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Application No: 6/3/16/112 Applicant: Mr & Mrs S Coates, The Barn, Higher Woolcotts, Blagdon Lane, Brompton Regis, Dulverton Somerset 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 (497.3 sqm). As per additional information and amended plans 5.9.16 and 21.9.16.

Introduction: The update section of this report, the site visit notes and updated landscape and visual impact comments (pages 1-9) refer to this Application No 6/3/16/112 and also to Application No. 6/3/16/113 (agenda item 6.2). Both applications were reported to the Authority Committee on 4 October 2016 and each proposes a poultry shed and associated developments at The Barn, Higher Woolcotts, Blagdon Lane, Brompton Regis. The Officer recommendation was that both applications be refused planning permission. The applications were deferred at the October meeting, with Members agreeing to hold a site visit to view the site for the applications and consider the context and potential landscape impact of the proposed developments. A site visit was held on 14 October 2016 and the site visit notes are attached. It is important to note that during the Committee site visit it was clarified that the landscape mitigation proposed, as part of the development, is the planting of hedgerows rather than specifically a planted hedge bank as referred to in the Committee Report for the October meeting. The hedgerow is proposed to be planted with Beech, hawthorn and hazel. The new hedgerow to the south of the buildings would be provided with gaps to allow chicken access through. The landscape mitigation proposals also include provision to allow an existing hedge along the eastern side of Blagdon Lane to grow up to providing additional screening of the development in views from Haddon Hill. The plans submitted however show this hedge outside of the applicant’s ownership and it would not therefore be possible to secure this as part of the development proposals and specific landscape mitigation. The buildings are proposed to be clad with a plastic polyboard to the side elevations and a PVC material stretched over the rounded roof and these materials were examined at the site visit. While these materials are proposed with a largely dark and muted colour, they are modern materials that would not weather and soften similar to materials such as timber or fibre cement, which are materials typically encouraged by the National Park Authority on agricultural buildings. In addition, and significantly, the proposed materials have a general sheen and have a high potential to reflect sunlight, which would

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reflect off the roof causing the development to be very conspicuous in the landscape. The 4.72 metre tall galvanised steel feed bin is also a concern. The Head of Conservation and Access has provided further comments following the Committee site visit and these are attached to this report. To conclude, what is proposed are two planning applications, each seeking a single poultry shed, which vary only in their position and orientation on the application site. The range areas for each building also differs, although both range areas would extend south of the new hedgerow proposed to the southern side of the poultry buildings. The applicant has sought advice from his own professional landscape consultant and a Landscape and Visual Impact Assessment has been prepared proposing landscape mitigation. However, the Authority’s own landscape advisors consider the proposed developments unacceptable. The landscape impact of each development is considered to be similar in each case and the development is considered to cause significant harm to the scenic beauty and character of this part of the National Park. The associated development and infrastructure, including the feed bin and range areas, heighten this impact and the landscape impact of development is accentuated when considering both proposed buildings together. Recommendation: Refuse Application No. 6/3/16/112 as per the recommendation set out in the Committee Report considered on 4 October and attached to this report.

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Application No: 6/3/16/112 Applicant: Mr and Mrs S Coates Location: The Barn, Higher Woolcotts, Blagdon lane, Brompton Regis Proposal: Proposed erection of a poultry shed (egg laying) and associated works (Full)

Application No: 6/3/16/113 Applicant: Mr and Mrs S Coates Location: The Barn, Higher Woolcotts, Blagdon lane, Brompton Regis Proposal: Proposed erection of a poultry building (free range egg layers) and associated works including feed bin (Full)

AUTHORITY COMMITTEE PLANNING SITE VISIT FRIDAY 14 OCTOBER 2016 at 10.00am PRESENT: Exmoor National Park Authority Committee Members: Mr N Holliday (Chairman) Mr M Dewdney Mr R Edgell Mr M Ellicott Mr E Ley Sir Richard Peek Mr S Pugsley Mr M Ryall Exmoor National Park Authority Officers: Mr J White (Principal Planning Officer) Mrs S Bryan (Head of Conservation & Access) Mrs C Carder (Corporate Support Officer) Applicant: Mr S Coates Brompton Regis Parish Council: Mr P Page

1. Introduction: The Chairman opened the site visit and confirmed as follows: 1.1 The site visit was a public meeting relating to two planning applications proposed on the same application site. 1.2 The applications would be considered and determined separately at a subsequent meeting of the Authority Committee, following a presentation by Planning Officers. 1.3 The purpose of the site visit was to enable Members of the Authority Committee to gain an understanding of the potential landscape impact of the development proposed by each application.

