Download DC/2015/01236 Development DESCRIPTION: Conversion of

DC/2015/01236
DEVELOPMENT DESCRIPTION: CONVERSION OF GRANARY TO ANCILLARY
DOMESTIC ACCOMMODATION
ADDRESS: BERTH CRWYN, LLAN-PILL LANE LLANSOY
Case Officer: Kate Young
Registered: 11/12/15
1.0
APPLICATION DETAILS
1.1
In 2002 planning permission was granted for the conversion of this set of farm
buildings into residential use. As part of that scheme part of the granary was to be used for
garaging and storage. The current scheme seeks the conversion of the granary, with a lean too
extension at the rear, into two bedroomed, ancillary accommodation. A bat survey has
revealed the presence of bat using the granary as a summer roost and therefore a bat roost
building including a “hot box” is attached to the side of the building in the form of a lean to
extension. In 2013 a planning application was received for the conversion of the granary into
residential accommodation this included a free standing bat loft constructed of stone work
and timber cladding this was considered unacceptable and subsequently withdrawn.
2.0
RELEVANT PLANNING HISTORY
DC/2013/00374 Conversion of Granary to Residential use. Withdrawn
DC/2014/00119 Renovation and extension to farm house Approved
3.0
LOCAL DEVELOPMENT PLAN POLICIES
Strategic Policies
S13
S17
Landscape, Green Infrastructure and the natural environment
Place making and design
Development Management Policies
EP1 Amenity and Environmental Protection
H6
Extensions to Rural Dwellings
DES1 General Design Considerations
H4
Conversion, Rehabilitation of Buildings in the open Countryside to
Residential Use
LC5
Protection and Enhancement of Landscape Character
NE1
Nature Conservation and Development
4.0
REPRESENTATIONS
Consultation Responses
Community Council – Approve
GGAT – No objection but recommend a condition ensuring that a photographic record
is made.
NRW (18/11/15)
Natural Resources Wales (NRW) objects to the development, as submitted,
because there is a lack of information in relation to Bats, a European
Protected Species. Specifically the applicant has not demonstrated the
proposal will have sufficient mitigation measures for bats.
Reasons
We have reviewed the “Berth Grwyn Bat Survey Report” prepared by IES Consulting and
dated August 2014. We note from the report that the surveys showed that the barn is used
by small numbers of common pipistrelles, lesser horseshoe bats and Myotids. The report
suggests that the building is used as a night roost, but the surveys undertaken (i.e. dusk
and dawn) would be unlikely to show the true extent of this use.
Notwithstanding this, we note the report has included some bat mitigation measures,
however, we advise further information (and clarity) is sought from the applicant, prior
to determination of this application, in order to assess the proposal. The survey report
includes only brief statements to bat mitigation, such as a hot box and a light sampling
area, however, these are not indicated on any of the submitted plans. In contrast we
note other plans have been included in the survey report that show a dedicated bat
house. There is as a result a lack of clarity as to what is being provided.
NRW 21/12/15
Further to our response letter dated 18 November 2015 in which we objected to the
above proposal due to lack of information in relation to Bats, a European Protected
Species, additional information has been received. Having considered this additional
information Natural Resources Wales removes its objection subject to conditions being
attached to any consent your Authority is minded to grant. There is now sufficient
information to determine no likely detriment to the maintenance of favourable
conservation status of the bat species present on site, provided subject to conditions
being imposed. There is a need for a European Protected Species licence application.
MCC Biodiversity
Based on the current objective survey and assessment available, we have enough ecological
The granary building proposed for development was identified as a roost for three different
species. Myotid sp, Lesser Horseshoe and Common pipistrelle. The numbers recorded for
each species in both surveys were low <5. Appropriate mitigation will need to be provided.
An updated report and mitigation drawings were received on the 3rd of December 2015
following an objection from NRW.
This update has been approved by NRW and their objection removed they consider that
providing the mitigation measures shown in the drawings (and modified as requested) are
implemented then the proposals will not be a detriment to the maintenance of the
favourable conservation status of bats present.
The development will need to be subject to a licence from Natural Resources Wales before
work can commence at the site. As a licence is required, the Local Planning Authority will
need to consider the ‘Three Tests’ for EPS. Please see our internal guidance note for
information.
An updated report and mitigation drawings were received on the 3rd of December 2015
following an objection from NRW. This update has been approved by NRW and their
objection removed they consider that providing the mitigation measures shown in the
drawings (and modified as requested) are implemented then the proposals will not be a
detriment to the maintenance of the favourable conservation status of bats present. The
development will need to be subject to a licence from Natural Resources Wales before work
can commence at the site. As a licence is required, the Local Planning Authority will need to
consider the ‘Three Tests’ for EPS.
