EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING

Application 6/3/16/112 Grid Ref. 296858 132641 No: Applicant: Mr & Mrs S Coates, The Barn Higher Woolcotts Blagdon Lane , , Location: The Barn, Higher Woolcotts, Blagdon Lane, Brompton Regis, Dulverton, Somerset Proposal: Proposed erection of a poultry shed (egg laying) and associated works. Building A (497.3m²). As per additional information and amended plans 05.09.16 and 21.09.16. (Full) Introduction: The application site lies in an elevated, open countryside position on the Hills and adjacent to Blagdon Lane, which leads northwards from Woolcotts to the B3224. The site lies adjacent to an isolated group of farm buildings, which are in two separate ownerships, on Blagdon Hill, and lie approximately 1.2km north of the dwellings at Woolcotts, which is where the applicants live.

Blagdon Lane is an unclassified road and public bridleway DU/11 leads along the western side of the Lane and along the eastern boundary of the application site with the Lane.

Two planning applications have been submitted relating to the same application site, each application (references 6/3/16/112 and 6/3/16/113) proposes the erection of a poultry shed, for egg production, together with associated works including a feed silo, access and hardstandings. The proposed buildings have been submitted under two separate applications to minimise the planning application fee, taking advantage of the application fee structure.

The access, hardstanding and feed silo is the same under each application, but the individual applications each propose poultry sheds, which would be in slightly different positions. Application reference 6/3/16/112 proposes what is referred to as ‘Building A’, and this is proposed to be positioned perpendicular to Blagdon Lane and set back from the road, at its closest point, by approximately 25 metres. Application reference 6/3/16/113 proposes what is referred to as ‘Building B’ and this is proposed to be positioned parallel with Blagdon Lane and set back from the road by approximately 90 metres. The proposed buildings would be arranged to form an ‘L’ shaped plan.

The design of the two poultry sheds is identical.

The proposed access would be via an existing access to the existing farm buildings that lies to the north east corner of the application site and adjacent Blagdon Lane. A new track and roughly square hardcore service area is proposed to serve both buildings, together with a single feed silo, which would be positioned within the hardcore service area at the corner of the ‘L’

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING plan of the buildings.

Each building would have external dimensions of approximately 65.1 metres by 7.64 metres, providing a footprint of approximately 497 square metres. The buildings would have a curved roof, with a maximum height of approximately 3.37 metres, and an eaves height of approximately 1.65 metres.

While the plans submitted with the application are annotated to show timber boarding on the elevations, the agent has confirmed that the elevations of the buildings are proposed to be clad with a dark green plastic polyboard and the roof would be finished with dark green reinforced plastic pvc sheets.

A single galvanised steel feed bin/silo is proposed to serve the buildings and this would have a height of approximately 4.72 metres, a diameter of approximately 2.7 metres and would hold up to 8 tons of feed.

A professionally prepared Landscape and Visual Impact Assessment has been submitted to support the application, and this includes mitigation measures with landscape proposals including that the remnant hedgeback along the western boundary of the site be restored and replanted to provide some screening in views from the west. A new hedgerow is also proposed to be planted along the southern edge of the application site and the poultry sheds to provide some screening from key viewpoints to the south, including . There would be a gap in this hedgerow, of approximately 10 metres, to allow chickens access to the wider field to the south, and for Building B to be moved through when the site needs to be cleaned. A new hedgerow is also proposed to the east between the application site and Blagdon Lane.

BACKGROUND TO BUSINESS The papers submitted explain that the application is submitted to allow Higher Woolcotts Farm to diversify into a more intensive enterprise to add value and income to the farm enterprise, which is currently dependent upon traditional beef and sheep breeding and rearing. The farm extends to approximately 36 hectares (89 acres) of ring fenced land alongside the western side of Blagdon Lane and leading up the hill away from Woolcotts. A further approximately 60 hectares (148 acres) is taken on annual grass keep agreements.

