Minutes:
Grid Ref: 322207.34 244602.32
Valid Date: 20/04/2016
Officer: Tamsin Law
Community Council: Clyro Community Council
Applicant: Mr Lloyd JR Lloyd & Son, Lower House Farm, Clyro, Hereford, HR3 5RU
Location: Lower House Farm, Clyro, Hereford, HR3 5RU
Proposal: Erection of two poultry units, creation of access track, installation of a package treatment plant and all associated works
Application Type: Application for Full Planning Permission
The Chair advised that the Committee had undertaken a site visit prior to the Committee meeting.
The following spoke against the application:
Louise Money, James Lewis, Angus Graham, Margaret Wadley, Julie North and Roger Wells.
The following spoke for the application:
Tom Lloyd, applicant
John Hodgkinson, poultry supplier
Graham Clarke, Agent
Andrew Lloyd, applicant.
The Principal Planning Officer referred the Committee to the update report which provided further clarification on the impact on the historic landscape and Offa’s Dyke footpath. She advised that if the Committee was minded to approve the application it was recommended to delegate to the Professional Lead, Development Management to amend or include the following conditions:
Additional condition requiring the submission of existing and proposed site levels.
Condition 27 and 29 – to add in the need for the Plans to be approved by the local Planning Authority to ensure enforceability
Conditions 31 and 32 – to amend the wording
The Principal Planning Officer advised that the cumulative impact of the proposed development had been considered along with the Environmental Statement submitted with the application.
In response to questions the Principal Planning Officer advised that the previous planning permission was considered to be an extant consent. This was for 10000 free range table birds with six clean out periods per year. The current application was for larger units for 23500 birds and this number would be limited by condition. The proposed system would require a clean out every 55 weeks.
The Committee was advised that there was anecdotal evidence that white clawed crayfish were present in the River Wye. The Principal Planning Officer advised that a precautionary approach was undertaken regarding white clawed crayfish and contact was made with Natural Resources Wales (NRW) for their professional opinion. The Principal Planning Officer advised that NRW had undertaken a desk top exercise and they stated that they did not consider that the ammonia nitrogen depositions would have a significant impact on white clawed crayfish.
In response to questions the Environmental Health Officer advised that the expert reports indicate that noise levels at all receptors are below background levels and that odour levels are below the 3 odour unit benchmark. He confirmed that the assessments were for properties and not tents or caravans and that assessments had been taken at Bushfield Farm.
The Principal Planning Officer advised that approximately 104 objections and a 41 signature petition had been received and one letter of support.
In response to a question about the morality of the proposed production system the Solicitor advised that this was a material planning consideration and it was for the Committee to consider what weight to give to this.
The Committee noted that trees would be planted to screen the proposed development. Officers advised that although the trees would take years to grow and mature the proposed development would be grouped with existing buildings and seen as part of the existing farm complex. However, the Committee had to take this into consideration when considering the landscape and visual impact.
Concerns were raised about how odours levels would be monitored. The Professional Lead Development Management advised that condition 21 covered odour. The Environmental Health Officer also advised that if the levels were breached then this could be investigated as a possible statutory nuisance and action could be taken under the Environmental Protection Act, in addition to enforcement due to a breach of the planning condition. If such a breach occurred the Committee was concerned about the time it would take to take actions. The meeting was adjourned to allow the Professional Lead Development Management to clarify a point with the applicant. On reconvening the meeting, the Professional Lead Development Management advised that if the Committee was minded to approve the application he recommended that it be delegated to him to condition an odour management plan.
In response to concerns about the impact on the landscape and on other businesses the Professional Lead Development Management advised that condition 27 required the submission of a landscape management plan and the details of the types of trees would be contained in this. Development Management considered therefore that the impact on the landscape and tourism could be managed to an acceptable level. In response to a question relating to the potential for a bund and the details of this, it was advised that the condition requiring the submission of existing and proposed site levels could demonstrate this.
The Highway Authority advised that a transport assessment had been undertaken and the Authority was satisfied that the visibility was sufficient for accessing the site.
The Principal Planning Officer acknowledged the concerns raised about the landscape impact. However, she advised that on balance the tree planting, location of the building and the low ridge height of the building would mean that over time the development would be appropriately screened. She advised that condition 3 would control the materials used for the building.
In response to a question regarding TR2 the Professional Lead Development Management advised that TR2 was a policy to protect tourism assets. Development Management however, advised that with conditions the impact on the tourism assets could be managed to an acceptable level, but it was for the Committee to consider these issues.
RESOLVED: |
Reason for decision: |
That Committee having considered and taken into account the submitted Environmental Statement the application be granted consent, subject to the conditions set out in the report which is filed with the signed minutes and subject to the delegation to the Professional Lead Development Management to add a condition about the existing and proposed site levels; amending the wording of conditions 27, 29,31 and 32 and that a condition requiring the submission of an odour management plan be added.
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As officers recommendation as set out in the report which is filed with the signed minutes.
To ensure that site levels are appropriately managed in the interests of the character and appearance of the area.
To ensure that conditions 27 & 29 are enforceable in accordance with the relevant circular.
To ensure that conditions 31 & 32 are precisely worded in relation to protected species licensing.
To ensure that odour is appropriately managed.
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The following Councillors asked that their vote against the application be recorded: County Councillors D.H Williams, D Thomas, K Silk, G Williams, I McIntosh, J Williams, H Hulme and D Selby.
Supporting documents: