Application Ref: / 3/2017/0063 /
Date Inspected: / 26/04/2017
Officer: / AB
DELEGATED ITEM FILE REPORT: / APPROVAL
Development Description: / New broiler house for an additional 40,000 birds.
Site Address/Location: / Low Farm Ribchester Road Clayton le Dale BB1 9EE
CONSULTATIONS: / Parish/Town Council
None received.
CONSULTATIONS: / Highways/Water Authority/Other Bodies
LCC Highways:
No objection subject to conditions.
Lead Local Flood Authority:
No objection subject to conditions.
Electricity North West:
No objection.
ADAS:
No identified concerns with what seems to be a well-thought out and appropriate development.
Environment Agency:
We have no objection in principle to the proposed development, but wish to make the following comments:-
Environmental permitting – intensive agriculture
As the construction of the second broiler house will take the total number of broiler places at the farm to above 40,000, the proposed poultry operation will require a permit under The Environmental Permitting (England and Wales) Regulations 2016. We have not identified any major concerns about issuing a permit for this development based upon the current information submitted in support of this planning application, and we consider risks to people and the environment are capable of being reduced to a satisfactory level using measures to prevent, minimise and/or control pollution.
Our Environment Officer, Simon Boocock, has liaised with the applicant and preapplication permit advice has been provided on this proposal. The initial stage in the permit application process is to undertake the initial assessment of ammonia emissions from the farm. However, it should be noted that the ammonia screening may indicate that more detailed modelling could be required.
As sensitive receptors lie within 400 metres of the proposed activity, odour and noise management plans will be required. In addition, if there are any sensitive receptors within 100 metres, including the farm house, then a dust and bioaerosol risk assessment will also be required. We will not be able to issue a permit until information has been provided to satisfactorily demonstrate that there will not be an unacceptable risk to people and the environment.
CONSULTATIONS: / Additional Representations.
A total of five objections have been received in relation to the proposals and raise the following issues:
- No Environmental Impact Assessment was requested.
- The installation would be visual or partially visible from a number of locations.
- Building would have a negative visual impact.
- No details of employment created.
- Strong and unpleasant odour when buildings are being cleaned out.
- Worse odour when muck spreading is taking place.
- Increase in traffic along access road and degradation of road surface.
- Increase in noise from the farm.
- Increased dust and health concerns.
- Rodent activity in the local area is likely to get worse.
- Construction phase would cause disruption and inconvenience.
- Prevailing wind direction is from the southwest.
RELEVANT POLICIES:
Ribble Valley Core Strategy:
Key Statement DS1 – Development Strategy
Key Statement DS2 – Presumption in Favour of Sustainable Development
Key Statement EN2 – Landscape
Key Statement EC1 – Business and Employment Development
Policy DMG1 – General Considerations
Policy DMG2 – Strategic Considerations
Policy DME2 – Landscape and Townscape Protection
Policy DMB1 – Supporting Business Growth and the Local Economy
National Planning Policy Framework
PLANNING HISTORY:
3/2016/1072 - Request for screening opinion for new broiler house 100.5m long, 21.6m wide including associated facilities including feed silos, control room/store etc. EIA not required.
3/2006/0127 - Proposed poultry house extension and the moving of an existing feed hopper together with the addition of a further feed hopper.
3/2005/1031 - The proposed demolition of 2no. dilapidated poultry houses and feed hoppers and the construction of a new modern poultry house and feed hopper.
ASSESSMENT OF PROPOSED DEVELOPMENT:
Proposed Development for which consent is sought:
Consent is sought for the erection of a new broiler house along with feed silos at Low Farm, Ribchester, Clayton-le-Dale. Low Farm is located in an Open Countryside location and is situated to the west of Ribchester Road and south of the A59. The farm complex comprises broiler housing for approximately 40,000 birds, associated silos, biomass plant/ fuel store, general storage/ farm buildings and midden. The agricultural holding extends to an area of approximately 52 acres of land. The site is accessed off Ribchester Road along an approximately 170m long access road.