Each of the poultry sheds proposed would house 4,000 hens, giving a total of 8,000 chickens on the site at any one time. The papers explain that the chickens require a minimum of 4 hectares (10 acres) available for access and to roam. Defra guidance is that a free range chicken flock must have continuous daytime access to open runs, most of which should be covered with vegetation and that the runs should have a maximum stocking density of 2,500 birds per hectare.

The chickens are removed from the buildings on a 13 to 15 month cycle.

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING When the chickens are removed, the buildings would be lifted off the site to allow manure to be removed and the site cleaned. Building A would be pulled to the west, but remain within the same field enclosure for the cleaning period, and Building B would be pulled to the south and through what would be a gateway in the newly formed hedge bank proposed as part of the landscape mitigation with the development.

The applicant has explained that the manure removed from the buildings would be used as fertiliser and spread on to farm land.

Following the cleaning exercise the buildings would be re-positioned back on the site and new birds would be taken in.

Consultee Response: : No comments WSC ENVIRONMENTAL HEALTH: No comments received WEST SOMERSET COUNCIL: No comments received SCC - ENVIRONMENT DIRECTORATE: No observations BROMPTON REGIS PARISH COUNCIL: COMMENTS DATED 9 July 2016 - The Parish Council support these applications. It is considered that the diversification is justifiable; the poultry houses will not have a significant impact on the landscape and will not affect the local community. If the applications are approved the Council would wish to ensure that the conditions include: a) the hoppers must be coloured to match the sheds and b) no residential development will be permitted on the site in support of this project.

COMMENTS DATED 8 September 2016 – Further to the amended applications posted to the Council, Brompton Regis Parish Council supports the amendments to these applications and notes that any form of additional screening is always welcome. EXMOOR NATIONAL PARK AUTHORITY: COMMENTS DATED 13 July 2016 - Public bridleway DU1/11 passes immediately to the east of the development site (shown in blue on the plan below) and has dual status in that it also appear to be recorded on the SCC Road Record.

The proposed development would lead to a small increase in vehicular traffic along the bridleway but not to the extent where it would inconvenience bridleway users. I therefore have no objection to the application.

COMMENTS DATED 16 September 2016 – Nothing to add to my previous comments dated 13 July 2016. LANDSCAPE OFFICER - ENPA: Pre application landscape advice has been provided by ENPA on the proposals to establish chicken sheds on the applicant’s land in Brompton Regis. The advice has resulted in a much improved scheme that attempts to address many landscape issues. I am concerned however, that a number of significant issues have not been addressed and I am of the opinion that the submitted proposals are still likely to have an adverse effect on landscape character and on views from Haddon Hill and Blagdon Lane.

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING Assessment of the design approach and attempts to mitigate adverse effects on landscape – particularly their effects on landscape character and views from Haddon Hill and Blagdon Lane There are some positive aspects to the choice of site, the design approach and the approach to mitigation, these include the following:

•The positioning of the proposed chicken sheds is in close association with the existing cattle sheds at Higher Woolcotts and this helps to ensure that development is nucleated in the landscape rather than dispersed and helps to ensure that landscape character is not unduly eroded.

•The proposed development is low and hidden behind the proposed beech hedge.

•The use of the hedge will contain and screen the development from view. It will, to some extent, also help to reinforce landscape character.

•The site is relatively flat and the development does not require excessive excavations or significant changes to the site – the development could easily be removed and the site reinstated.

•The buildings are low and reminiscent of nissen huts in their form - this is of a language that is not unduly at odds with the countryside/ farmstead character.

•The proposed materials are largely dark and muted in colour and tone and are likely to be recessive and unlikely to draw attention to themselves. There is some concern over the reflective qualities of PVC.

•The sheds do not emit light and are unlikely to add to light pollution of the night sky.

Concerns relating to the choice of site and the design details remain, these include the following:

Effects on Landscape Character •The site is set high in the landscape in an exposed, open position and in a location where traditionally development is not usually found. Further development in this location is likely to add to the adverse effect the buildings already have on landscape character.

