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P/2016/0779 Lake Farm, Churchstoke, Montgomery, Powys

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P/2016/0779 Lake Farm, Churchstoke, Montgomery, Powys Planning, Taxi Licensing and Rights of Way Committee Report Application No: P/2016/0779 Grid Ref: 324285.13 291469.94 Community Churchstoke Valid Date: Officer: Council: 27/07/2016 Tamsin Law Applicant: Mr. Nicholas Evans J.D Evans and Son, Lake Farm, Churchstoke, Montgomery, Powys, SY15 6TG Location: Lake Farm, Churchstoke, Montgomery, Powys, SY15 6TG Proposal: Erection of two broiler houses and associated works, improvements to existing access and creation of passing-bay. Application Application for Full Planning Permission Type: The reason for Committee determination The application is subject to an Environmental Statement. Site Location and Description The proposed site for the broiler units is within enclosure 2356 immediately south of the modern farm buildings and south west of Lake Farm house. The field rises gently towards the south and south-west and beyond the field boundary more steeply towards Lake Wood and the Kerry Hills. A lake is located to the east of the proposed site within the adjacent field. An open field ditch runs along the southern boundary of the enclosure feeding into the lake. To the east of the location of the proposed units are two existing units measuring approximately 103 metres in length, 25 metres in width with a maximum height of 4.8 metres (5.55 metres to top of the ventilation fans) falling to 2.6 metres at the eaves. Four feed hoppers are sited at the northern end of the units. Full planning permission is now sought to expand the poultry enterprise through the provision of two poultry units, five feed silos, the extension of hardstanding and associated landscaping and entrance improvements. It is proposed that each unit would house a maximum of 45,000 broilers. The proposed buildings would measure 119 metres in length, 22 metres in width, with a maximum height of 4.8 metres (5.55 metres to the top of the ventilation fans) falling to 2.6 metres at the eaves. The feed silos will be located at the northern end of the units and would have a maximum height of 8 metres. The access to the broiler units would be through the existing access to the existing poultry units. Lake Farm is situated north of the Kerry Ridgeway within the undulating landscape of a small tributary of the Caebitra. The valley floor predominantly comprises glacial drift deposits with mounds suggesting drumlins, with Lake Farm situated in a natural bowl amongst these. 1 The farm includes predominantly improved grassland and arable interspersed with small conifer plantations and broadleaved woodlands. Fields are medium sized and generally bounded by wire and/or maintained hedgerows comprising native species predominantly Hawthorn and Blackthorn. Hedgerow trees are sparse and generally mature to over-mature Oak, Ash and Willow. The character of the landscape immediately around Lake Farm comprises fairly intensively farmed agricultural land giving way to grazing land and conifer plantations on the steeper slopes to the south. Copses of mixed species and tree groups along watercourses occur through the undulating lower ground. The landscape is characterized by scattered farms and cottages with clustered groups of 2/3 dwellings/farms at Pentrenant, Bacheldre and Pentreheyling. In addition to the traditional farm buildings there are large modern farm buildings including broiler houses at Pentreheyling and large pig units at Bacheldre and Claerwen. The units and associated ground works will be visible or partly visible from a number of residential properties: - Lake Farmhouse, Number '3' Lake Farm and Lyn Isaf, all of which are in the ownership of the applicant’s immediate family. A section of the proposed units not screened by the existing farm buildings will be visible from Highfields which is located to the north of Lake Farm. The site is also visible from Pentrenant Hall (Grade II Listed Building) located approximately 330 metres to the southwest. This elevated property has panoramic views across the Camlad valley towards the Corndon and Roundton hills. Located approximately 1.23km from the site is the Mellington Hall Historic Gardens. Located approximately 1.37km from the site is Offas Dyke. Consultee Response Churchstoke CC No comments received by Development Management at the time of writing this report. PCC – Highways You will be aware that the Highway Authority was unable to support the previous application namely P2014/0752 please see the Highways recommendation. I appreciate the junction is now being widened to facilitate the wheel tracks of an artic that are currently serving the complex. The applicants are also proposing one passing bay to mitigate against the extra large scale traffic. If you are minded to approve the application please apply the following conditions:- “Prior to any works commencing on site the junction of the C2151/U2693 shall be improved as detailed on the approved plan to the written satisfaction of the LPA” Prior to the operational use of the chicken units the applicant shall