Proposed conversion of existing outbuilding to a one bedroom linked granny annexe at Dolaeron.

1. The submitted ecological information identifies confirmed roosts of soprano pipistrelle and brown long eared bats within the building. The proposed mitigation is inadequate and not species appropriate, with the bat tube specified being designed for crevice dwelling species and therefore unsuitable for the roost types present. Furthermore, the number and placement of rooflights introduce upward and internal light spill that is incompatible with the behavioural requirements of brown long eared bats and would result in disturbance to roosting and foraging activity. As such, the proposal fails to demonstrate that protected species and their roost features would be safeguarded, and does not deliver appropriate or effective mitigation and enhancement measures. The application therefore fails to comply with policies SP 1, GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and the Environment (Wales) Act, 2016.
2. The proposal includes the installation of a separate septic tank to serve the annex. However, the application fails to provide the necessary evidence to demonstrate that this non mains foul drainage system is the most appropriate solution for the site. No drainage hierarchy assessment has been submitted to justify why connection to the main dwelling’s foul drainage system, or to a mains sewer where available, has not been pursued. In failing to address the drainage hierarchy or provide sufficient technical evidence to demonstrate that pollution risks will be avoided, the proposal conflicts with Welsh Government Circular 008/2018 (Planning Requirement in respect of the use of private sewerage in new development) and the development is contrary to Policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
3. The application sites lies within catchment of the Pembrokeshire Marine Special Area of Conservation (SAC) where features are known to be in unfavourable condition due to current evidence of both chemical and biological failure. The application introduces a new foul discharge pathway with the installation of a new septic tank. The proposal has been screened in accordance with NRW screening criteria and has been considered to result in a significant effect on the Pembrokeshire Marine SAC. A full HRA Screening and Appropriate Assessment is required. The application submission contains insufficient information to demonstrate nutrient neutrality would be achieved. A conclusion of no adverse effect on the integrity of the Pembrokeshire Marine SAC cannot therefore be drawn. As such, the proposal fails to comply with policies GN.1 (General Development Policy) and GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Natural Resources Wales Nutrient Advice Version 5.1, published 09/02/2026, the Habitats Regulations and the Environment (Wales) Act 2016.
4. This decision relates only to the plans identified below: Drawing Number DHR/24/41/01 Site Location Plan Drawing Number: DHR/24/41/02 Existing & Proposed Site Plans Drawing Number:DHR/24/41/03 Existing Ground Floor Plan Drawing Number: DHR/24/41/04 Existing & Proposed Sections Drawing Number: DHR/24/41/05 Existing Elevations Drawing Number: DHR/24/41/06 Existing & Proposed Elevations Drawing Number: DHR/24/41/07 Proposed Ground Floor Plan Drawing Number: DHR/24/41/08 Proposed Elevations

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