•The introduction of the chicken sheds attached on to the existing development has the effect of giving Higher Woolcotts a greater presence and a more domesticated character. The site currently has the charactecharacterr of an outlying cattle sheds detached from the farmstead, adding a range of differently shaped buildings is likely to give the arrangement a more domestic character and impart the feeling that the site is a farmstead. Whereas the character of the existing development, being of outlying cattle sheds does not overtly have an adverse effect on character, a farmstead in this location would be likely to weaken character.

•Intensive, large scale keeping of chickens in what is a landscape characterised by extensive cattle and sheep farming is likely to be adverse.

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING •The sheds are spread out and far apart rather than being clustered in a tight group. It is more characteristic for agricultural buildings to be tightly grouped together.

Effect on views from Blagdon Lane The site immediately abuts Blagdon Lane, from which the public will be able to have a close and clear view of the development. The development is likely to have an adverse effect on views from Blagdon Lane

Effect on views from Haddon Hill. The site is easily visible from Haddon Hill, a popular open access area serviced by a large public car park and used by visitors and locals. From Haddon Hill the open hill top experience and the views out over a vast tranquil and largely undeveloped landscape contribute to people having an enjoyable visit. The views are wide, open and distant however the close presence of draws the eye, particularly upon first arrival and upon first leaving the carpark when embarking up on a walk. I am concerned that the site lies in a position that is read in conjunction with Wimbleball Lake and as a result is likely to be particularly noticeable.

The existing development at Higher Woolcotts already has an adverse effect visual amenity and I am of the opinion that the proposed development is likely to read as a significant increase in the size in the development and as a result become even more noticeable.

The effect is likely to compound the presence of the existing agricultural sheds. These sheds are in an open, hill top location, in a position where development is not traditionally located – development being characteristically located in more sheltered locations. The presence of the existing development at Higher Woolcotts is out of character and further development in this location is likely to add to the erosion of character.

The use of PVC as roofing material and the possible reflective qualities of this is of concern. ENVIRONMENT AGENCY SOUTH WEST: COMMENTS DATED 15 July 2016 – We are not a statutory consultee for this development and therefore have no bespoke comments to make on this proposal.

Please note that our External Consultation Checklist indicates that we only need to be consulted on Intensive Farming (such as pig or poultry) that may require an Environmental Permit. Footnote 3 states that an Environmental Permit is required for the development of or expaexpandingnding of an exisexistingting facility with more than 750 sows or 2,000 production pigs over 30kg or 40,000 poultry.

The applicant should refer to advice in our Pollution Prevention Guidelines which can be viewed at: https://www.gov.uk/government/collections/pollutionǦpreventionǦguidanceǦppg

If the proposal involves poultry farming we also have the following general advice: . Clean water systems must not be contaminated; the site drainage must ensure that surface water and foul water are kept separate. . Surface water may be contaminated by dust from the ventilation system. The operator must ensure that dust is cleared and the yard kept visibly clean, or to direct yard

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING drainage to suitable treatment, which may include grassed areas, swales or collection pits. . All washwater and effluent from the poultry houses is considered to be slurry and must be contained in a slurry store. All new and substantially reconstructed or substantially enlarged slurry storage systems, must conform with the technical measures detailed in the Control of Pollution (Silage, Slurry and Agricultural Fuel Oil) Regulations 2010 (SSAFO). They must notify the Environment Agency 14 days prior to the construction of a new, reconstructed or enlarged store. . A site drainage plan should be drawn up and drainage routes to surface water should be protected, e.g. with bunding. . Oil storage on site must comply with SSAFO Regulations, specifically oil stores should have secondary containment to include all pipe work and sufficient volume to contain 110% of the tank contents. . In a Nitrate Vulnerable Zone, operations must also comply with the Nitrate Pollution Prevention Regulations 2008. Slurries and dirty water may only be spread on land in line with the farm's nutrient management plan which is required under these regulations. SOUTH WEST LAKES TRUST: No comments received SOUTH WEST WATER: No comment Public Response: 2 letters Comments have been received from the EXMOOR SOCIETY:- The Society recognises the need for farmers to diversify their activities and accepts that a free range chicken enterprise is a way of doing so.

