APPLICATION NO: LOCATION: DATE RECEIVED: P/2015 /0513 CAE MOR LLWYN MAWR 08/07/2015 COMMUNITY: LL20 7BE CASE OFFICER: Glyntrian JS DESCRIPTION: ERECTION OF FREE RANGE EGG WARD: PRODUCTION UNIT, ACCESS AGENT NAME: Ceiriog Valley IMPROVEMENTS AND ASSOCIATED ROGER PARRY & WORKS (16,000 BIRDS) PARTNERS LLP MR RICHARD CORBETT APPLICANT(S) NAME: E & J MORRIS ______

THE SITE

The site is located within the valley area, although it is located on the south side of the valley.

Cae Mor Farm – owned by the applicant

Application site

PROPOSAL

As above.

HISTORY

None.

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Cae Mor and adjoining farm buildings are Grade 2 listed buildings. The farmstead has been subject to various planning permissions and listed building consents.

The site is near to two public footpaths – PROW 25 is about 75m to the north of the site, and PROW 22 is located south of the site, and this is much closer.

DEVELOPMENT PLAN

The site is outside any settlement limit and within a special landscape area. Policies PS2, GDP1, EC3, EC5, EC6, EC13 and T8 apply.

The site is within sub area 4 Ceiriog Valley in the Council’s adopted LANDMAP Special Planning Guidance, and this area is identified as scenic, tranquil and steep-sided valley enclosed by spurs of the Berwyn mountains, with hillside farms, wooded and farmed slopes, and small villages along the . Some of the key characteristics are seen as: Scattered stone- built farms reached by steep winding lanes, high quality landscape, the result of sense of peace and tranquillity as well as the scenery. Its landscape sensitivity is given as follows: The Ceiriog Valley is sensitive to any changes which might affect its rural character and tranquillity, and it is vulnerable to pressures from nearby centres of population.

CONSULTATIONS

Community Council: Objects. Cae Mor was run as a small farm until 20 years ago, and it has been sold, and existing farm buildings have been converted to enlarge the house and the grazing let out to local farmers. The applicants also own Pentreclawdd Farm, and this is on outskirts of Oswestry (approx. 7 acres) and here the land has been diversified with a caravan site, camping pods and growing and selling Christmas trees. This is where the chicken manure will be carried to. A similar but smaller egg production business based in ceased business after a few years. The owner confirmed that the free range chickens are noisy and smelly and chicken manure should be stored for 12 months before spreading on the land due to high ammonia content. There are no other similar intensive farming practices in the Ceiriog Valley. The application contains several discrepancies. The community council supports farm diversification, but this is farming on an industrial scale. Local road infrastructure is not maintained to a good standard, and roads are too narrow. The building is not located close to existing farm as confirmed by TAN 6. It is some distance away and in the middle of a field. The field slopes (1:20) but no information has been supplied to show how it will sit within the landscape.

149 Run-off will affect the river below the site, and other pollution concerns Ecology impacts have not been assessed correctly. There are bat roosts within close proximity PV panels on the roof will be very visible – to reflect sunlight across the valley. The proposal will not provide any employment opportunities or other benefits for the local economy Photos of the site are included – to show how visible the site is from surrounding locations, and how dark the area is at night. Local Member(s): Notified 14.7.15 Welsh Water: Consulted 14.7.15 Natural Resources : No objection. Wash down tank must comply with Control of Pollution (Silage, Slurry and Agricultural Fuel Oil) Regs 2010. The proposal will not affect any protected ecological sites or species, but recommendation of 4.3 of ecology report should be adhered to regarding the lighting scheme. Importation of inert waste for the works must be registered with NRW. Highways: Consulted 14.7.15 Site Notice: Expired 11.8.15 Press Notice: Expired 28.8.15 Other Representations:2 neighbours notified, and 20 letters of objection received, raising the following issues: Although local farms need to develop their business and farming in general, but this raises some issues. Cae Mor has not been operated as a farm for some years (20 years). The property has been sold, and the grazing land was let and farm buildings were re-developed into residential property. The applicants sold the best agricultural land that was part of the original holding, and the applicant’s activities at Cae Mor are not agricultural. Although RSPCA freedom food stds are to be followed, but the building is not large enough, and the stocking rate of 800 birds per acre implies that 20 acres would be needed for 16000 birds. A multiple of at least 2 x 20 acre paddocks would be needed to allow good pasture management, and the site area I sonly 25 acres and it would appear that only 10000 birds could be humanely kept on site. Might be issues of noise and smell. Details are too general It is unclear what will happened to the washings or waste water from the shed The number of fans for the building is unclear. Manure management information is lacking. The use of the land will move from low impact sheep grazing to high input intensive poultry unit of 16000 hens.