Neighbour Consultation Responses
None
5.0
EVALUATION
5.1
Principle of Development
This application seeks the conversion of a stone building within the residential
curtilage of the property, into ancillary residential accommodation. There are no
specific policies in the LDP relating to ancillary accommodation therefore it can be
considered against Policy H6 Extensions to Rural Dwellings and Policy H4 the
conversion of buildings in the open countryside to residential use. Policy H6 states
that to protect the character of the countryside extensions to dwellings outside village
boundaries should be modest and respect the appearance of the existing dwelling. In
this case the application is seeking a small lean-to extension which does respect the
character of the stone granary and the main converted dwelling. The principle of
converting this building to ancillary accommodation is acceptable on general policy
grounds.
5.2
Compliance with Policy H4
The proposal involves very little alteration to the existing building. The existing stone
structure will be used and the roof replaced with a slate roof which is considered
acceptable in this rural location. A small lean-to will be provided at the rear and a
lean-to bat house will be provided to the side. The existing window and door openings
will be utilised although some additional windows and roof lights will be added.
Generally the overall character of the original building will be maintained. The
building is within a group of buildings already converted to residential use and is not
visually prominent within the wider landscape. The general form, bulk and general
design of the proposal does respect the rural character and design of the building, the
existing building is structurally sound. The annex would not have a separate
residential curtilage and a condition will be imposed ensuring that the annex is not
used as a separate residential dwelling due to limited privacy and lack of private
amenity space. The proposal does accord with the objectives of Policy H4 of the LDP
5.3
Visual Impact
The granary is within an existing group of farm buildings which have already been
converted into residential use. The two lean-to extensions proposed by this application
both face out from the courtyard however they are small and in keeping with the rural
appearance of the building. They will not be visually prominent with the wider
landscape. An extensive area of hardstanding already exists on site which provides car
parking. The conversion of this building would have very little impact on the landscape
character of the area as the building already exists, is within a group of buildings and
very few physical alterations are being made, The application does accord with Policy
LC5 and DES1 of the LDP
5.4
Residential Amenity
The holiday lets will be run in from the existing buildings on site. There is a courtyard
between the proposed holiday let and the main dwelling. There are no other residential
properties close enough to be affected by this proposal
5.5
Biodiversity
The granary building proposed for development was identified as a roost for three different
species. Myotid sp, Lesser Horseshoe and Common pipistrelle bats. The numbers recorded
for each species in both surveys were low. The applicants are proposing mitigation in the
form of a lean-to bat building complete with “hot Box” Both NRW and MCC ecologists are
satisfied that such mitigation is sufficient and that the proposals will not be a detriment to
the maintenance of the favourable conservation status of bats present. A bat licence will be
required from NRW before work can start on site the Local Planning Authority will need to
consider the ‘Three Tests’ for EPS.
6.0
RECOMMENDATION: Approve
Conditions:
1. Standard 5 year
2. The development shall be carried out in accordance with the approved plans
3. The scheme being implemented in accordance with the mitigation measures/
recommendations described/ illustrated in the above report and drawings,
secured through planning conditions and/ or a Section 106 agreement;
4. A copy of the licence issued by Natural Resources Wales pursuant to Regulation 53 of
The Conservation of Habitats and Species Regulations 2010 authorizing the specified
activity / development to go ahead; or
b) a statement in writing from the scheme ecologist to confirm that the specified activity
/ development will not require a licence based on legislative and ecological justification.
Reason: To safeguard species of conservation concern in accordance with the Conservation
of Habitats and Species Regulations 2010.
5. The development shall be carried out in accordance with the recommendations of
section 4.0 (Evaluation and Recommendations) and Appendix A of the document titled
‘Bat Survey Report, Berth Grwyn’, reviewed November 2015 produced by IES Consulting.
REASON - To safeguard species protected under the Conservation of Habitats and Species
Regulations 2010 (as amended) and the Wildlife and Countryside Act 1981 (as amended).
6. No development shall take place including any demolition, ground works, site clearance
until a protected species (bats) method statement for works has been submitted to and
approved in writing by the local planning authority. The content of the method statement
shall include, as a minimum the:
a) purpose and objectives for the proposed works;
b) timetable for implementation, demonstrating that works are aligned with the proposed
phasing of construction;
c) measures to avoid killing and injuring bats during works
d) persons responsible for implementing the works;
e) initial aftercare and long-term maintenance (where relevant);
Reason - To safeguard species protected under the Conservation of Habitats and Species
Regulations 2010 (as amended) and the Wildlife and Countryside Act 1981 (as amended).
7. Notwithstanding the Town & Country Planning (General Permitted Development) Order
1995 (or any Order revoking or re-enacting that Order with or without modification) no
lighting or lighting fixtures shall be installed on the building or in the curtilage until an
appropriate lighting plan which includes lighting type and specification, protecting
roosting and foraging/commuting habitat for bats has been agreed in writing with the
LPA.
Reason: To safeguard roosting and / or foraging / commuting habitat of Species of
Conservation Concern in accordance with LDP policies NE1 and EP3.
8. The building shall be used for ancillary accommodation
residential dwelling.
9. A photographic record.
only and not as a separate