construct 1 passing bay, in a location to be agreed in writing by the Local Planning Authority. The passing bay shall be 2 constructed up to adoptable standard prior to any works being commenced on the development site. All vehicles associated with the chicken units shall travel along the A489/C2151/U2693 to enter and egress the site respectively. PCC - Building Control No comments received by Development Management at the time of writing this report. Wales & West Utilities No comments received by Development Management at the time of writing this report. Severn Trent Thank you for the opportunity to comment on this planning application. Please find our response noted below: Waste Water Comments: With Reference to the above planning application the company’s observations regarding sewerage are as follows. I can confirm having checked our statutory sewer records there are no sewers within the site area and therefore we have no comment to make. PCC - Environmental Health Noise control: I am satisfied with the conclusion of the noise impact assessment. In order to ensure the protection of amenity I would recommend the following condition: “The loading and unloading of service and delivery vehicles together with their arrival and departure from the site shall only take place within the hours of 0800 to 1800 hours Mondays to Fridays and 0800 to 1300 hours on Saturdays and not at any time on Sundays, Bank or Public Holidays (this condition excludes bird movements only).” Odour control: I am satisfied with the conclusion of the odour impact assessment in that none of the properties which are outside the control of the applicant are predicted to experience an unacceptable odour from the development. Also, all manure is to be immediately exported off site, therefore odour from manure storage is not a consideration. PCC - Rights of Way No response received by Development Management at the time of writing this report. PCC - Built Heritage Thank you for consulting me on the above application. I note the landscape that the proposed broiler units and biomass boilers and woodchip storage are to be located which is very attractive and contains a number of designated heritage assets namely; 3 Pentrenant Hall grade ll Cadw ID 17366 included on the statutory list on 01/10/1996, Pentrenant Farmhouse grade ll Cadw ID 7705 included on the statutory list on 26/10/1953 I note that the site lies within a designated Registered Landscape of the Vale of Montgomery and within the character area of Cwm. http://www.cpat.org.uk/projects/longer/histland/montgom/1078.htm I am mindful of the advise in Sections 16 and 66 of the Planning (Listed Buildings and Conservation areas) Act 1990, and paragraph 11 of Welsh Office Circular 61/96 which states “Sections 16 and 66 of the Act require authorities considering applications for planning permission or listed building consent for works which affect a listed building to have special regard to certain matters, including the desirability of preserving the setting of the building. The setting is often an essential part of a building's character especially if a park, garden or grounds have been laid out to complement its design or function. Also, the economic viability as well as the character of historic buildings may suffer and they can be robbed of much of their interest and of the contribution they make to townscape or the countryside if they become isolated from their surroundings, e.g. by new traffic routes, car parks, or other development.” However, I would also refer to more recent guidance in paragraph 6.5.9 of Planning Policy Wales 8th edition 2016 which states, “ Where a development proposal affects a listed building or its setting, the primary material consideration is the statutory requirement to have special regard to the desirability of preserving the building, or its setting, or any features of special architectural or historic interest which it possesses.” Cadw have prepared guidance on the setting of historic assets that is currently out for consultation, and whilst still out for consultation and not adopted the advice on how to assess the setting of listed buildings could be referred to, with the caveat that there may potentially be changes as a result of the consultation process. In addition to advice on how to assess the visual setting of listed buildings, advice on less tangible elements, including sensory perceptions such as noise and smell are included in the guidance. http://cadw.gov.wales/historicenvironment/policy/historicenvironmentbill/guidancedocuments/ ?lang=en The emerging document outlines the principles used to assess the potential impact of development or land management proposals on the settings of all heritage assets but is not intended to cover the impact on the setting of the historic environment at a landscape scale. The document advises that “Setting is the surroundings in which a historic asset is understood, experienced and appreciated, embracing present and past relationships to the surrounding landscape……The setting of a historic asset is not fixed and can change through time as the asset and its surroundings evolve.
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