Agenda item

The Chairman introduced the next application for consideration, number 143510 for erection of poultry farm for chicken production, including 6no. poultry houses, 1no. agricultural workers dwelling and associated infrastructure, at Johnnies Farm, land East of Plum Products Ltd, The Cliff, Ingham. The Officer updated the Committee that a signed completed copy of the unilateral undertaking had been received that day and there had been a comment received from the Department of Levelling Up Housing Communities stating they had no comment to make in relation to the environmental statement submitted with the application.

 

The Chairman stated there was one registered speaker, Mr Ian Pick, Agent for the Applicant. Mr Pick made the following statement.

 

“Thank you Chairman, Members. These planning applications involve a very complex process. Significant site selection criteria is required before we put forward these planning applications into the planning system. The issues that we need to address with these types of planning applications relate to residential amenity. The sites need to be remote from neighbours in order to comply with the Environment Agency's rules for environmental permitting for the protection of amenity so, in terms of putting these applications forward, we have to model noise, we have to model odour, to make sure it complies with the Environment Agency criteria for the granting environmental permit. That was all done prior to submitting this planning application and the development site was compliant with those rules.

 

We also have to look at ammonia impact to offsite sites of ecological importance, which is following Environment Agency and Natural England criteria. We're looking at whether the development will have an adverse impact on ancient woodlands, local wildlife sites, special scientific interest or special areas of conservation. Our ammonia impact assessment for this development showed it was compliant with the Natural England and Environment Agency thresholds for the development. We've also got to look at highways. These developments require HGV access for food deliveries and the collection of the birds to take them to the factory and the removal of the manure, so we need good access to the main road network.

 

In terms of this site, we have the two tier consenting process. We need planning permission to build it and we need an environmental permit to operate it. We've already been granted the environmental permit to operate by the Environment Agency, and that covers matters of disposal of waste, residential amenity, noise, odour, ammonia, drainage. In terms of the highways’ impacts of the development, we have been in negotiation with the Highway Authority, who came back to us wanting some improvement to the highway access. We have agreed to, and provided plans for, widening of the entrance and widening of the access road into the site so that two HGVs can pass. In terms of the ammonia issue, we are fully compliant with environmental permitting and Natural England regulations.

 

In terms of the consultation on this application, we've presented an application for a poultry unit. This type of development generally attracts some level of opposition, just for the nature of what it is. In this instance, we've got very few negative comments on this application. We do have concerns raised by the parish council with regard to odour and we've also got concerns raised by plum play with regard to odour issues. I can assure the Committee and the parish council and plum play that we have considered those issues in terms of our site selection and our odour impact assessment, and the Environment Agency are satisfied that there will not be a negative impact on any residents, or plum play, and the environmental permit has been granted to that effect.

 

Furthermore, in terms of the management of waste from this site, we have secured a contract to pull this into one of the litter burning power stations. We're not proposing any field heaps around the farm, we're not proposing any land spreading, we have simply, at the end of each cycle, lorries will come to the site will be loaded, sheeted and off it will go into the biomass power station and be disposed of for renewable energy purposes.

 

We've gone through a very significant process. We've been through full environmental impact assessments. We've been through a permit application with the Environment Agency and everything points to the direction that this site is exceptional for the proposed use. There are very few sites that we put forward, or very few sites that we look at, that are entirely suitable for this use and very few sites attract very little objection. This is one of them. The application has been recommended for approval and has no objection from any statutory consultee. It is respectfully requested that planning permission is granted. Thank you.”

 

The Chairman thanked Mr Pick for his statement and, with no further Officer comment, invited Members of the Committee to speak.

 

A Member of the Committee enquired as to the road safety implications of increased HGV use on the road leading to the site and it was highlighted that Highways Agency had been involved and any concerns raised had already been addressed with the applicant. Members appreciated that developments of this nature tended to attract high levels of objections, which was not the case for this application.

 

Having been proposed and seconded, the Chairman took the vote and it was agreed that permission be GRANTED subject to the following conditions.

