Yorkshire Dales National Park Authority

Transcription

1 A A Huffa Bridge Cottage 2 1 Forge Garage B CR Yorkshire Dales National Park Authority Application Code: Committee Date: 11/07/2017 Location: Devonshire Arms, Bolton Abbey Holly Walk Seat CS Hambleton Beck Def FB Stone CS Tennis Court Club Huffa Bridge LB Tank Devonshire Arms Hotel Cattle Grid Shingle Tough Bank Deep Scar Close Seat Tough Bank Huffa Huffa Lane Huffa Lane Bolton Bridge TCB Tel Ex Devonshire Cottages Cricket Ground Pavilion B B GS Mile Stone BS Flat Bridge CS Mast (Telecommunication) Bridge End Red Lion FB Stone CS Club Cattle Grid Tennis Court Huffa Bridge Cottage Huffa Bridge LB Tank Devonshire Arms Hotel Huffa Lane Bolton Bridge TCB Tel Ex FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE Crown copyright and database rights 2017 Ordnance Survey Additional information: Yorkshire Dales National Park Authority

2 YORKSHIRE DALES NATIONAL PARK AUTHORITY Planning Committee 11 July 2017 Schedule No:1 Application No: District: Parish: Applicant's Name: Grid Ref: Craven Bolton Abbey The Trustees of the Chatsworth Settlement SE Received by YDNP: 11/05/2017 Officer: Katherine Wood PROPOSAL: LOCATION: full planning permission for erection of three new one and two storey accommodation blocks to provide 14 suites, alterations to the eastern elevation of the east wing, creation of a new lobby to access reception, improved terrace, new permanent bar area for the brasserie and associated landscaping Devonshire Arms, Bolton Abbey CONSULTEES Bolton Abbey PC Highways North Yorkshire Chief Technical Officer Fire & Rescue Service Environment Agency Yorkshire Water Services Ltd Flood Risk Management North Yorkshire County Council Craven District Council Planning Historic England Wildlife Conservation Bolton Abbey Parish Council objects to the proposed development - see body of report for full details. No objection subject to a condition recommending the parking spaces remain in situ for their intended use. No comments Water Supplies Water supplies should by meet the guidance prescribed in Approved Document B Volume 2 of The Building Regulations 2000 Access Access should be in accordance with the guidance prescribed in Approved Document B Volume 2 of The Building Regulations No objection. No objection subject to conditions relating to waste water disposal. No objection subject to a condition relating to sustainable drainage. None received. No objection - see the body of the report for further detail. The proposals to build the three new accommodation 11 Jul 2017 Page: 2

3 Officer blocks are unlikely to have any significant direct impact on biodiversity since this would affect hardstanding and amenity grassland of low conservation value (as the extended Phase 1 Habitat Survey attests). However, insufficient information has been provided in relation to the alterations to the eastern elevation of existing building. The bat scoping survey recommends that a fresh activity surveys and given that results from these have not been submitted, then, the Authority has insufficient information to determine there will not be an adverse impact on protected species. At the present time, therefore, the application would be contrary to Policy W1 of the Local Plan. Mitigation measures (e.g. timing works so as to avoid sensitive times of the year) can be taken into account in reaching a decision on whether a proposal is acceptable or not, but, at present, no mitigation strategy is being put forward. Trees & Woodlands In summary, the proposal includes the removal of 15 young to semi mature trees mainly clustered around the gas tanks located in the car park. All of the trees are in good health and condition, and contribute to the amenity of the surrounding area. Of the 15 trees proposed to be removed only trees nos 4, 16, 15, 21, 20, 17 and possibly 18 & 19 would need to be removed to facilitate the development. Other trees to be removed are to open up views from the new building. The proposal also shows the removal of two semi mature Lime trees (T1 & T2) which are in good health and condition, with good shape and form and a long safe useful life expectancy. The trees are of high amenity value in a prominent location. Again they fall outside of the building line, and should be retained. Whereas additional tree planting is welcomed to mitigate against the loss of trees, it is considered that a more sympathetic scheme could be produced that is bigger in scale, sits better in the landscape and helps to filter/ soften views of the new development. Visitor Services Manager The existing facility is a popular high end hotel and restaurant which is a destination in itself so these additional suites will be popular and will attract addition clients. This means in economic terms a potentially higher contribution to the local economy. You would expect that this might provide more local employment opportunities for staff working at the hotel and for suppliers. The infrastructure is already in place to manage the visitors to the hotel and the area and with sensitive screening the additional units should not be too visible from the busy Dales Way. There is concern that the proposed design might not complement the existing hotel however the changes 11 Jul 2017 Page: 3