The proposed development would comprise a new broiler house along with associated feed silos. The new broiler house would accommodate an additional 40,000 broilers taking the total number of broilers on site to 80,000. The proposed broiler house would be approximately 100.5m in length and 21.6m wide. It would have a ridge height of around 5.65m and would be roofed/clad with polyester powder coated steel sheeting in Juniper Green. The proposed building would be located to the south west of the existing farm complex and would be set at a lower level within the adjoining field. There would be a total of 16 fans located on top of the broiler house for ventilation which are operated by temperature. The broiler house will consist of a large open space used by the birds during the growing cycle which lasts for an 8 week period.
An Environmental Impact Assessment Screening Opinion was sought by the application (ref:3/2016/1072/P) which established that the nature of the proposed development did not require the submission of an environmental impact assessment.
Observations/Consideration of Matters Raised/Conclusion:
The main considerations in determining this application relate to the principle of the development, its impact of the visual appearance of the open countryside, its impact on highway safety and its effect on the amenity of the area including the residential amenity of nearby residents.
Principle of Development
In terms of the principle of development, Core Strategy Key Statement EC1 states that developments that contribute to farm diversification, strengthening of the wider rural and village economies or that promote town centre viability will be supported in principle. Development needed for the purposes of agriculture is considered acceptable in principle within Tier 2 villages and outside the defined settlement boundaries and therefore the proposal accords with the general intentions of Policy DMG2.
The agent has confirmed that there is a long-term contract in place to supply Gafoor Pure Halal Ltd. and the Local Planning Authority is satisfied that the economic sustainability of the enterprise is safeguarded in the medium term. The Council’s agricultural advisor has raised no concerns regarding the size of the building or the operational management of the site. The proposed development is therefore considered acceptable in principle subject to other material considerations discussed below.
Visual Amenity
The proposed development is located in the open countryside close to the settlement of Wilpshire. Ribchester Road extends from the settlement of Wilpshire to the north west and residential properties form a ribbon of development along both sides of Ribchester Road. The area is characterised as suburban and undulating lowland farm land in the Landscape Strategy for Lancashire which is characterised by a high density of farms and scattered cottages. The application site is located approximately 250m to the southwest of Ribchester Road and is on land that is considerably lower than the highway. The application site is bound to the south and west by farmland.
Whilst the footprint of the building is large it is considered to be of an appropriate to ensure the proposed development is suitable for its intended purpose. The building is low rise, being a maximum height of 5.65m, is sited on an area of land that is lower than the main farm complex and would be seen as part of the existing group of farm buildings. Localised views of the building are restricted predominantly to the A59 and the building would be largely screened from views from the east by the existing farm buildings and local topography. The surrounding area is predominantly rural and farm enterprises are a common feature in the landscape and therefore I do not consider that the proposal results in such visual harm to warrant a refusal.
The building would be finished in Juniper Green polyester powder coated steel sheeting to match existing farmstead buildings and the design and scale of the building would also be reflective of existing buildings at the site.
Impact on Residential Amenity
The nearest noise and odour sensitive receptors to the application site are located approximately 190m away. Residential properties form a ribbon of development along the southwest side of Ribchester Road and are located to the east and northeast of the proposed broiler house. There are also 4no. dwellings located adjacent to the farm access track. The existing farm complex is situated between the proposed broiler unit and dwellings to the northeast and east of the development site. The nearest dwelling to the north/north west is located at a distance of around 320m and to the west the intervening distance between receptors is in excess of 500m.
Concerns have been raised in relation to noise and odour from the proposed new broiler unit. In terms of assessing the proposals impact on the residential amenity of neighbouring occupants and the amenity of the area in general the application is supported by an Odour Assessment and Acoustic Survey.
On site noise monitoring was undertaken at the site and resulted in a prevailing background noise level of 43.2dB. Sound produced by the filling of feed silos would result in a sound level below the background noise level taking into account intervening distances. Noise from vehicular movements to remove birds and waste would not exceed the recommended guideline figures for noise in the outdoor amenity areas nor would it exceed the recommended internal noise levels.