150 Traffic will involve a higher volume than before, along B4579 (both directions). The documentation suggests that 18 ton lorries from Wynnstay Feeds and unspecified sized vehicles for egg collection will be involved, etc. This will involve a minimum of 312 journeys based on agent’s figures. The route is not ideal. The Selattyn route is mentioned but the egg packers are in Ruabon, and the shortest route is the other direction. Selattyn route is affected by the staggered junction next to the primary school, and this is narrow. The access point will be dangerous due to visual obstructions. The approach roads are susceptible to bad weather. During the winter season the area has limited access due to the elevation of the site. The B5400 provides the main link to surrounding areas, and in March 2013 surrounding properties were isolated for 10 days. Large modern tractors with snow chains were not able to gain access, and only 4x4 with chains can use the area. Unclear how manure and egg collection and feed delivery will be made during those times. The vehicles will cause even more blockages to drains at the side of the roads. Visual impact will be unacceptable. It will be seen from one of the most attractive entry points into the Glyn Ceiriog valley. The location is not acceptable. Scale too large The proposal will impact the setting of adjacent listed buildings. The visual impacts will not be mitigated by the proposal. No proper visual impact assessment has been submitted Considerable ground works are required, and it is unclear that the ground is suitable for underground tanks. It will cause groundwater disturbance. Several springs are located in the nearby area. Potential light pollution from security lights. This side of the valley is very dark. Unacceptable environmental impacts Ecological impacts. The area supports a farm more diverse range of species than the ecological report suggests. There is a colony and roost of bats and these are less than 700m from the proposal. The area supports nesting owls and raptors. The development will increase predators. Surveys were not carried out at optimal time of the year. Area is rich with wildlife Impact on tourism. The area have been developed for this, and the B4579 is part fo the cycle route system and its used by horse riders who criss cross the road to access the myriad of bridleways. The area is a jewel in

151 the crown for Wrexham County B C and this will only damage the beauty of this special place. Not suitable or sustainable. The site is a long distance from the current farm buildings. Agricultural buildings should be close to existing farmstead as this reduces the risk of theft and vandalism. The distant location could mean that this enterprise could be sold separately and this will result in a need for a further dwelling at this location. Two full time workers are proposed and yet, the applicants are both employed in other businesses in the area; one as owner, director and major shareholder of a local construction company and running another farm business at Pentreclawdd Farm, Oswestry, along with the second applicant – running caravan park and glamping pods, and Christmas trees. Perhaps the enterprise should be located at the other location. The Christmas tree business is not part of this farm as this is located several miles away. No details of surface water drainage have been submitted. Water quality could be affected. The implication of biohazards has not been considered. It is unclear whether the facility will prove financially viable, and there should be plans to return the site to agricultural land if the business fails The building is poorly sited It is poorly sized in terms of the correlation between size and purpose. Too many unanswered items. Contrary to various planning policies The valley was described by Lloyd George as being a ‘little piece of heaven on earth’ during a campaign to prevent the valley from being flooded for water supply. The removal of vegetation by hens by their habitual and continuous scratching will leave a persistent scar on the otherwise green landscape. The areas’ character and beauty was shaped by pastoral farming over hundreds of years. The land is an area of thin, clay based soils overlying slate and shale, subject to high rainfall and snow. Snow persists because of north facing slope. The use to have any long term success should be located in a low altitude position, to have any chance of long-term usefulness. The development is financially risky. Risks of bird flu and its spread into the local wide bird population

3 letters of support has been submitted. One is from Oakland Farm Eggs, and they operate a packing station in Ruabon. They confirm that they work with farmers.