4 CEHO Craven PUBLIC RESPONSES Schedule No:1 this would make to the existing 1980 s extension would in my opinion be an improvement. It is difficult to visualise from the elevations but the concern is that the blocks would not be in keeping with the traditional older part of the Devonshire Hotel. No known contaminated land implications regarding this proposed development. The Environmental Health team has recommended conditions relating to noise insulation and the use of clean topsoil. None to date. RELEVANT PLANNING POLICIES L1(15) - Heritage assets T5(15) - Indoor visitor facilities W1(15) - Wildlife sites, species and networks W2(15) - Biodiversity enhancement W3(15) - Protecting trees, hedgerows and walls BE1(15) - Business development sites CC1(15) - Renewable & low carbon energy SP1(15) - Presumption in favour of Sustainable Development SP2(15) - National Park Purposes SP4(15) - Development Quality OFFICER OBSERVATIONS 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. APPLICATION SITE The Devonshire Arms Country House Hotel is a Grade II listed building sited to the north of Bolton Bridge in Bolton Abbey. The hotel dates from the 17th Century with later additions and alterations. Most notably, in the mid to late 18th Century a large pedimented extension was constructed on the eastern side in a classical style, with an associated large stable block to the north. In the 19th Century the stable block range was altered and added to with refreshment rooms to cater for the increase in day trippers to Bolton Abbey. In the 1980s a 30 bedroom extension was constructed to the east of the hotel and a lean-to conservatory added to the 18th Century façade. The hotel is set within park land on the Bolton Abbey Estate in the Wharfedale valley. The hotel fronts the B6160 road through Bolton Abbey. To the east of the hotel the land is open with treed park land and grazing, running without enclosure to the River Wharfe. To the north and east public footpaths, including the riverside walk The Strand which also serves the Dales Way, connect the hotel grounds to and from Bolton Bridge and to Bolton 11 Jul 2017 Page: 4

5 Priory. To the south east is Bolton Abbey cricket pitch, the Grade II listed Bolton Bridge and the old Harrogate road. THE PROPOSAL This application seeks full planning permission for the erection of three new accommodation blocks to provide 14 hotel suites. The three buildings would be two-storey blocks positioned to the north-east of the existing hotel and partly within the northern car park. The design approach taken is modern, with flat roof blocks constructed from contrasting rough and ashlar stone work. A number of the hotel suites would be served by balconies facing east towards the valley. The proposal will result in the loss of 22 parking spaces and 15 trees within and around the car park. The proposal includes alterations to the 1980s wing including the insertion of double doors and Juliette balconies at first floor level to the eastern elevation (facing outwards towards the river). The application also includes a new entrance lobby to the existing hotel. The proposal also includes an extended external dining area to serve the brasserie and a new pedestrian footpath from the existing hotel to the suites. The existing link road and a helipad to the east of the hotel would be removed. RELEVANT PLANNING HISTORY Full planning permission (ref. YD/5/09/23A) was granted on the 30th June 1980, for the erection of a 30 bedroom hotel extension, 100 space car park and internal access road permission granted subject to conditions on the 30th June Both planning permission and listed building consent (ref.s YD/5/9/23G/LB and YD/5/9/23H) were granted on the 30th June 1989.for the erection of a conservatory. Full planning permission (ref. C/09/629C) was granted on the 30th April 2014 for the erection of an external timber bar and three fixed parasols to the rear of the existing brasserie. Full planning permission (ref. C/09/629D) was granted on the 15th May 2015 for the installation of a biomass plant and the creation of field access. Full planning permission (ref. C/09/629E) was refused on the 12th May 2016 for two detached accommodation blocks comprising 14 hotel suites on the grounds that the scale, position and design of the buildings would have a harmful impact on the setting of the Grade II listed hotel building and on the historic landscape of Bolton Abbey and the loss of trees. KEY ISSUES: - policy and legislation - impact on the historic environment - trees - impact on neighbours - highways - ecology - flood risk - parish council comments POLICY AND LEGISLATION The hotel is classed as an employment site and provides visitor accommodation. As such the proposal would be considered under policies BE1 and T5 of the Yorkshire Dales Local Plan ( ). Both policies are supportive of the expansion of businesses and visitor facilities recognising that they play an important part of the wider visitor experience and 11 Jul 2017 Page: 5