Notwithstanding this, the Society’s main concerns are over the landscape impact of this development.

There are two viewpoints from which the development has the potential to be seriously damaging to the landscape and landscape character.

The first of these occurs as one nears the site, up Blagdon Lane on the left, particularly for the last 100 metres as the development site becomes increasingly dominant. The second viewpoint is from the popular car park and walking area on Haddon Hill to the South- South West. Although the development is 4 kilometres away from this location the existing buildings, including those not within the ownership of the applicant, collectively form a dominant feature in the landscape, particularly when the sun is shining on them. The proposed chicken sheds, come close to doubling the built-up area owned by the applicant and will significantly increase the visual impact from both viewpoints.

It is the Society’s view that some of the more damaging impacts on the landscape could be mitigated by a well-designed planting (landscaping) scheme. The present documentation does not give sufficient detail of the planting proposals to give the Society confidence that this will sufficiently screen the new buildings and we would like to see a much more detailed submission by a professional. Such a scheme should include full details of the species to be used including spacing, size of plants and whether they are to be on a bank which would give greater height, more quickly.

The Society considers it is essential for the poor or non-existent hedgerow on the left-hand

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING side of Blagdon Lane be fully reinstated right up to the entrance of the holding.

We are concerned by the lack of detail, in the application, as to how the free range chickens are to be safely secured within the holding and whether there will need to be significant bio-security components, particularly at the entrance. Without this degree of detail it is difficult to judge whether the screening proposals would be effective.

As far as possible all materials used in the buildings and any ancillary features such as the feeding hoppers should be non-reflective, as shiny materials only emphasise their presence in the landscape.

It is noted that dark green PVC and polyboard are to be used in construction, without knowing the detailed specifications of these materials and the way in which they would weather over time it is difficult to know if these are the best materials to be used. We note that they are to be dark green and although this seems a good idea, as green is a dominant colour in the landscape, it is not always the best colour to use for farm buildings.

The Society would wish to see very detailed conditions applied should the application be approved to cover all the issues listed above.

Further comments have been received from the Exmoor Society following the reconsultation process of the additional details. The Society states:

Having looked at a sample of the material to be used for the roofs of the chicken sheds the Society is concerned that it will be reflective in bright sunlight, especially as the shinier side of the sample is that which we assume will the upper surface. As indicated in our earlier correspondence we would prefer a dark grey or black matte, non-reflective material.

We recognise that more detail about the hedgerow planting schemes, species and timing has been provided along with more information as to how the chickens are to be contained within the fields and welcome this. We note that the Blagdon Lane hedgerow is to be reinstated from the corner of the new hedge across the chicken grazing fields up to the entrance to the new buildings and again this is welcome. Nevertheless, we feel, as indicated in our earlier response, that improvement of the hedgerow further down Blagdon Lane would also help to screen the new buildings.

The Society anticipates that this application will be determined by Committee and not under delegated powers. Thereby, enabling members to judge whether the damaging impact on landscape character caused by this development is sufficiently ameliorated by the proposed planting proposals and use of appropriate materials for the construction of the chicken sheds. We trust that appropriate conditions will ensure that this amelioration occurs.