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1.4 The weather conditions and resulting poor visibility during the site visit meant it was not possible to gain an appreciation of the setting in the wider landscape. As views towards the application site from Haddon Hill would not be possible, this element of the site visit would not take place. 1.5 Planning Officers had taken photographs from Haddon Hill a few days earlier and if the opportunity arose prior to determination of the applications, Members of the Authority Committee were encouraged to visit Haddon Hill in more favourable weather conditions in order to view the application site. 1.6 The principal concern raised by Planning Officers was the potential impact of the development proposed by each application on the landscape character and scenic beauty, with particular concern about the reflective nature of the proposed roofing material. 2. Proposed Development: The approximate footprint of the building proposed by each application was marked out with posts. The site plan for the applications was viewed, along with a photograph of a structure similar to that proposed by each application. The meeting noted the following: 2.1 The outer side of the dark green plastic pvc material proposed to be used for the roof and the dark green plastic polyboard proposed to be used for cladding the elevations. 2.2 Both the cladding and roof material were available in other colours. 2.3 The location of the fence line to the east of the application which it was proposed to replace with a hedge (not hedgebank). 2.4 The location and proximity of the public bridleway at Kings Brompton Drive. 2.5 Each application proposed a separate building and range areas for poultry; however the access, hardstanding and feed silo elements, as well as the landscape mitigation proposals were common to both applications. 3. Landscape Character Sarah Bryan, Head of Conservation & Access, advised the meeting as follows: 3.1 The character of the Exmoor landscape was set out in the Exmoor Landscape Character Assessment which identified nine distinct landscape character types. 3.2 The application site was located in an area identified as Enclosed Farmed Hills with Commons. The key characteristics were rolling, rounded hills, with an agricultural use dominated by pasture grazed by sheep and cattle. A network of hedgerows was dominant, with mixed species hedges at lower levels and predominantly beech hedgebanks on higher ground. Buildings were typically tucked away into combes and valleys, with woodlands on valley sides. Views were of an undeveloped landscape with a lack of settlements, buildings and roads. 3.3 The condition of the landscape area was considered moderate having been affected by the loss of hedgerows and the breaking of hedgerow patterns. The

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erection of large non-traditional agricultural buildings was identified as a threat to the landscape condition. 3.4 The application site was located on high, exposed ground in open countryside. The proposed structures were not traditional farm buildings, nor were they associated with a traditional, historic farmstead, and there was concern about the potential need for additional fencing and the use of multiple feeders; structures that would not be associated with the grazing of sheep or cattle. 3.5 There were two principal views into the site: close views from Blagdon Lane which might be mitigated by landscape planting, and more distant views from Haddon Hill. The proposed development would be apparent from Haddon Hill and of most concern was the reflective nature of the roof material, particularly as the proposed buildings would be sited on rising ground which meant they would be slightly ‘tipped’ to the south. 3.6 It would preferable if the proposed landscape mitigation included the creation of a hedgebank, rather than a hedge, as this would be consistent with features of the wider landscape character. 3.7 The future management of any new hedge or hedgebank would not be within planning control. 4. Questions and Applicant’s Information: In response to questions from Authority Committee Members, the applicant advised as follows: 4.1 The distance between the proposed buildings was dictated by the L-shape design which was intended to accommodate a single egg laying room in the ‘corner’ where the ends of the two structures would meet. 4.2 The proposed development would not involve any ground excavation and therefore no material would be available on site from which to create a hedgebank. 4.3 The proposed new hedge could be sited closer to the proposed development. The hedge would be staggered planting of willow and beech and it was proposed to plant trees of 4-5ft in height and to allow the hedge to grow to provide shelter for the poultry. 4.4 The length of time it would take for a newly planted hedge to grow and establish was questioned. 4.5 The free range area would be fenced along the hedge line to prevent the poultry getting through the hedge. 4.6 The hedge on the eastern side of Bladgon Lane could be allowed to grow. It was understood that the hedge on the western side, adjacent to the application site, had been removed during the 1960s to prevent the lane from filling with snow during the winter months. 4.7 It was noted that the Exmoor Society had raised concern about the reflective nature of the roof material and had questioned whether a less-reflective, alternative material might be used.