6 contribute to the local economy. Policy T4 requires such development to be as good as they can reasonably be within the proviso that they do not themselves prejudice the conservation of the National Park s Special Qualities or the enjoyment of those qualities by the public. Paragraph 28 of the National Planning Policy Framework (NPPF) promotes sustainable rural tourism and leisure developments that benefit businesses in rural areas. Policy L1 requires developments affecting designated heritage assets to conserve or enhance the asset s significance. Undesignated heritage assets that are demonstrably of equivalent significance to designated heritage assets will be determined against the same criteria as designated assets. Paragraph 132 of the NPPF states When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Paragraph 135 of the NPPF states The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. The Devonshire Arms Hotel is a Grade II listed building, listed in Section 66 of the Town & Country Planning (Listed Building & Conservation Areas) Act 1990 requires that the Local Planning Authority has special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. IMPACT ON THE HISTORIC ENVIRONMENT The two key historic assets to consider are the Grade II listed hotel and the wider historic landscape of Bolton Abbey. The two are intrinsically linked as the landscape forms the setting for the hotel and the hotel in turn contributes to the visual and cultural appeal of the surrounding landscape. Significance of the listed building within the historic landscape The Devonshire Arms Hotel is a Grade II listed building which has developed to its current form over several periods, from the original 17th road fronting building, the significant expansion in the 18th and 19th century and the later 20th century additions. Both the landscape setting to the east and the building s linear development when viewed from the west are of significance. The landscape setting of the hotel is highly important to understanding the historical development of the listed building, particularly the Georgian and Victorian development. The Georgian façade was deliberately designed to have a relationship with the wider landscape and links to other features within the landscape (even those not visible from the hotel including the Priory itself), with major landmark views from the footpath ( The Strand ) which was already in place when it was designed. There is a clear historical association with the surrounding landscape; the composition of the building group is that of an intimate building group with a domesticated country house focal point with views from the pathways and Scar Close Seat and there is a deliberate 11 Jul 2017 Page: 6

7 vista out from the hotel onto the gentle pastoral landscape with its rugged backdrop. Although this landscape view is somewhat impeded by 20th century structures, the Georgian elevation still remains a focal point, framed by mature trees. The linear roadside buildings to the north, the 18th century stable block and 19th century infill refreshment room, also form part of the significance of the site. They demonstrate the expansion of the hotel complex throughout the 18th and 19th century to cater for the expansion of visitors to Bolton Abbey at this time; particularly with the arrival of the railway through the opening of Bolton Abbey Station in 1888, making Bolton Abbey accessible to day trippers. The wider landscape of Bolton Abbey is a historic landscape of international significance. The appreciation of the landscape has evolved from the 18th century when the Picturesque and Romantic movements brought international recognition to the values of the landscape and the buildings within it. The hotel makes an important contribution to the aesthetics of the landscape as a focal point, but also reflects the increasing popularity of the landscape by visitors in the 18th and 19th centuries through to present day. Historic England has commented on this application including an assessment of the significance of the hotel within the historic landscape of Bolton Abbey. They have concluded that The setting, location and relationship of the hotel with the wider landscape makes a key contribution to the wider setting and significance of the Scheduled Bolton Priory and Grade I listed St Mary s Church, and also to that of Bolton Abbey village, with the culturally significant landscape which extends from Bolton Bridge to Barden Bridge and the high fells and hills beyond. It is therefore important that the setting of the building and the building s contribution to the wider landscape is not eroded further and new development sustains and where possible enhances the significance of the listed building in its wider landscape setting. Design The National Planning Policy Framework encourages development that responds to local character and history, and reflects the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation (paragraph 58). The buildings would be sited to the north of the complex reflecting the linear historical development of the hotel, where there is likely to be capacity to absorb a modest development without eroding the setting of the listed building or its contribution to the wider historic landscape. Pre-application advice recommended that such buildings need to respond to both the street scene to the west and the more open landscape to the east. The new buildings should be as simple as possible working in harmony with the heritage significance of the site. A modern yet understated approach was recommended, with the new buildings being clearly of their own time yet drawing on the existing buildings for inspiration and respecting the historic context, remaining deferential to the historic buildings in the wider historic landscape. The proposed buildings are instead a wholly modern approach which fail to achieve an understated and complementary building. The design would sharply contrast with the refined hierarchical design of the historic hotel buildings to the point that it would draw the eye from them and become the focus of the site. The form of the buildings and the lack of rhythm and hierarchy are significant differences which serve to illustrate that the building does not derive from a design approach that respects or takes inspiration from its context. 11 Jul 2017 Page: 7

