Committee and Date Item/Paper North Planning Committee (Oswestry) 6 26th April 2011 Public Development Management Report Application Number: 10/01784/EIA Parish: Hordley Grid Ref: 339717 - 328495 Proposal: Construction of new abattoir and lairage buildings following demolition of existing abattoir and buildings; associated expansion of site road Site Address: ABP Ellesmere Hordley Ellesmere Shropshire SY12 9BL Applicant: Andrew Griffith Case Officer: Joe Crook email: [email protected] 1.0 THE PROPOSAL 1.1 The submitted application seeks permission for the construction of new enlarged abattoir and lairage buildings following demolition of the existing abattoir. The redevelopment includes a new access with weighbridge to the south east of the site leading onto an expanded vehicular turning and loading area; alterations to the boiler room in order to include an additional boiler; an onsite fat melting plant; a new canteen and staff quarters; and an enlarged internal storage area for by-products. There will also be new tallow storage tanks located beside the new fat plant, two blood storage tanks adjacent to the lairage as well as an additional diesel tank and one alternative fuel oil tank. The proposed development also includes a 4.5 metre timber acoustic barrier to the southern boundary of the site and a security building adjacent to the new access. 2.0 SITE LOCATION/DESCRIPTION 2.1 ABP Ellesmere abattoir is a large site located 3.5 miles south of Ellesmere within the rural village of Hordley. The site is surrounded by agricultural land with a sporadic scattering of dwellings and farms within the immediate vicinity, the nearest of which is 50 metres from the southern extremity of the site and approximately 120 metres from the existing operational area of ABP. 2.2 The application site is approximately 7 hectares in size with the site frontage stretching 350 metres along the adjacent highway. The site has developed Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 26th April 2011 piecemeal over a period of approximately 50 years and is made up of a variety of large industrial building with a relatively aged cluster of buildings and sheds making up the abattoir and lairage to the south of the operational area of the site. There is a large access to the north east corner of the site and a smaller access to the south east corner of the existing operational site. 3.0 RECOMMENDATIONS 3.1 That the Development Management Area Manager be given delegated powers to issue planning permission subject to conditions and subject to the applicants entering into a Section 106 Legal Agreement to provide the following: Agreed Travel Plan The travel plan will set out the requirements and agreed targets expected of the development to include (but not exclusively): Reducing single occupancy vehicular trips to/from the site (staff and visitors) by promoting (and where necessary providing incentives for) alternative and more sustainable forms of transport; Management & Coordination of the Travel Plan; Monitoring vehicular movement ; Reviewing of Plan & Targets; Formalising the Liaison Group and its role; Formalise HGV Routing Agreement; Set base line traffic data; Set penalties and/or contingencies if agreed targets not achieved and transgression of routing agreement. Construction Traffic Management Plan A Construction Traffic Management Plan will be produced to include: Co-ordination of construction traffic with the day to day activities of the site ensuring there is no unacceptable adverse impact on the safe and free flow of traffic along the adjacent highway network; Management of construction traffic according with the Routing Agreement unless otherwise agreed; Possible layover for HGV’s away from the site to minimise localised congestion within the immediate vicinity of the site. Routing Agreement A Routing Agreement will form part of the Section 106 Agreement to ensure: All HGV’s associated with the site use an agreed route to and from the site via the Queens Head and A5; The use of this route is promoted and monitored as part of the Travel Plan, to include relevant penalties where vehicles transgress agreement. Arrangements to have suitable routing information available for Satellite Navigation purposes. Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 26th April 2011 Financial Contributions The applicant has agreed to provide a financial contribution of £30,000.00 to the Council for the purposes of: Implementing an enhanced route signing scheme; Providing highway infrastructure improvements and repairs in the vicinity of the site frontage and where appropriate along the agreed HGV route. 4.0 REASON FOR COMMITTEE 4.1 Objection from the Parish Council. 