152 The second letter is from Wynnstay agricultural supplies, and they confirm that they have no problems accessing the route for their business. It is likely that the feed would be delivered on 8 wheeled rigid body vehicle, and the deliveries are during the day. The need to diversify is important. It will help retain jobs for the business. The other letter is from a local resident, who confirms that everything the applicants do is very tidy and they also employ a lot of people from the valley

SPECIAL CONSIDERATIONS

Details: The application contains very limited information regarding finished levels and ground works and other items which are likely to be required to accommodate the agricultural proposal and building at this location. The site is located on sloping land, and the building will need to be located on this slope. At this stage no information has been submitted to confirm finished floor and land levels, and how this relates to existing ground levels.

The site area is also described to be 1,395 square metres but the site as edged red is actually 2.31 hectares.

Other information is also missing or unclear, or there are discrepancies between the application form and the Design and Access Statement, or information is somewhat ambiguous. The application also makes broad assertions but this information is not sufficiently backed up with information to help support those comments.

Further information has been requested from the developer, and some information as mentioned on the application form has been received but this does not address the items of concern.

Policy: Although TAN 6 provides general support farm diversification proposals, the information as contained as part of this application is inadequate to assess the environmental implications of this actual proposal.

The Wrexham Unitary Development Plan e.g. Policy EC3 also confirms that new agricultural buildings are permissible, but they are not supported if they materially detrimental in terms of their impact on the landscape. The site is not immediately adjacent to the existing farmstead buildings, and it occupies an isolated location. Isolated buildings are only permitted in exceptional circumstances, where essential for the agricultural need. This need has not been explained in sufficient detail.

Additionally the landscape impacts are not certain or clear, and the scale of the proposal is significant, and substantially larger than the type of other agricultural buildings in the locality. The impacts of this building must be fully known before allowing a substantial isolated building with an area having a special landscape quality.

153 Policy EC5 of the UDP also confirms that the priority for those special areas is conservation and enhancement, and special attention needs to be paid to minimising the buildings visual impact both from nearby and/or distant viewpoints. Based upon current information, there is a real risk that the landscape will be harmed by this proposal.

Other items: A number of local residents have raised concerns about the scale of the operation with regards to odour, manure management, noise etc. Some of these items could be controlled by planning conditions.

Traffic generation has also been raised as an issue because the approach roads are not very suitable for further traffic. Although this is a concern for local residents, this could prove difficult to sustain as a formal objection. The site is located close to a B classified road, and therefore the road will be expected to take a variety of traffic including agricultural lorries, etc. Most traffic in connection with the development is unlikely to approach the site using the main valley road within Glyn Ceiriog, and they are more likely to go south via Selattyn. As a result the adjoining local authority has been consulted regarding the development, and should any representations be received, those matters will be reported in the addendum.

CONCLUSION

In the absence of sufficient information as part of the application, the justification for allowing the isolated agricultural building as an exception is not clear, and the proposal represents a very large building within the countryside which is not consistent with the established character of the special landscape area. It is also noted that there is also a lot of public opposition regarding the scale of the development, and some of those concerns are justified in the absence of suitable information. Ordinarily this application would have been submitted for a refusal under delegated powers, but in this instance this is not possible.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The application has been submitted with insufficient information to allow the impacts of the proposed development to be fully assessed in relation to its position within a sensitive rural location. To allow the development without consideration of relevant design information would be unsatisfactory and undesirable given the overall scale (in terms of size and form) of the agricultural building within the established character with the area. To proceed with this proposal would be contrary to policies GDP1 a), EC3 and EC5 of the Wrexham Unitary Development Plan, whereby the impacts of new agricultural development should not detrimentally harm the landscape, should conform to high standards, and should be designed to minimise its visual impact both from nearby and distant viewpoints. Acceptable impacts have not been proved or verified by this application.

154 2. The need for this very large and isolated agricultural building as part of diversification project for the Cae Mor farm holding has not been established by any significant factual information as part of the application documents. To allow the proposal would therefore be contrary to Policy EC3 of the Wrexham Unitary Development Plan because exceptional circumstances have not been proved, to allow this significant building as an exception to protecting visual amenities of the stablished rural character of the area.

NOTE(S) TO APPLICANT

The submitted application form and DAS confirms that up to 16000 birds are intended to use the building/site and the DAS confirms that 800 birds need 1 acre. The size of the site area is only 5.3 acres, and therefore the scale of the building is not justified for a smaller flock size.

You are strongly urged to consider third party comments made in connection with this current application.

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