8 It is also considered that the use of materials, in particular the use of ashlar stonework, (which could weather unevenly) is a further signifier of this approach. Although the large panels of glazing are recessed with balconies to the front, there is concern that such large glazed areas at first floor level would result in significant light emission out towards the valley. There is also likely to be a significant level of activity associated with the balconies and patio areas to the east of the suites. Although views of the Georgian façade and the Victorian refreshment rooms will remain visible with this proposal, when viewed from the east the historic hotel building will be dominated by the unfortunate 1980s block and the overtly modern and highly conspicuous proposed buildings in combination; leaving it severely diminished in stature and resulting in an incohesive building group. The removal of the group of semi-mature trees within and around the car park will further increase the prominence of the proposed buildings. The building would not respond to the street scene in any way, presenting what appears to be the rear. It is important that any building here has a street frontage with the grounds between designed to link the building with the approach into Bolton Abbey and the wider National Park. Instead, the landscaping to the west of the proposed buildings is very formal and linear effectively resulting in a visual and physical break between the access and the path to the building. It is also considered that this formal landscaping would be uncharacteristic of the typical planting and trees already surrounding and overhanging the site. The retention and widening of the access to form a service road, with no shared space would emphasise the separation and service status of the car park and access increasing the perception that this is the non-public rear of the buildings. The removal of the link road is welcomed as an improvement to the open grounds to the east of the hotel. However, the continuation of the formal planting along the outer edge of the new pedestrian link will effectively replace the incongruous link road with a smaller version. Furthermore, the proposal includes 28 feature lights to light up the new pathways. This would be a significant and unnecessary number of external lights required to navigate from the new buildings to the existing hotel. Together with the large expanses of glazing to the hotel suites, it is considered that there would be an unacceptable and unjustifiable level of light pollution, particularly harmful to the intrinsically dark landscape to the east. Other than the removal of the link road there is little in the way of enhancement to the hotel complex as a whole. The NPPF encourages opportunities for new development within the setting of heritage assets to enhance or better reveal their significance. It is considered that inadequate consideration has been given to opportunities to enhance the existing building. The hotel complex has been extensively developed in the 20th century, with unsympathetic extensions such as the 1980s wing and the dining room conservatory. It is important not to underestimate the importance of such wider enhancement to off-set further development at the site. Such enhancement could include improving and reopening landscape views of the historic buildings through the removal or better treatment of some modern additions. It is therefore considered that there would be a harmful impact on the setting of the listed building which makes an important contribution to the significance of the listed building, diminishing its contribution to the aesthetic and cultural appreciation of the wider historic landscape. Historic England has not objected to the current proposal and have found some merit in the design stating Historic England does not object to the application on heritage grounds. 11 Jul 2017 Page: 8