RELEVANT HISTORY 6/3/14/124 Proposed temporary dwelling adjacent to the existing farm buildings. Full Withdrawn 18 December 2014 Same Site 75628 Proposed erection of a dwellinghouse in connection with agricultural holding, part of Higher Woolcotts Farm, Brompton

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING Regis, as described in the plan submitted Outline Approved 29 June 1973 Same Site 6/3/15/109 Replacement agricultural building (232.9m²). Retrospective. Full Approved 28 August 2015 Same Site Most Relevant Development Plan Policies: EXMOOR NATIONAL PARK LOCAL PLAN 2001-2011 LNC1 – General National Park Policy LNC2 – Lighting LNC4 – Important Trees, Woodlands and Hedgerows LNC7 – Rivers and their Corridors CBS12 – New Development A1 – Agricultural and Forestry Development U1 – Water Resource Protection – Groundwater U7 – Flood Risk Areas – Location of New Development U8 – Reduction of Flood Risk from New Development TR3 – Traffic and Road Safety Considerations for Development

EMERGING EXMOOR NATIONAL PARK LOCAL PLAN (publication draft) 2015 GP1 National Park Purposes and Sustainable Development CE-S1 Landscape Character CE-D1 Protecting Exmoor’s Landscapes and Seascapes CE-S3 Biodiversity and Green Infrastructure CE-S6 Design and Sustainable Construction Principles CC-S1 Climate Change Mitigation & Adaption CC-D1 Flood Risk CC-D2 Water Conservation CC-S7 Pollution SE-S1 A Sustainable Exmoor Economy SE-S3 Business Development in the Open Countryside SE-S4 Agricultural and forestry development RT-D12 Access Land and Rights of Way AC-D1 Transport and accessibility requirements for development

The National Planning Policy Framework is a material consideration Observations: Both applications, references 6/3/16/112 and 6/3/16/113, for poultry development are considered by this report, although it is important to consider the impacts separately and determine each application on its merits. Application 6/3/16/112 refers to Building A together with feed silo, access and hardstanding. Building A is shown in a paddock/ranging area for the chickens to the south, which extends beyond the proposed new banked hedge that would lie to the south as part of the proposed landscape mitigation measures. Application 6/3/16/113 refers to Building B and also includes the feed silo, access and hardstanding, which is the same development proposed under application 6/3/16/112 for Building A. Building B would have a paddock/ranging area for the chickens that extends to the west and south of the proposed building. The paddock

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING would also extend beyond the proposed new banked hedge. It is understood from Defra Poultry Welfare recommendations that, for free-range birds, feed, water and cover should be placed far enough away from the building to encourage birds to range over the available ranging area.

The details submitted explain that the ranging areas would be enclosed by 9 strand plain wire to a maximum height of 1.35 metres and that 1 metre wide tunnels would be formed through the proposed new banked hedge to allow chickens to access the area to the south where the range area for Building B is concerned.

The main planning issue in this case is considered to be the impact of the proposed development on the landscape and scenic beauty of the National Park. The landscape impact arises from the proposed buildings individually and the report is couched in these terms. The landscape impact associated with the development is however considered to be accentuated when considering the two application proposals together.

Other matters include highway safety, impact on residential amenity and potential pollution to the environment.

In terms of the latter matters, the development proposed is considered unlikely to cause a significant increase in traffic movements along the local highway network. The details submitted explain that the site would be serviced by an egg collection lorry twice per week and feed would be delivered by a lorry once a week. It is understood that occasional service vehicles, customers and Defra inspections would be undertaken using light vehicles when required.

Somerset County Council as the Local Highway Authority has been consulted and confirm they have no observations to make on the proposals. The development is considered to have an acceptable impact on highway safety.

The nearest residential neighbours are more than 1km from the application site. Given the distance between the application site and residential neighbours, and the nature of the development proposed, there is unlikely to be a material impact on residential amenity.

Turning to potential pollution to the environment, it is considered that a responsibly managed development would be unlikely to cause harm by way of noise, smell or water pollution. The greatest potential for impact would be likely to arise during periods when the buildings are moved and cleaned out, and when the manure is spread on to land. There are rules set out by Defra that must be followed and these include management of slurry. The Environment Agency has been consulted on the applications and raise no objections, but refer to Pollution Prevention Guidelines that should be adhered to through the operation of the proposed development, including the Control of Pollution (Silage, Slurry and Agricultural Fuel Oil) Regulations 2010 (SSAFO), of which the Enforcement Agency is responsible for enforcing. No comments have been received from West Somerset Council Environmental Health.