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4.8 It was questioned whether the roof material might dull as part of the aging process and it was suggested that Planning Officers visit similar structures located near Challacombe and near Gupworthy, in order to provide the Authority Committee with an assessment of how the proposed buildings might weather. 4.9 It was noted that the landscape rises behind the application site and that the proposed development would not be on the skyline.

In closing the meeting, the Chairman thanked everyone for attending and advised that both applications would be considered by the Authority Committee at its next meeting on 1 November 2016.

The meeting closed at 10.40am

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Updated landscape and visual impact comments, Sarah Bryan, Head of Conservation and Access, 14 October 2016 This proposals are for two chicken buildings approximately 65m long, 3.7m high, 7m wide, with domed roofs at a site adjacent to Blagdon Lane, near Brompton Regis. Following the Member site visit on 14 October, Officers were asked to visit nearby poultry houses in order to better understand potential landscape and visual impacts. Based on an assessment of the current proposals and a visit to a nearby free range egg farm at Brompton Ralph, I would like to make the following comments. 1. Landscape Character Impacts 1.1 The application site for both applications sits within the “Enclosed Farmed Hills with Commons” Landscape Type. This is a landscape characterised by a “broad rolling terrain of hills and ridges. Land cover is defined by permanent pasture enclosed by beech hedge banks. ……..sheep are prevalent but cattle and horses are also present. There are some areas of arable land but these are very much the exception…… Strong influence of adjacent landscapes ……Irregular pattern of enclosure of medium-sized fields ….defined by prominent beech hedge banks on highest ground and mixed species hedges on lower slopes. Fields become noticeably smaller towards the adjacent valleys. Narrow rural lanes and tracks flanked by tall beech hedges create a strong sense of enclosure, restricting views and contrasting markedly with the adjacent areas of Unenclosed Moorland. Villages and hamlets are, for the most part, located within the adjacent valley landscapes – dispersed stone farms and cottages with slate roofs typify the limited built development within the landscape. These buildings are generally sited away from areas of highest ground, being more typically found in folds at the edge of the intersecting valleys”……. (Extracts from Exmoor Landscape Character Assessment, LUC 2007). 1.2 The application site itself is typical of the landscape type. This is an area typified by sheep and beef farming, medium scale grassy fields enclosed by beech hedgebanks, with long views to the moorland of Haddon Hill and across the wooded Kings Brompton valley. At the site itself hedgebanks have been removed and the landscape appears open and exposed. 1.3 Poultry and egg farming are not currently typical of upland agriculture in the National Park and this type of enterprise would bring a change to the character of the landscape in this area. The main changes are summarised as follows: 2. Buildings 2.1 Modern farm buildings are typically rectangular with sloping, matt, cement fibre roofs and timber weather boarded walls. The proposed poultry buildings are long and narrow, with reflective coverings which could be eye catching in sunlight. The buildings are not characteristic of the existing landscape. 3. Surrounding land management 3.1 While the chickens are allowed to range over several acres of grass, evidence from the Brompton Ralph site shows that the majority of birds stayed close to the shed.