9 The proposed location is the least harmful of the possible sites around the existing hotel to the significance and setting of The Devonshire Arms and the wider Bolton Abbey landscape. The removal of the link road, heli-pad and temporary bar are welcomed and would enhance the setting of the heritage assets. The proposed buildings are interesting and bold and have the potential to sustain the significance of the site by their scale and rhythm and by their mixture of rugged and fine detailing. There needs to be careful attention to the materials used and also to the detailing, especially to ensure appropriate roof treatment, that the buildings will weather well over time and to ensure appropriate landscape treatment. Historic England also questions whether it is necessary to remove so many trees on the eastern side of the development, facing towards the historic landscape, as these would soften the visual impact of any new buildings in this location. (Historic England s comments can be viewed in full via Members extranet). Changes to 1980s wing The 1980s block has a negative impact on the setting of the listed building but the ivy clad finish and simple fenestration do at least ensure the building is fairly subdued in the landscape. Whilst alterations to this wing would not harm the appearance of the building itself, they may raise the prominence of the building in the wider landscape and within the setting of the historic buildings behind. Any alterations to the eastern elevation should therefore maintain the quiet subdued nature of the building. The proposal seeks to alter the first floor windows to introduce Juliette balconies. The applicant has confirmed that the ivy will be retained on the building. As such, it is considered that these alterations will not have a significant impact on the building or the wider setting of the listed building. However, it is noted that a new footpath is proposed to the east of the block which would be an unfortunate addition, further countering the benefits of removing the link road. TREES It is considered that the siting of new hotel buildings within the northern car park area would be generally acceptable. However, the loss of trees within and around the car park is considerable. Whilst the sacrifice of some trees to facilitate a better placed building may be acceptable the trees within and surrounding the car park make an important contribution to the surrounding landscape, not least in screening the car park from wide views. The proposal removes a significant group of trees to the north-eastern corner of the building, together with trees between the access and the site of the building; totalling 15 trees. Of the 15 trees proposed to be removed only 6-8 trees would need to be removed to facilitate the development with the remaining trees removed to open up views from the new building. However if these trees were to be retained they would provide a landscaped context for a new building from views looking across from the riverside and would help assimilate the building into the locality. The proposal also shows the removal of two semi mature Lime trees situated immediately adjacent to the entrance of the car park. Both of the trees are in good health and condition, with good shape and form and a long safe useful life expectancy. These trees are of high amenity value in a prominent location and will go some way to maintain the continuity of large tree cover in the area when the larger trees on the roadside eventually need to be removed. Again they fall outside of the building line. New tree planting proposed to mitigate the loss of these trees is unlikely to be sufficient to compensate. In any case the rectangular block of planting proposed to the east of the development is of an inadequate scale and would be of little benefit in helping to filter/soften views of the new development. It is therefore considered that the removal of all of these trees is not justified as many of 11 Jul 2017 Page: 9