With respect to the ventilation fans in the roof of the broiler building, given the distance to the nearest residential property and taking into account the maximum noise level when all 16 fans would be operating at the same time the noise levels would be below the recommended noise levels. The Council’s Environmental Health Officer and Head of Environmental Health have raised no objection on the basis of noise therefore it is considered that the development would not result in a significant adverse impact on the amenity of nearby residents as a result of noise.
The issue of odour and dust has been the main subject of resident objections. The applicant has submitted an Odour Assessment. It should be noted that farm site will fall under the requirements of the Environmental Permitting Regulations 2016 and as such will require a permit to be applied for and held from the Environment Agency. The Environment Agency permit will include a number of conditions relating to emissions to land, air and water, including the control of odour, dust and noise. Odour from the facility could escape from the building via the fans. In addition, every 8 weeks fully grown birds are removed from the housing unit and the unit is cleaned prior to the new batch of chicks arriving. Manure is removed from the building and taken via covered trucks from the farm for use elsewhere, and is therefore disturbed and exposed.
The nearest receptor is located to the east-north-east of the proposed building at a distance of around 190m. The receptors are situated on higher ground than the proposed broiler house and existing agricultural buildings intervene. It should be noted that prior to the submission of this application no complaints had been received by the Council concerning odours from Low Farm. The systems used in the existing broiler houses would be the same as used in the proposed building with regard to growing cycles and cleaning of the units.
The surrounding fields are regularly used for muck spreading, including some poultry manure which has been stock piled on site which the applicant recognises can be an odorous process. However, the practice of spreading manures on land is recognised as a standard farming activity and is to be expected in a semi-rural environment. The Odour Assessment presents prevailing wind data from a weather station site at Preston which shows that the prevailing wind is from the south/south-south-west. This would take odours and dust north, away from the main receptors. One objection has been received which states that the nearest weather station is located at Rishton Reservoir which records prevailing wind from the south-west. The nearest receptor to the north-east of the proposed broiler house is located 250m away. Notwithstanding this, the Council’s Environmental Health Section does not feel that the proposed development would have a detrimental impact on the amenity of the area from the information that has been provided. The new broiler house would have all waste that it generates removed off-site and this would mean that the only odour sourced would be from the spreading of waste from the existing sheds. The Environment Agency has not identified any major concerns about issuing a permit for this development based upon the current information submitted in support of this planning application and considers risks to people and the environment are capable of being reduced to asatisfactory level using measures to prevent, minimise and/or control pollution.
The applicant has identified a range of physical and management measures (an Odour Management Plan) that would be put in place to reduce odour and dust emissions including:- daily checks; prescribed cleaning processes; regular dust checks; compliance with a permit issued under Environmental Permitting Regulations; regular maintenance and; a complaints procedure, as well as emergency and contingency measures.
Highway Safety
The County Highways Surveyor has raised no objection to the development on the basis of increased HGV movements. However, taking note of the increase in vehicle numbers, there is no information as to where the vehicles would be arriving from. The preference would for them to be routed via the A59 as this would reduce the impact that the extra vehicle movements will have on the residential properties to the east of the site. It would also provide a more direct access. Moreover, the site access is deteriorating presently and the additional vehicles will lead to further deterioration. It is therefore recommended that the access from Ribchester Road is repaired/resurfaced before first use of the development.
Conclusion
The proposal relates to an agricultural development located in rural area that would be of benefit to the local rural economy. The Council’s agricultural advisor does not have any objections in relation to the principle or the detailed aspects of the proposal. The County Highway Authority also does not have any objections to the proposal subject to conditions. As described above in the report, the proposal is also considered to be acceptable with regards to all other relevant considerations. It is therefore considered, accordingly, that permission should be granted subject to appropriate conditions.
RECOMMENDATION: / That planning consent be granted