Construction of four poultry sheds and feed bins, ancillary works, alterations to existing vehicular access, installation of solar photovoltaic panels and associated landscaping.

The Special Projects and Minerals Manager introduced the application for the construction of four poultry sheds and feed bins, ancillary works, alterations to existing vehicular access, installation of solar photovoltaic panels and associated landscaping.  With reference to the drawings displayed, he drew Members attention to the proposed location, elevations, drainage, landscape, floor plans and residential receptors.  He explained that it was proposed to build a four-shed poultry unit on land south-east of Aston Rogers and 2 miles south of Westbury.  The site comprised part of a rectangular field surrounded by established hedges.  It was accessed from an existing farm track which joined the B4386 opposite the Aston Rogers junction. The poultry sheds would house 180,000 birds and would have associated feed bins, control rooms and a service yard area.  The sheds would each measure 98 metres long, 25 metres wide and 4.6 metres to the ridge and would be fitted with high-speed extractor fans.  Eight feed bins 7.5m high, would be positioned between the sheds.  The sheds and feed bins would be coloured slate blue.  The south-west facing roof slope of one of the buildings would be covered by solar panels.  A water balancing swale would be provided north east of the sheds.  Improvements were proposed to the existing junction onto the B4386 and for 50m south of this.  An existing 50m stretch of hedgerow to the north-west of the proposed sheds would be re-planted including hedgerow trees.  Similar planting would be undertaken 450m south east of the sheds, in front of the proposed manure store location.  The proposals fell within Schedule 1 of the Environmental Impact Assessment Regulations and so were automatically referred to committee.

       The Special Projects and Minerals Manager explained Worthen with Shelve Parish Council supported the proposal, with a request for the access track to be improved for the whole of its whole length.  The applicant had provided further information on odour and noise in response to comments from the Environment Agency.  The Environment Agency and Public Protection had not objected.  The access track was also a public footpath but the Countryside section had not objected.  Highways had acknowledged the benefits of the proposed access improvement whilst ecological consultees had confirmed that no designated wildlife sites or protected species would be affected.  24 local residents had raised objections.  The main concerns related to scale and visual impact in the countryside, pollution, noise, odour, health and animal welfare.  Two local residents supported the proposals as being agricultural in nature, well sited and supporting the rural economy.

       The Special Projects and Minerals Manager explained that the Core Strategy policy CS5 supported rural diversification on appropriate sites.  In terms of traffic, there would be an average or almost three vehicle visits or six movements per day, with peaks during the 7.6 annual crop cycles.  The poultry units would be regulated under the Environmental Permitting system which would incorporate noise and odour management plans.  The farm already imported similar quantities of poultry manure sourced from elsewhere to spread as a fertilizer.  The applicant farmed sufficient land area to spread the manure within its own ownership and a suitable storage location had been identified over 800m from the nearest dwellings.  Planning conditions covering amenity matters had also been recommended to provide added reassurance.  In terms of visual impact the proposed site was set down in a gentle topographic depression some 400-750m from the nearest residential properties and 2km north of the Area of Outstanding Natural Beauty (AONB).  Distance and the proposed planting would help to mitigate any views from Aston Rogers and the nearest heritage buildings.  Historic Environment had raised no objections.  The sheds would be of a ‘low profile’ design and located in a gentle topographic depression adjacent to an existing agricultural barn.  With the exception of the nearby footpath they would generally be viewed only from a distance.

      In conclusion, the Special Projects and Minerals Managerconsidered that the proposals represented an appropriate form of agricultural diversification which would secure the future of the business whilst contributing to the local economy and employment.  It would also help to satisfy a strong demand for locally produced poultry.  It was considered that the Environmental Impact Assessment accompanying the application demonstrated that the environmental impacts of the proposed development were not significant and were capable of being effectively mitigated.  The recommended conditions would be supplemented by detailed operational controls under the Environment Agency’s permitting regime. It was concluded that, on balance, the proposals were capable of being accepted in relation to relevant development plan policies and guidance.

Members had undertaken a site visit that morning and had assessed the impact of the proposed development on neighbouring properties and the surrounding area. 

Mr S Jones, the agent, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees, during which the following points were raised:

·         There had been no objections from statutory consultees;

·         The Environmental Impact Assessment had been granted;

·         The suggested conditions were acceptable to the applicant;

·         The entrance to the site would be moved by 15m;

·         The applicant had mowed the verges for many years and was happy to continue to do so;

·         Only 24 objections had been received and, of these, the number of objections from local people was minimal; and

·         The development would be in accordance with planning policy.

In response to questions from Members, the applicant provided clarification on the access arrangements.

In accordance with Council Procedure Rules (Part 4, Paragraph 6.1) Councillor Mrs H Kidd, as local Member, participated in the discussion and made a statement but did not vote.  She expressed concerns relating to the high speeds of traffic travelling along the B4386, which was a long stretch of straight road which encouraged high speeds and overtaking. There had been numerous accidents and/or near misses and she requested that consideration be given to traffic calming measures, eg double white lines, along the whole stretch of this road rather than the 15 metres as suggested in the report.

In response, the Special Projects and Minerals Manager, explained that the traffic would be cyclical; any conditions should be quantifiable and have regard to the scale and nature of the proposal; and the junction had been in use without incident for 20 years.  The Highways Development Control Manager (South) explained that police approval and certain criteria  would have to be met before double white lines were implemented; improved access arrangements had been proposed by the applicant; and reiterated that any conditions should be appropriate and reasonable.

A proposal to defer the application for further consultation and investigation into possible traffic calming measures was withdrawn and following an amendment to the Officer recommendation to secure a contribution of £2,000 towards traffic calming measures along the B4386 it was:-

RESOLVED:

That, subject to a Legal Agreement relating to a contribution of £2,000 from the applicant towards traffic calming measures, planning permission be granted as per the Officer’s recommendation.

Reason: In the interest of highway safety.