10 them do not need to be removed to enable the siting of the building and there would be an adverse landscape impact through their removal, contrary to policy W3 of the Local Plan. IMPACT ON NEIGHBOURS There are residential properties to the south-west of the hotel (Devonshire Cottages). These are separated from the proposed development by the existing hotel buildings and the B6160, but are positioned directly across the highway from the vehicular access into the southern car park. The proposed expansion of the hotel with 14 additional suites would increase the number of customers and therefore the number of vehicles using this access. However, it is considered there is unlikely to be a significant overall increase in vehicle numbers immediately passing these cottages, given that the B6160 from the south is the main route taken by visitors to Bolton Abbey, a major visitor attraction, and is a main route into the National Park from the south-east. Given the number of vehicles passing Devonshire Cottages each day, it is unlikely that the increased vehicles movements resulting from this proposal would harm residential amenity. HIGHWAYS There are two existing car parks (north and south) with a total capacity of 127 parking spaces. The proposed development would result in the loss of 26 parking spaces, leaving 101 spaces available. The net addition of 14 hotel suites would increase the requirement for vehicular parking at the hotel, however, there is an oversupply of parking at present, albeit the parking caters for peak demand during weddings and functions. NYCC Highway Authority has confirmed that they have no objections to the proposal on the basis of 101 available parking spaces. FLOOD RISK The site lies partly within both Flood Zone 2 and Flood Zone 3, although the proposed buildings will outside of these flood risk areas. The applicant has prepared a flood risk assessment which concludes that the proposed accommodation blocks are situated in Flood Zone 1 and therefore satisfy the requirements of the Sequential Test. Given the relative low risk it is recommended that finished floor levels are set at a height above adjacent ground levels in order to satisfy Building Regulations. It is recommended that a Flood Plan is prepared/modified to take account of the removal of the loop road and the new accommodation block. Surface water runoff from the developed site will be sustainably managed and maintained in accordance with the SuDs hierarchy as set out in the NPPF. The Environment Agency has no objections to the proposed development. North Yorkshire County Council as the Lead Local Flood Authority has no objections to the proposal subject to a condition requiring the submission of a detailed design, management and maintenance plan of surface water drainage. ECOLOGY Bats are a Protected Species by virtue of the EU Habitats Directive and the Conservation of Habitats and Species Regulations Regulation 9 of the Regulations provide that the local planning authority in the exercise of their functions shall have regard to the requirement of the Habitats Directive. The application has been supported by a protected species survey, in the form of a scoping survey and a habitat survey. The proposals to build the three new accommodation blocks are unlikely to have any significant direct impact on biodiversity since this would affect hardstanding and amenity grassland of low conservation value. The bat scoping report submitted with the application reports that a roost of pipistrelle bats was recorded at the site in 2013 but there has been no activity 11 Jul 2017 Page: 10

11 survey since to establish whether this is still extant or not. The proposed changes to the east elevation involve the installation of new balconies which may not directly interfere with or disturb the roosting site, although the removal of vegetation growing on the walls might be expected to affect the roost. The bat report recommends that there should be fresh activity surveys however, no further survey work has been undertaken. As such, there is insufficient information to determine whether there will be an adverse impact on protected species. At the present time, therefore, the application would be contrary to policy W1 of the Local Plan which requires that all development proposals will be required to provide relevant information so that an informed decision can be made. Mitigation measures (e.g. timing works so as to avoid sensitive times of the year) can be taken into account in reaching a decision on whether a proposal is acceptable or not, however, no mitigation strategy has been put forward. PARISH COUNCIL COMMENTS Bolton Abbey Parish Council has objected to the proposed development and have stated The Council could see no merit in the modernist design of the proposed suites in this rural setting and neighbouring a 17th century Grade II listed building. While the Council had many reservations about the previous application it was viewed more favourably than this one. It has to be said that the application wasn't helped by the 3D rendering that made the site look like a Berber encampment in the Moroccan desert rather than a hotel in the Yorkshire Dales, fine for professionals confusing for lay councillors. The Council feel that if this application is approved it will make a mockery of the planning process and will encourage ever more outlandish and inappropriate proposals. The suites were variously described as Telly Tubby houses, sports ground hospitality units and utter rubbish. It was felt the ashlar panels would soon look dirty as they weather and the removal of the ivy from the 80's block will make it stand out like a sore thumb as it did when first built. It was hoped that the proposed footpath to the Tithe Barn would be casual rather than surfaced as there is already plenty of riverside access between Bolton Bridge and Bolton Abbey making this something of a red herring. From a practical rather than planning perspective, as with the previous proposal, the Council question who will want to stay in the suites in winter and have to walk up to 80 yards in the open in foul weather to go to dinner in their finery. The loss of 20% of the current parking was also questioned as it can be difficult now to find a space when there is a function in the hotel despite the claim to the contrary and there is only a vague suggestion as to where extra parking could be provided if required. While the Council appreciate the economic argument for expanding the hotel it can't be at the expense of the sites natural beauty, the very reason the guests are coming here in the first place. In over 20 years as clerk to Bolton Abbey Parish Council I don't think I have ever seen such an instantly negative reaction to a planning application as this one and can only confirm once more that there is no support from this Council for this proposal. ANALYSIS OF MATERIAL CONSIDERATIONS In principle the expansion of the hotel with additional accommodation for visitors is supported. It is recognised that the development would help the hotel business to diversify and expand adding to the existing employment opportunities of the National Park. The provision of diverse and high quality visitor accommodation will also support the recreational environment of Bolton Abbey and the wider National Park. However, such development should not itself prejudice the conservation of the National Park s Special Qualities, in this case, the expansion of the hotel should not harm the quality of the very environment which attracts visitors to the area. The planned landscape surrounding Bolton Abbey is unique in the National Park and is a heritage asset in its own 11 Jul 2017 Page: 11