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The ground was bare and compacted in a zone about 30m from the buildings. Occasional clumps of nettle survive, but the ground was essentially compacted mud. 4. Fencing and other equipment 4.1 The chickens may need more substantial fencing than stock fences. At the Brompton Ralph site the fence was close mesh, 1.5m high and electrified, with netting dug into the ground to deter predators. This has a greater visual impact than typical pig netting or high tensile fences. The enclosures may also need perches and shelters for the chickens to take cover / shade or perch which would add to the clutter of the site. The applicant has indicated that a normal stock fence would be sufficient, but if this proved insufficient the applicant could erect a fence up to 2m in height without the need for planning permission. 5. Visual Impacts 5.1 The site is open and exposed, partly because of altitude (330m or 1082 feet), partly because the former hedgebanks have been removed and replaced with wire fences. The applicant’s Landscape Assessment notes that the buildings will be “conspicuous” from viewpoints 1, 2, 15, 16, 19 and 20 (Haddon Hill, the bridleway to the west and Blagdon Lane itself). 5.2 From Bladgon Land travelling north there are clear views into the site. The buildings, protective fencing, erosion and bare ground will be apparent. Travelling from the north and looking south, the site is seen in the context of the modern farm buildings, with little screening. 5.3 From Haddon, the site is clearly visible in good weather in a key view from the vicinity of the car park. This is a sensitive location where people come specifically to enjoy the landscape and views. There are relatively few buildings visible in this view, most farmsteads being tucked into sheltered combes and valleys. This site is apparent because of the existing group of modern agricultural buildings on high ground with few surrounding hedgebanks. The proposal will multiply the footprint of the existing built area and is likely to draw the eye in good weather because of the reflective nature of the roofing material. 6. Landscape mitigation 6.1 Any new landscape work should reflect the character of the existing landscape rather than detracting from it. New planting and earthworks should help the buildings integrate into the landscape rather than being an additional uncharacteristic element which further adds to landscape change and loss of character. 6.2 The proposed landscape scheme includes new hedgerow planting to screen the development. Depending on the species chosen, trees planted at this altitude and exposure are likely to take at least 10 years to establish and up to twenty to provide good screening. Using larger trees is not generally recommended as trees grown at low altitudes in nurseries are shocked when transplanted. They often die or take many years to establish. Planting smaller trees and ensuring good weed control generally ensures better establishment. The most appropriate species would be

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beech which is very slow growing or a mixture with beech and native species. The applicant has proposed an appropriate mix of beech, hawthorn, hazel and sallow. The sallow is there to provide a faster growing nurse crop. 6.3 It has been clarified that the hedges will not be planted on banks. Hedgebanks are the traditional enclosure found throughout the National Park (and much of the south west). Reinstating hedgebanks would help to restore landscape character and have the benefit of some immediate low level screening. 6.4 The applicant‘s landscape plan also shows the hedge to the east of Blagdon Lane being allowed to grow up to provide screening from the east. This is outside of the planning application site and as such the National Park Authority cannot condition its management. It would be very advantageous in terms of the landscape to reinstate a boundary hedgebank to the west of Blagdon Lane, thus screening the views from the lane into the site. 7. Conclusion 7.1 Given the uncharacteristic nature of the proposal and the impact on a traditional pastoral landscape, the harmful visual impacts, particularly in views from Blagdon Lane and Haddon Hill, and the lack of sufficient mitigation through restoration of hedgebanks, I recommend refusing both applications.

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Application 6/3/16/112 Grid Ref. 296858 132641 No: Applicant: Mr & Mrs S Coates, The Barn Higher Woolcotts Blagdon Lane Brompton Regis, Dulverton, Somerset 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 Brendon 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’

6/3/16/112 04 October 2016 10 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 Haddon Hill. 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.

6/3/16/112 04 October 2016 11 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: SOMERSET COUNTY COUNCIL: 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.

6/3/16/112 04 October 2016 12 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.

6/3/16/112 04 October 2016 13 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 Wimbleball Lake 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

6/3/16/112 04 October 2016 14 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

6/3/16/112 04 October 2016 15 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

6/3/16/112 04 October 2016 16 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

6/3/16/112 04 October 2016 17 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

6/3/16/112 04 October 2016 18 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

6/3/16/112 04 October 2016 19 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.

6/3/16/112 04 October 2016 20 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 accessaccess 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.

6/3/16/112 04 October 2016 21 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

6/3/16/112 04 October 2016 22 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) (England) 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.

6/3/16/112 04 October 2016 23 Planning Application No 6/3/16/112

Blagdon Hill Blagdon Hill

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O Site Map Reproduced from an Ordnance Survey map with the permission of the 1:2500 Controller of HMSO © CrownCopyright reserved. Licence No 100024878

Planning Application No 6/3/16/112

Planning Application Site