Agenda item

Demolition of existing sheds and erection of two livestock sheds together with associated facilities and milking parlour, creation of landscaping bund and associated works

 

LOCAL MEMBER: Councillor Llio Elenid Owen

 

Link to relevant background documents

DECISION: To delegate the right to the Assistant Head of Environment Department to approve the application, subject to the following conditions: -

 

1.         Five years.

2.         In accordance with the documents and plans submitted as part of the application.

3.         Submit details of external elevations.

4.         Compliance with Part 5 (Interpretation and Advice) of the Ecology Impact Assessment document as well as the Shadow Habitats Regulations Assessment and observations of the Biodiversity Unit.

5.         Complete the landscaping scheme within a specific period.

6.         Compliance with the contents of the Arboriculture Assessments.

7.         The standard conditions of Gwynedd Archaeological Planning Service regarding submission of details of an archaeological recording programme initially, and following this, the submission of a detailed report of the archaeological work within 6 months of completing the archaeological work at the site. 

 

Demolition of existing sheds and erection of two livestock sheds together with ancillary facilities and milking parlour, creation of landscaping bund and associated works.

 

Attention was drawn to the late observations form that highlighted a revised location plan indicating that the boundary of the application site had been extended to include land for Biodiversity mitigation measures.

 

a)     The Development Control Officer highlighted that this was a full application to demolish existing sub-standard agricultural sheds and replace them with two livestock (sheep) sheds together with associated facilities, milking parlour, landscaping bund and associated works on one hard-standing area of the agricultural holding of Glynllifon College. ⁠ ⁠ He added that there were many elements to the proposal:

·         Demolish the existing sub-standard structure which included two agricultural sheds.

·         Erect a building for a sheep milking parlour and area to keep 300 sheep.

·         Erect a building for lambing.

·         ⁠Erect a new feed silo.

·         Create a new parking space for lorries.

·         Create a new service and turning area.

·         Provide a fold to treat sheep.

·         Provision of car parking spaces.

·         Create a 1m high clawdd/bund and plant an indigenous hedgerow.

·         Fell some trees and propose Biodiversity improvements.

 

In the context of the principle of the development, it was explained that Policy PCYFF 1 of the LDP stated that proposals (outside development boundaries) would be refused unless they were in accordance with specific policies in the LDP or national planning policies, or that the proposal demonstrated that its location in the countryside was essential. It was noted that this application related to improving existing sheep farming facilities in Glynllifon College and, therefore, it was considered that its location in the countryside was essential.

 

It was reported that the project would seek to develop a model to promote knowledge within the agricultural sector to show the advantages of promoting a sustainable sheep milk market in Wales. The proposal would offer potential additional income for agricultural enterprises and Glynllifon College would play an important part in developing the dairy sector by developing a better understanding of the commercial opportunities. The current application had been submitted to extend and meet the needs of the Agricultural College for an education purpose and its important contribution to the local economy.

 

In the context of the visual amenities, it was noted that the new sheds would replace sub-standard buildings and, although larger in size, the external elevations of the new sheds would be of traditional materials that were in-keeping with this type of agricultural buildings in the countryside. It was reiterated that the site was located within undulating landscape, with no environmental designation. Considering the variety of vegetation, undertaking a landscaping plan as well as the material and elevations of the structure, it was not considered that the proposal would have a significant substantial impact within the local landscape. In terms of general and residential amenities, with the current proposal replacing existing agricultural structures on the site, it was not considered that the application would undermine the general or residential amenities of local tenants.

 

In the context of biodiversity matters, the site was located adjacent to several grade II* Fort Williamsburg listed buildings/structures and was within the grade I Registered Historic Park and Gardens of Glynllifon by CADW; it was close to the Glynllifon Special Area of Conservation (SAC), the Glynllifon Site of Special Scientific Interest and the Afon Llifon Wildlife Site (WS), which was located approximately 600m to the west of the site. Several ecological reports and assessments had been presented with the application.

 

In accordance with the requirements of the Habitats and Species Conservation Regulations 2017, to show that this particular proposal, along with the cumulative impact if other developments were approved in Glynllifon, would not undermine the Special Area of Conservation and Site of Special Scientific Interest designations, the Biodiversity Unit carried out an assessment, which noted that the proposal would not have a detrimental impact on the integrity of the Glynllifon Special Area of Conservation (SAC). NRW was re-consulted on the feedback of the Biodiversity Unit and it was of the same opinion, provided that the development was completed in accordance with the conditions it had recommended in its ecological reports. It was noted that NRW had also submitted observations regarding protected species along with a concern about the potential impact of pollution risks to the water environment.

 

In response to those concerns, the applicant submitted further details regarding light mitigation measures, a plan including additional planting of cloddiau, incorporation of purposeful bat roost that is suitable for Lesser Horseshoe Bats, planting of suitable wetland tree species, further details regarding a private drainage system and Construction Environment Management Plan; with a further request from NRW for a long-term management plan and Ecological compliance audit plan. These conditions would manage and safeguard any protected species on the site.

 

In the context of heritage assets and the proximity of nearby listed buildings, the Heritage Assessment concluded that this was the most suitable site for the new structure - with the minimum impact on the historic environment, which included the listed fort as well as the grade 1 registered landscape of Glynllifon. It was added that CADW had no objection to the development and that conditions would need to be imposed and comply with the site's archaeological needs.

 

It was not considered that the proposal was contrary to local or national policies and there was no material planning matter that outweighed these policy considerations.  It was considered that the proposal was acceptable and it was recommended to approve the application subject to relevant conditions.

 

b)         Taking advantage of the right to speak, the applicant’s agent noted the following points:

·         That the application was for the development of two sheds - 1 to milk sheep and the other to breed feeding lambs

·         That the proposal complied with local and national policies

·         That there were economic and education benefits here

·         It was a project that provided a new, invaluable facility for the sheep milking trade

·         It transferred knowledge to promote a dairy market

·         It proposed an additional income stream for the College

·         The College invested substantially to provide a range of new resources that would ensure facilities to establish a 'Welsh Sheep Centre'

·         Although sensitive in terms of location, there had been good collaboration between officers, NRW and the College to commit to protect the area

 

c)         It was proposed and seconded to approve the application and this innovative initiative was welcomed.

 

RESOLVED: To delegate the right to the Assistant Head of Environment Department to approve the application, subject to the following conditions: -

 

1.         Five years.

2.         In accordance with the documents and plans submitted as part of the application.

3.         Submit details of external elevations.

4.         Compliance with Part 5 (Interpretation and Advice) of the Ecology Impact Assessment document as well as the Shadow Habitats Regulations Assessment and observations of the Biodiversity Unit.

5.         Complete the landscaping scheme within a specific period.

6.         Compliance with the contents of the Arboriculture Assessments.

7.         The standard conditions of Gwynedd Archaeological Planning Service regarding submission of details of an archaeological recording programme initially, and following this, the submission of a detailed report of the archaeological work within 6 months of completing the archaeological work at the site.