12 RECOMMENDATION Recommendation is to REFUSE planning permission for the following reason/s: Schedule No:1 right of international importance. The Devonshire Arms Hotel is an important listed building within this landscape contributing to the understanding and appeal of the Bolton Abbey area. It is considered that the current proposal would have a significant and harmful impact on this sensitive setting and iconic landscape location, through the poor design of the buildings and associated works, which will result in an incoherent mix of buildings, detracting from the historic building complex. Bolton Abbey Parish Council has raised similar concerns. It is also considered that the harmful impacts of the proposed development are not justified by the benefits associated with the expansion of a visitor facility as there are alternative means of achieving a more understated and sympathetic approach to the design which would not result in harm to the historic environment. The proposed development also seeks to remove trees that are individually and collectively of high landscape value. The loss of all 15 trees is not necessary to facilitate a development of a similar scale to that currently proposed. The mitigation proposed to compensate for this loss is inadequate and would not justify their loss. There is evidence to suggest that the site has a high potential of supporting bat roosting sites, given the presence of bats roosts only four years ago. There is insufficient information to determine there will not be an adverse impact on bats. Furthermore, no mitigation has been proposed to protect bats should they be present. The Authority could not therefore discharge its duty to have regard to the requirements of the Habitats directive without further information as recommended by the applicants own ecologist. For these reasons it is considered that the proposed development would be contrary to policies SP1, SP2, SP4, BE1, L1, T5, W1, W2 and W3 of the Yorkshire Dales Local Plan ( ) and guidance contained within Section 12 of the National Planning Policy Framework. The proposed development would also be contrary to Section 66 of the Planning (Listed Buildings and Conservation Areas) Act In the opinion of the Local Planning Authority, the proposed development of hotel suites would be of a poor and unsustainable design that would have a harmful impact on the setting of the Grade II listed building and the wider landscape of high aesthetic and cultural importance. The contribution of the listed building to the wider historic landscape would be diminished and the buildings and associated works would introduce incongruous elements impinging upon important views through this landscape. The proposal fails to have special regard to the desirability of preserving the setting of the listed building and the public benefits of the development are insufficient to outweigh the harm identified, particularly given that there are likely to be alternatives that would lessen the impact. The proposal would therefore conflict with the requirements of policies SP1, SP2, SP4 and L1 of the Yorkshire Dales Local Plan ( ), the heritage requirements of the National Planning Policy Framework and the Statutory Purposes of National Parks including guidance set out in paragraph 115 of the National Planning Policy Framework. The proposed development would also be contrary to Section 66 of the Planning (Listed Buildings and Conservation Areas) Act In the opinion of the Local Planning Authority, the trees within and surrounding the site are of high amenity value, contributing significantly to the character and appearance of the 11 Jul 2017 Page: 12

13 surrounding landscape. The loss of trees to facilitate the development, particularly the loss of trees to facilitate views out from the development, is unjustified and would harm the character and appearance of the surrounding landscape and the setting of the Listed building, through the loss of these trees, contrary to policy W3 of the Yorkshire Dales Local Plan ( ) and the Statutory Purposes of National Parks as set out in policy SP2 of the Yorkshire Dales Local Plan ( ) and the guidance in paragraph 115 of the National Planning Policy Framework. 3. In the opinion of the Local Planning Authority insufficient information has been submitted with the application to demonstrate there is unlikely to be an adverse impact on bats. Furthermore, no mitigation has been proposed to protect bats should they found to be present. The Authority is therefore unable to determine whether there would be an adverse impact on a European protected species and on this basis cannot be satisfied that the requirements of policy W1 of the Yorkshire Dales Local Plan ( ) have been met. 11 Jul 2017 Page: 13