LANDSCAPE AND SCENIC BEAUTY

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING The National Planning Policy Framework (NPPF) states that great weight should be given to conserving landscape and scenic beauty in national parks, which have the highest status of protection in relation to these. It also seeks to support economic growth in rural areas.

Policy LNC1 of the adopted (2005) Local Plan reflects these aims and states that development proposals in the National Park will be expected to be compatible with the conservation of its natural beauty, while having due regard for economic and social wellbeing of the local communities in it. Policy CBS12 sets out criteria for new development, which include that it should protect landscape character and reflect and reinforce local distinctiveness, and the patterns of settlements. Policy A1 applies specifically to agricultural and forestry development, and states that this will not be permitted where it would have an unacceptable adverse impact on the landscape.

The emerging Local Plan provides a similar policy approach and, also, Policy RT-D12 seeks to safeguard access land and Rights of Way in terms of their condition, users’ interests and character and appearance. Where proposals would adversely affect the network, it will be necessary to meet a number of criteria including that there is a need for the development and that there is no appropriate alternative location.

The application site occupies a relatively exposed and elevated site on the south facing slope of Blagdon Hill. The site lies within the Enclosed Farmed Hills with Commons Landscape Character Type. The key characteristics of the landscape include elevation ranging from 250m AOD to 450m AOD, with the application site at approximately 330 AOD, with a medium scale landscape defined by broad rolling terrain (of hills and ridges). Fields become noticeably smaller towards the adjacent valleys, and the land is principally defined by pasture, with sheep prevalent, but cattle and horses are also present. There are some areas of arable land but these are very much the exception.

Farmsteads and the majority of development tend to be tucked into folds in the landscape and on more sheltered ground. The upper levels of the hills are open and mainly undeveloped agricultural land. The post war agricultural buildings that already exist on the land immediately adjacent to the application site are one of the exceptions to this general characteristic, and these buildings are considered to detract from the otherwise scenic beauty of the undeveloped character of the hillside and visual amenity of the locality.

Prior to submitting the planning application the applicant engaged with the National Park Authority. Although officers had raised serious concerns with the principle of the development proposed at this location and its impact on landscape, the applicant decided to pursue the proposals and the detail of the application has changed as a result of the pre-application discussions. The changes that the applicant has made include the siting for the proposed poultry sheds. The applicant has also engaged the services of a landscape consultant who has considered the potential landscape and visual impact of the development, and proposed landscape mitigation measures to be included as part of the applications.

The landscape consultant’s assessment considers a number of viewpoints from wider areas. The assessment concludes that there would be no views of the development from the north or east because of the local land form and an existing hedgebank along the

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING eastern side of Blagdon Lane. The landscape and visual impact assessment considers a number of viewpoints from areas to the west and south, including from the open access land and car park at Haddon Hill, which is a significant visitor attraction and where viewpoints are considered to be particularly sensitive.

The assessment concludes that the proposal is a modest scale agricultural development in a farming area, which would have a minor impact on the overall character. The assessment advises that the development would not change the key characteristics of the area as defined under the Exmoor National Park Landscape Character Assessment, and therefore, considers that the development cannot be described as out of character.

In terms of visual impact, the assessment considers that many of the viewpoints are of moderate to minor sensitivity, and that due to the distance of the views from Haddon Hill, (being approximately 4km), the visual impact of the development can be managed and mitigated through landscape planting. The suggested planting includes the provision of a new banked hedge to the south and east sides of the application site, and reinstatement/strengthening of an existing hedge to the west.

Brompton Regis Parish Council support the proposals and consider that there would be no significant impact on the landscape. The Council has, however asked that, if permission is granted, conditions be included to ensure the hoppers match the colour of the buildings, and that there be no residential development at the site.