5.0 RELEVANT PLANNING HISTORY 5.1 NS/49/02907/FUL Proposed workshop at the mill GRANT 2nd January 1950 NS/50/04270/FUL Proposed pump house for water supply GRANT 30th October 1950 NS/57/13833/FUL Alterations and additions to abattoir, erection of office block and widening of existing access GRANT 4th June 1957 NS/60/02553/FUL Alteration and additions to process rooms GRANT 30th November 1960 NS/64/00966/FUL Installation of underground petroleum storage tanks GRANT 6th May 1964 NS/65/01270/FUL Proposed alterations to office block GRANT 2nd June 1965 NS/66/02212/FUL Alteration and additions to Hordley abattoir GRANT 30th November 1966 NS/71/02552/FUL Alteration and additions to existing office accommodation GRANT 8th October 1971 NS/72/04291/FUL Formation of vehicular access GRANT 6th November 1972 NS/73/04441/FUL Erection of four dwellings for the occupation by abatoir employees, installation of septic tank and alterations to existing vehicular access GRANT 5th December 1973 NS/74/00086/FUL Erection of 7 tanks (10 metres high x 2.74m diameter) for storage of tallow products GRANT 4th June 1974 NS/74/00714/FUL Erection of meal mixer / storage silo GRANT 4th February 1975 NS/75/00829/FUL Proposed erection of office accommodation GRANT 7th October 1975 NS/77/00150/FUL Alterations, additions and extensions (8560sq ft) to existing abattoir to form meat processing plant incorporating blast freezing and cold storage facilities and locker / mess room, accommodation and store rooms Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 26th April 2011 GRANT 14th June 19 NS/80/00849/FUL Erection of tray wash and storage unit GRANT 5th December 1980 NS/83/00298/FUL Erection of lairage (aprrox 22m x 10m) and extensions to existing premises to provide additional slaughter area, offices and ladies rest room GRANT 5th July 1983 NS/85/00021/FUL Erection of extension to existing factory premises to provide boning, cutting, preparing, packing and dispatch facilities and construction of access road GRANT 20th March 1985 NS/85/00282/FUL Erection of extension to existing factory premises to provide boning, cutting, preparation and display facilities, alterations to existing access and extensions to existing sub station GRANT 20th June 1985 NS/85/00397/FUL Temporary use of land for the stationing of three portakabins to provide staff facilities GRANT 19th July 1985 NS/89/00348/FUL Change of use from workshop and stores to canteen, toilets and locker rooms GRANT 15th May 1989 NS/89/00355/FUL Erection of building for the storage of vacuum packed meat products GRANT 15th May 1989 NS/94/00331/FUL Change of use of lairage to boiler house and construction of 2 chimney stacks GRANT 22nd June 1994 NS/97/00333/FUL Erection of an extension to meat processing room, dry goods store and loading bay GRANT 21st March 2000 NS/98/00320/FUL Erection of a single storey extension to provide equipment wash and storage rooms, offices, labs and access corridor to new cap extension GRANT 13th January 1999 NS/99/10318/FUL Construction of earth bund to south of site GRANT 27th September 1999 NS/99/10320/FUL Construction of earth bund to north of site GRANT 7th September 1999 NS/01/01076/FUL Erection of dry goods store, tray wash, process room, finished product store and chiller rooms REFUSE 13th February 2002 09/03252/FUL Erection of aviation fuel tank within the grounds of ABP Ellesmere GRANT 6th January 2010 6.0 CONSULTEE RESPONSES 6.1 Following the initial consultation and three subsequent consultations on amended plans and updated information the following responses were received: Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 26th April 2011 Hordley Parish Council – Object to the application on the following grounds: The scale of the proposed development is unacceptable and will increase the existing abattoir by 140% which will further dominate the landscape, be visually intrusive and have an adverse impact on the surrounding area. There is insufficient justification provided for the scale of development proposed or for the redevelopment of the site. The scale of the proposed development will allow for a doubling of the current slaughter rates and substantially increase the production of the abattoir. The abattoir is not in a suitable location and alternative sites should be considered where an industrial use is more appropriate. This has not been considered by ABP. The siting of the building is considered to be inappropriate. The proposal will have an adverse impact on the surrounding highway network which is unsuitable for the existing and proposed operation and will worsen the condition of the roads due to the inevitable increases in traffic movements. The noise levels created by the proposal will be unacceptable and will have a detrimental impact on the surrounding properties. The proposed levels exceed those stated within the World Health Organisation recommendations and also those previously conditioned by the Local Planning Authority. The proposed access to the south is unacceptable as it will lead to stacking of lorries onto the highway. The proposed access will destroy existing trees planted and maintained by the Parish Council which will have a significant impact on the amenity of the area.