 

Conditions stating the time by which the development must be commenced:

 

1. The development hereby permitted must be begun before the expiration of three years from the date of this permission.

 

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

 

Conditions which apply or require matters to be agreed before the development commenced:

 

2. No development must take place until a Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan and Method Statement shall include:

a) the parking of vehicles of site operatives and visitors;

b) loading and unloading of plant and materials;

c) storage of plant and materials used in constructing the development;

d) wheel washing facilities;

e) the routes of construction traffic to and from the site including any off site routes for the disposal of excavated material and;

f) noise and dust mitigation measures

g) measures to maintain unrestricted access to public right of way Ingh/16/1

The approved Construction Management Plan and Method Statement must be strictly adhered to throughout the construction period.

 

Reason: To ensure that the public highway is not impeded during the construction phase or affect the amenity of nearby uses to accord with the National Planning Policy Framework, local policy LP13 and LP26 of the Central Lincolnshire Local Plan 2012-2036.

 

3. No development shall take place until, suitably qualified contaminated land assessments and associated remedial strategy with none technical summaries, conclusions and recommendations, together with a timetable of works, have been submitted to and approved in writing by the Local Planning Authority (LPA) and the measures approved in that scheme shall be fully implemented. [Outcomes shall appropriately reflect end use and when combining another investigative purpose have a dedicated contaminative summary with justifications cross referenced]. The scheme shall include all of the following measures unless the LPA dispenses with any such requirement specifically in writing

a) The contaminated land assessment shall include a desk study to be submitted to the LPA for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the LPA prior to investigations commencing on site.

b) The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a Quality Assured sampling and analysis methodology.

c) A site investigation report detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the LPA. The LPA shall approve such remedial works as required prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters.

d) Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. If during the works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the LPA.

e) Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the LPA. The closure report shall include details of the proposed remediation works and quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from the site.

 

Reason: In order to safeguard human health and the water environment and identify potential contamination on-site and the potential for off-site migration as recommended by the Environmental Protection Officer to accord with the National Planning Policy Framework and local policy LP16 of the Central Lincolnshire Local Plan.

 

4. No development must take place until the type and position (including a plan) of the following protected species measures have been submitted to and approved in writing by the Local Planning Authority.

 Four hedgehog nesting boxes (placed in the base of hedgerows within the curtilage of the farm).

 Eight bird nesting boxes (mixed design to be erected on suitable trees within the curtilage of the farm).

 Eight bat roost boxes (erected on suitable trees within the curtilage of the farm)

The nesting and roost boxes must be installed prior to any operation or occupation of the site and retained as such thereafter.

 

Reason: To respond to the recommendations of the Preliminary Ecological Appraisal (PEA) dated July 2021 to accord to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

Conditions which apply or are to be observed during the course of the development:

 

5. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:

 IP/WACR/04 dated April 2021 – Site Plan

 IP/WACR/03 dated April 2021 – Poultry Houses and Control Room Elevations and Floor plans

 IP/WACR/04 dated April 2021 – Occupational Dwelling Elevation, Floor and Roof Plans

 IP/WACR/05 dated April 2021 – Amenity Block Elevation, Floor and Roof Plans

 IP/WACR/06 dated April 2021 – Ancillary Structures Elevation and Floor Plans

 IP/WACR/07 dated August 2021 – Rainwater Harvester Pond Section and Floor Plan

The works must be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and local policy LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

 

6. The development hereby permitted must be construction from the following materials:

Poultry Buildings:

 Precast concrete walls to 450mm height with polyester coated profile sheeting elevations above in olive green above (RAL 6003).

 Polyester coated profile sheeting roof in olive green (RAL 6003).

 Black plastic roof mounted ventilation chimneys

Feed bins:

 Plastic and coloured olive green (RAL 6003)

Ancillary buildings:(control rooms, plant room, amenity building and dead bird store)

 Profile sheet cladded walls and roof in olive green (RAL 6003)

Agricultural workers bungalow:

 Shire Autumn Russet 65mm Facing Brick

 Redland Cambrian interlocking slate effect roof tile

 White uPVC soft coat (Reflective Low) 1.4 u value doors and windows.