Conversely, as outlined in the consultation responses earlier in this report, the National Park Authority’s Landscape Consultant holds a different judgement. The comments of the Authority’s Landscape Consultant acknowledge the pre-application discussions, and that this has resulted in an improved scheme that attempts to address the many landscape issues, but that fundamentally, the proposed scheme is still considered to cause unacceptable harm on landscape character and on views from Haddon Hill and Blagdon Lane.

In addition, the Exmoor Society, while not specifically objecting to the proposals, set out detailed concerns with the landscape impact.

The character of the landscape in this part of the National Park is distinctive and extends across a wider area and, although manmade in respect of field patterns and hedgerow and trees, it has a marked natural beauty that is appreciated from much wider view points, and notably from the open access land at Haddon Hill. The topography is such that long views of the landscape are available throughout a wide area and this is an important part of the opportunities for enjoyment of this part of the National Park.

The proposed buildings would both be located close to the top of a hill in a position that would be visible from a considerable distance, and from a number of publicly accessible areas, especially Haddon Hill and Blagdon Lane. The development, although relatively low lying, would both encompass a large area of land and substantially increase the ‘developed’ area associated with the existing post war farm buildings and yard adjacent to the application site, and encroach further to the west and out into the field away from Blagdon Lane. Building A and Building B (together with the respected associated development) would individually and collectively consolidate the landscape harm from the existing buildings.

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING

While the impact on the development on Blagdon Lane and the public Bridleway that passes along it would be reduced in time with the proposed planting of a banked hedge, the development of this scale would be apparent. This would be the case particularly in views from the access, where both buildings, which would have a markedly different character to the existing development already at the site, would be visible.

Building A would lie perpendicular to Blagdon Lane in a position approximately 25 metres in to the field from the road and the building extends for a length of approximately 65.1 metres. This building together with hardstanding areas and the feed silo would be particularly visible through the acceaccessss gateway onto Blagdon Lane and with an open backdrop.

Building B would be positioned further back into the field and positioned roughly perpendicular to the Lane at about 180 metres away from the road and set back into the field. The proposed landscape mitigation, with a new hedge and the existing post war farm buildings would obscure the proposed building in part, although the hardstanding and silo would be visible together with the southern end of the building.

The site is readily visible from Haddon Hill above Wimbleball Reservoir. Haddon Hill is a popular open access area and views from here are considered to be particularly sensitive. The proposed buildings would be visible in front of the existing post war farm buildings, which although of a taller height, relate to a more compact footprint and position alongside Blagdon Lane.

The existing post war farm buildings already detract from the pleasant sweep of rounded hilltops, although the impact caused is to some extent contained by the relatively compact nature of the buildings in views from Haddon Hill. In contrast, the proposed buildings, both individually and collectively, involve a much larger area, which serves to accentuate the impact of the development, causing this site to become even more conspicuous and, at the same time, discordant in views from Haddon Hill. These are concerns echoed by the Exmoor Society.

The impact of the development is considered to be further compounded by the nature and character of the poultry development, as opposed to the more typical sheep farming enterprises which have contributed strongly to the character of the area. The materials used and finishes of the structures further emphasis the appearance and presence of the buildings.

A key characteristic of the Enclosed Farmed Hills with Commons landscape type is agricultural land defined by pasture and, although the wider fields to the application site would remain in pasture, typically sheep are prevalent, and the development seen typically relates to this. The pasture paddock/ranging area associated with each of the proposed poultry buildings would need to be fenced separately and there is greater potential for chattels and items such as drinkers and feeders to be present, which would cause a marked change in the appearance of the field.

The proposed poultry buildings, which are clad with plastic poly-board and pvc, while clearly agricultural, have a much different appearance that has the potential to jar with the typically accepted character of the area.

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING

In addition for new development, Policy CBS12 of the adopted Local Plan expects the use of natural materials, which blend with the traditional materials used on Exmoor and take on a traditional ‘weathered’ appearance with time. The approach seeks high quality development with design that reflects traditional styles and traditional materials. The emerging draft Local Plan continues with a similar requirement consistent with the adopted Local Plan.

