought before the Planning, Access and Rights of Way Committee as the extensions to the dwelling represent a volume increase greater than 30% of the volume of the original dwelling and officers are recommending planning permission is granted. Site Description The Lodge is a Grade II Listed Building and located at the entrance to Glangrwyne Court and is located within a Grade II Registered Park and Garden. The Lodge was added to the estate by 1888 and replaced an earlier lodge that is shown on the 1839 Tithe map. The distinguishing features of The Lodge are its square plan and symmetrical front elevation with the central door, 12 pane sash windows to each side, and the triple sash windows centrally placed to the upper storey. The hipped roof and central chimney stack also complement this symmetrical arrangement. Proposed Development Planning permission is sought for the erection of a two storey side extension to be constructed against the north-western elevation. Recently a lean-to conservatory has been erected at rear of the property (north-eastern elevation). The conservatory does not require the benefit of planning permission. The proposed two storey extension measures some 5.0 m deep, 4.7 m deep, 5.0 m to eaves level and 6.1 m to ridge height. The design will replicate the hipped roof of the Lodge, the fenestration and detailing on the external surfaces. The external materials are render, wooden windows and doors and slate roof. Principle of Development and Impact on the Listed Building CYD LP1 Enabling Appropriate Development in the Countryside requires that extensions to dwellings in the countryside should not result in an overall increase in the volume from that of the original dwelling by more than 30%. The combined volume of the existing conservatory and the proposed two storey extension represent a volume increase of 49%. In respect of visual impact Policy 1 Appropriate Development in the National Park criteria i requires that the scale, form, design, layout, density, intensity of use and use of materials will be appropriate to the surroundings and will maintain or enhance the quality and character of the Park's Natural Beauty, wildlife, cultural heritage and built environment; Policy 15 Listed Buildings states that proposals for planning permission which impact on a listed building … will only be supported where it can be shown that there will be no significant harm to the special historic or architectural character and setting of the building or historic features. 1.Conversion / Alteration / Extension / Change of Use of a listed building The conversion, alteration, extension or change of use of a listed building will only be permitted where the following criteria are satisfied: a) The proposal conserves the contribution made by the building to the character of the National Park. b) The materials and finishes used in the building works are compatible in all respects with those of the existing structure. c) The proposal conforms with all other relevant policies of this plan and national guidance d) The development would not have a detrimental effect on the setting of a listed building or a building of local importance Policy 27 House Extensions and Ancillary Buildings criterion a) requires that the proposal is appropriate to the scale and design and setting of the original dwelling; The key consideration with regard to the current application is the impact of the proposed alterations upon the character and setting of the listed building. As the development effects a building in a Registered Park and Garden Cadw have been consulted. Cadw's response included reference to a lack of justification for the development and a query regarding the historic value of a wall to be removed. The Design and Access Statement was sent to Cadw and no further comments have been received. Officers can confirm that the wall to be demolished is not attached to the Listed Building. The wall appears modern in character, appearance and construction and cannot be seen on recent aerial photographs of the site. The comments of the National Park Building Conservation Officer are provided above and recommends a number of conditions are imposed. The comments regarding the internal works are not relevant to the planning application, only the Listed Building Application. However, revised plans have been submitted and the Buildings Conservation Officer is now satisfied that the works will not interfere with the underside of the staircase. Given the comments it is considered that adequate justification is contained in the Design and Access Statement and the design and siting of the proposed extension preserves the character and appearance of the Listed Building and its setting. Impact on the Registered Park and Garden The comments of Cadw are provided above. In summary Cadw consider that the development there would not cause any detriment to the Registered Park and Garden. It is considered that the development would not result in a detrimental impact on the Registered Park and Garden. Neighbour Amenity Planning Policy Wales (Edition 7: July 2014) aims to ensure that any proposed development does not have an unacceptable impact on the amenity of the area, adjacent properties or the general public. Due to the location of the dwelling there are no issues regarding overlooking or overbearing in respect to any occupiers of the mobile home or the nearby residential dwelling. It is considered the proposals meet the requirements of Planning Policy Wales (Edition 8: January 2016). Highway Safety Policy 27 House Extensions and Ancillary Buildings requires that there is no loss of on-site parking and adequate parking can be provided on site. Policy 59 Impacts of Traffic requires that the development does not represent a detriment to highway safety. No objections have been received from the Welsh Government Transport Directorate. Parking will be unaffected by the proposed development. It is considered that the proposed development meets with the requirements of the above policies. Protected Species Planning Policy Wales (Edition 8: January 2016), Technical Advice Note 5: Nature Conservation and Planning (September 2009) and Policy 7 Protected and Important Wild Species require that the disturbance of the species and habitats will be kept to a minimum. The comments of the National Park Ecologist are provided above. Initial observations of the National Park Ecologist were that the submitted ecological reports required clarification and additional information. Additional information has been submitted and the National Park Ecologist is now satisfied and recommends a number of conditions. Natural Resources Wales is also satisfied and recommends conditions be imposed. It is considered that the development would not result in a detrimental impact on a European Protected Species. Conclusion Officers consider that, on balance, the proposed development meets with the requirements of the above policies and recommend that planning permission is granted. RECOMMENDATION: Permit Conditions and/or Reasons: 1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2 The development shall be carried out in all respects strictly in accordance with the approved plans [drawing nos. NP1v1, NP2v1, NP4v1, NP5v1 and NP6v1 received 20/01/16, NP7v2 received 29/02/16]. 3 The slate roof covering for the two storey extension is to match in size, colour and texture the slate used on the main roof. 4 The rainwater goods are to be metal and match the colour and profile of the rainwater goods on the main building. 5 The render finish and colour used on the external surfaces of the extension is to match that used on the main roof. 6 Prior to commencement of the development or any demolition works, the Local Planning Authority shall be provided with a copy of the license for bats that has been issued by Natural Resources Wales pursuant to Regulation 53 of the Conservation of Habitats and Species Regulations 2010 (as amended) authorising the specified development to go ahead or written confirmation from Natural Resources Wales that such a license is not required. 7 Prior to commencement of development works, a copy of the method statement for the EPS license application shall be submitted to and approved in writing by the Local Planning Authority. The Method Statement should include the recommendations in the Bats: Methodology-Mitigation Strategy by Rob Colley Associates dated October 2015 and provision for post-development monitoring. The approved biodiversity mitigation and enhancement measures shall be undertaken and/or installed prior to first use of the development. Following the installation of the approved mitigation and enhancement measures, a report confirming their adequate installation shall be submitted to the Local Planning Authority. 8 The results of the bat monitoring survey(s) shall be submitted to the Local Planning Authority within 2 months of their being undertaken.