Agenda item

Application for a proposed pick your own enterprise to include alterations to the existing vehicular access, provision of a car park for customers, installation of a polytunnel and shelter with solar panels above, provision of a shipping container for the installation of irrigation equipment and associated equipment with the solar panels and a shipping container for weighing the fruit and selling refreshments, installatio of water collection tanks, and the erection of a building to provide toilets.

 

LOCAL MEMBER: Councillor Anwen Davies

 

Link to relevant background documents

DECISION: To approve – conditions:

 

·         Five years

·         In accordance with the plans

·         Highways Conditions

·         Welsh Water Condition

·         Welsh language advertisements

·         Anti-glare cover on the pv panels

·         The pv solar equipment must be disconnected and moved from the site after a continuous period of not producing energy.

·         The buildings approved here must only be used for agricultural purposes or as ancillary to agricultural use of the site and if their use for agricultural purposes within this unit ends permanently within 10 years of the date of completing the development substantially, unless the local planning authority approves an alternative use, the building will have to be demolished and removed from the land and the land restored to its previous condition before the development took place.

·         Biodiversity enhancements

·         Details of electric car charging points

 

Notes:

SUDS

Major development

Refer the developer to the website of the Welsh Language Commissioner and the Welsh Offer in order to assist them to create a Language Plan, and identify the development steps in terms of promoting the Welsh language.

 

An application for the creation of a pick-your-own fruit enterprise, including alterations to the existing vehicular access, provision of customer car park, installation of a polytunnel and shelter with solar panels above, provision of a container for the installation of irrigation equipment and associated equipment with solar panels and a container to be used for weighing the fruit and sale of refreshments, installation of water collection tanks, and installation of a building to provide toilets.

 

a)    The Development Control Team Leader highlighted that this was a full application to create a pick-your-own fruit enterprise on a site located on the outskirts of the village of Rhydyclafdy in open countryside and within the Llŷn and Bardsey Island Area of Outstanding Historic Interest.

 

It was explained that the principle of a pick-your-own fruit enterprise was an agricultural use as it involved using the land to grow produce. Reference was made to part 3.8 of Technical Advice Note 6 which confirmed if a farm shop was used only for the sale of goods produced on that farm, with a minimal quantity of other goods from elsewhere, therefore it was a use which was ancillary to its use as a farm and did not require specific planning permission (namely using the current farm buildings to sell the produce). However, in this case, the proposal involved the provision of a new construction and development specifically for the enterprise which was subject to planning consent.  It was explained that the provision of a shop in the context of this proposal was in the form of a cabin in order to weigh the produce as well as the sale of refreshments to customers, such as tea, coffee and cakes, etc. The cabin would be small, and it was not considered large enough to sell a large number of goods sourced elsewhere; this element of the proposal was acceptable and in accordance with the objectives of TAN objectives for sustainable rural communities.

 

In terms of visual, general and residential amenities, it was noted that the site, despite being on the outskirts of the village, was relatively concealed since the land gradually drops away from the village, and although a class 3 road (Lôn Pin) runs past the site, there were only intermittent views through the high hedges along the road leading from the site.

 

Attention was also drawn to the shelter frame above the produce growing boards which were substantial in terms of height and included solar panels and clear panels above. This equated to a 3.1m high building with a ridge roof and curves and valleys alternately. Despite being substantial, its height and location means that it would be unlikely to have a substantial detrimental impact on the landscape, including the Landscape of Outstanding Historic Interest. It was reiterated that it was proposed to provide a polytunnel on the site alongside the shelter frames, therefore it was not considered that it would have an additional impact on the landscape in comparison with the nearby shelter frames.

 

In the context of transportation and access matters, it was noted that the proposal included making alterations to the existing access, as well as the provision of two passing places on the existing access track (the entrance and the track were currently used by the caravan park on the site), and subject to conditions, the Highways Unit did not have an objection to the proposal. In the context of Biodiversity matters, it was noted that the site, which was located on hard standings and current agricultural fields and was being used for grazing, was not designated for any biodiversity value. It was reiterated that the proposal, despite including a construction of a substantial surface area, facilitated agricultural use of the site and enabled the sale of produce being grown on the site.

 

This development would offer a resource for local people as well as tourists to the area and would offer employment for up to 3 full-time and 9 part-time employees. It was considered that the proposal was acceptable with conditions as it would not have a significant visual impact on the landscape, the amenities of nearby residents, road safety, biodiversity or the Welsh language.

 

b)         Taking advantage of the right to speak, the applicant made the following observations;

·         That he asked the Committee to support officers’ recommendations to grant this exciting project – which was sustainable and innovative

·         It used crop growing methods that maximises land use - use of hydroponics

·         Rainwater would be harvested

·         Sheep wool from local farmers would be used in the process

·         There was an intention to establish a market with weekly boxes for local residents, visitors and restaurants

·         The cafe would provide local produce

·         Training / visits would be arranged for schools / visitors - all to promote sustainable farming

·         The enterprise would support the local community

 

c)         It was proposed and seconded to approve the application

 

ch)     During the ensuing discussion, the following observations were made by members:

·         They congratulated the enterprise

·         It was pleasing to see a young person leading the enterprise

·         Growing produce locally - selling locally. What could be better?

RESOLVED: To approve – conditions

1.    Five years

2.    In accordance with the plans

3.    Highways conditions

4.    Welsh Water condition

5.    Welsh language advertisements

6.    Anti-glare cover on the PV panels

7.    The PV solar equipment must be disconnected and moved from the site after a continuous period of not producing energy

8.    The buildings approved here must only be used for agricultural purposes or as ancillary to agricultural use of the site and if their use for agricultural purposes within this unit ends permanently within 10 years of the date of material completion of the development, unless the local planning authority approves an alternative use, the building must be demolished and moved away from the land and the land restored to its previous condition prior to the development taking place

9.    Biodiversity enhancements

10.  Details of electric car charging points

Notes:

SUDS

Major development

Refer the developer to the website of the Welsh Language Commissioner and the Welsh Language Offer in order to assist them to create a Language Plan and identify the development steps in terms of promoting the Welsh language.