Construction of First floor extension to provide 2 bedrooms and shower room.

1. The proposed first floor extension, by virtue of its scale, height, massing and extent across a substantial proportion of the existing single-storey dwelling, would not appear subsidiary in scale and form to the existing dwelling. The proposal would result in a dominant and incongruous addition which would fail to respect the character and appearance of the existing dwelling and would be out of keeping with the character of the locality. The proposal is therefore contrary to Policies PC2, PC3 and HN5 of the Flintshire Local Development Plan and the guidance contained within Supplementary Planning Guidance Note 1 – Extensions and Alterations to Dwellings.
2. Insufficient ecological information has been submitted to establish whether bats, a European Protected Species, are present within or using the existing building and to enable the Local Planning Authority to assess the potential effects of the proposed development upon them. In the absence of an appropriate Preliminary Roost Assessment (PRA), the Local Planning Authority cannot be satisfied that the proposal would avoid or appropriately mitigate harm to protected species. The proposal is therefore contrary to Policies STR13 and EN2 of the Flintshire Local Development Plan and national planning policy and guidance relating to the protection of protected species.

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