 

Reason: To ensure the use of materials which are appropriate to the agricultural use of the site and the open countryside to accord with the National Planning Policy Framework and local policy LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

 

7. Excluding the occupational dwelling no operation of the poultry units must take place until the surface water drainage scheme identified on drainage plan WAC-AWP-ZZ-XX-DR-C-3300 Revision P2 dated 25th August 2021 in appendix E of the Flood Risk and Drainage Assessment dated 25^th August 2021 (issue A) has been fully completed. The approved surface water drainage scheme must be maintained and retained as such thereafter.

 

Reason: To ensure adequate drainage facilities are provided to serve the built structures and hardstanding on the site to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and local policy LP14 of the Central Lincolnshire Local Plan 2012-2036.

 

8. No occupation of the dwelling must take place its surface water drainage scheme identified on drainage plan WAC-AWP-ZZ-XX-DR-C-3300 Revision P2 dated 25th August 2021 in appendix E of the Flood Risk and Drainage Assessment dated 25th August 2021 (issue A) has been fully completed. The approved surface water drainage scheme must be maintained and retained as such thereafter.

 

Reason: To ensure adequate drainage facilities are provided to serve the built structures and hardstanding on the site to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and local policy LP14 of the Central Lincolnshire Local Plan 2012-2036.

 

9. No operation of the amenity block or occupation of the dwelling must take place until it individual foul water drainage scheme identified on drainage plan WAC-AWP-ZZ-XX-DR-C-3300 Revision P2 dated 25th August 2021 in appendix E of the Flood Risk and Drainage Assessment dated 25^th August 2021 (issue A) has been fully completed. The approved foul drainage scheme must be maintained and retained as such thereafter.

 

Reason: To ensure adequate drainage facilities are provided to serve the built structures and hardstanding on the site to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and local policy LP14 of the Central Lincolnshire Local Plan 2012-2036.

 

10. The development must be completed in strict accordance with landscaping plan IPA1197-11 Revision B dated 11th November 2021. All planting or turfing comprised in the landscaping plan must be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. The landscaping must be retained as such thereafter.

 

Reason: To ensure that additional trees and hedging are provided on the boundaries of the site to soften its appearance to accord with the National Planning Policy Framework and local policies LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

 

11. No operation of the development must take place until the access widening scheme identified on plan 19188-02 dated September 2021 has been fully completed. The approved access widening scheme must be maintained and retained as such thereafter.

 

Reason: To ensure safe access to and exit from the site by heavy good vehicles in the interests of highway safety to accord with the National Planning Policy Framework and local policy LP13 and LP26 of the Central Lincolnshire Local Plan 2012-2036.

 

12. Apart from the bat roosts, bird boxes and hedgehog boxes described in condition 4 of this permission the development hereby approved must only be carried out in accordance with the recommendations set out on page 21-23 of the Preliminary Ecological Appraisal (PEA) dated July 2021.

 

Reason: To respond to the recommendations of the Preliminary Ecological Appraisal (PEA) dated July 2021 to accord to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

13. All animal waste and dirty water from the operation of the development must be removed from the site in accordance with paragraph 3.6 of the Environmental Statement dated July 2021.

 

Reason: To ensure that all manure and dirty water from the site is removed in an appropriate manner to accord with the National Planning Policy Framework and local policies LP17 and LP26 of the Central Lincolnshire Local Plan 2012-2036.

 

14. The bungalow hereby approved must not be occupied by any person other than the Farm/Site Manager responsible for the management of the hereby approved poultry site as outlined in red on location plan IP/WACR/01A dated September 2021 and any of their resident dependants.

 

Reason: The creation of permanent residential accommodation in this unsustainable location would not normally be permitted and could also undermine achievement of the Local Planning Authority’s policy objectives on the management of housing supply. Residential occupation can only be supported in this instance in conjunction with an essential need for a rural operation to accord with the National Planning Policy Framework and local policy LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036