The Authority’s adopted Design Guide gives specific guidance on use of material on agricultural buildings. The Guide comments that for economic reasons it is not usually possible to erect new farm structures using the traditional Exmoor materials of timber and stone, but that there are some relatively inexpensive modern materials that can help blend buildings into the landscape.

The advice is that pale or glossy colours are best avoided as they reflect light and are generally resistant to weathering.

In this case, the materials proposed are not commonly experienced on Exmoor and while dark, have a greater potential to reflect light, particularly if damp and result in a more conspicuous form of development, which is considered to compound their adverse impact.

SUMMARY

While Planning Officers have not been persuaded since the outset that this site is appropriate for the intended poultry buildings, both in isolation and cumulatively, the applicant has worked proactively with officers and, by instructing the assistance of his own landscape and visual impact assessment has put himself in the best position possible in seeking to present a convincing case in favour of the development. There is, however, still disagreement between the degree of impact and the acceptability of such impact on this part of the National Park landscape.

The landscape impact of the developments proposed with the individual applications is very similar to one another, particularly from Haddon Hill. Although Building A and Building B alter in their position and orientation, they relate to a relatively large footprint, particularly when considered with the associated developments. Building B, with the proposed landscape mitigation, would be less visible from Blagdon Lane than Building A, although its impact would be harmful and both buildings would cause a similar impact on landscape character. This impact is accentuated when considering both buildings together.

The Authority’s own landscape advice is that the development would have an unacceptable impact and, although the proposed development would be grouped with the existing post war farm buildings that lie immediately to the north, the proposed poultry houses and associated paraphernalia bring an adverse change in the appearance of character, and introduce large, low-lying buildings, that would bring a much larger area of building mass and impact. While landscape mitigation is proposed, including the addition of a new banked hedgerow, it is considered that each building and the development relating to it would still be readily detectable from Blagdon Lane, and from a number of

6/3/16/11204 October 2016 EXMOOR EXMOOR NATIONAL NATIONAL PARK PARK PLANNING AUTHORITY COMMITTEE MEETING positions to the south including Haddon Hill, where the visual impact of the development, in respect of each application individually and collectively, and its impact on landscape character is considered to be harmful.

The importance of promoting the economic and social wellbeing of the local communities in the National Park and the part that farming plays in forming the distinctive character of the National Park landscape, particularly sheep and cattle within the landscape area immediately to the site, is material to the consideration of the applications. However, the nature and scale of each of the poultry developments proposed is considered to cause unacceptable harm to the distinctive character and appearance of the landscape that is not considered to be outweighed by the benefits of the proposal.

The site proposed, because of its character and open and exposed nature, is not considered by officers to have the capacity to accommodate the developments proposed, either when considering the applications individually or collectively, such that officers recommend that planning permission be refused in respect of both proposed buildings and relevant planning applications.

Recommendation: Refuse for the following reasons 1.The proposal by virtue of its prominent position, scale and materials would detrimentally alter the appearance, character and nature of the rural landscape and will adversely affect people's enjoyment of the National Park. It is, therefore, considered that the proposed development would be contrary to Policies LNC1, CBS12 and A1 of the Exmoor National Park Local Plan 2001 - 2011, Policy CE-S1, CE-D1, CE-S6, SE-S4 and RT-D12 of the Exmoor National Park Publication Local Plan Publication Draft (March 2015) and Paragraphs 109 and 115 of the National Planning Policy Framework.

Notes to Applicant:

POSITIVE & PROACTIVE STATEMENT This Authority has a pro-active approach to the delivery of development. Early pre- application engagement is always encouraged. In accordance with the requirements of Article 35 of the Town and Country Planning (Development Management Procedure) () Order 2015, in determining this application, Exmoor National Park Authority has endeavoured to work positively and proactively with the agent/applicant, in line with the National Planning Policy Framework, to ensure that all relevant planning considerations have been appropriately addressed to achieve a positive outcome. However, in this instance the relevant planning considerations have not been addressed and the application has therefore been refused.

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