Agenda item

Demolition of existing dairy farm building and cow shed, removal of two existing slurry tanks, erection of a new livestock shed and milking parlour, construction of a silage clamp and dry manure store, internal access road together with associated works. 

 

LOCAL MEMBER: Councillor Llio Elenid Owen

 

Link to relevant background documents

DECISION: 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.         Submission of asbestos details prior to demolition.

5.         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.

6.         Complete the landscaping scheme within a specific period.

7.         Compliance with the contents of the Arboriculture Assessments.

8.         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.

 

DECISION: To approve the application subject to the following conditions: -

1.         Five years.

Demolition of existing dairy farm building and cow shed, removal of two existing slurry tanks, erection of a new livestock shed and milking parlour, construction of a silage clamp and dry manure store, internal access road together with 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 there were several elements to the application: ⁠ ⁠

·         Demolition of the existing substandard construction which comprised the milking parlour, livestock shed, and two slurry towers.

·         Erection of a building for a rotating cow milking parlour.

·         Erection of a livestock building to house 224 dairy cows.

·         Erection of an indoor dry manure storage area alongside the existing storage area.

·         Erection of a new feed silo.

·         Location of a new water tank to capture water from the milking parlour and the water waste from the silage heaps.

·         Creation of a hard surface yard.

·         Creation of two foul water pits.

·         Creation of an internal road network.

·         Creation of a 1m high bank/bund planted with a native hedge.

·         Together with biodiversity improvements.

 

In the context of the principle of the development, it was reported that the principle of erecting agricultural structures in the countryside was acceptable subject to compliance with other planning matters.

 

It was reiterated that this innovative project would promote effectiveness, sustainability and excellent standards in terms of animal welfare, and showing good practice in terms of sustainable water and waste management (which included farm slurry) within the dairy industry in Wales. 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. It was considered that its location in the countryside was essential and that the proposal complied with the aims and objectives of national policies, Technical Advice Note 6 and the requirements of Policy ISA 3 of the LDP.

 

In the context of visual amenities, it was noted that the exterior elevations of the new sheds would be of traditional materials for this type of construction and, considering the location of the construction within and adjacent to existing farm buildings, along with an undertaking to carry out a landscaping plan along the western boundary of the site, it was not believed that the proposal would have a significant material impact within the local landscape and it was believed that the proposal was acceptable based on the requirements of Policies from the LDP. Given that the proposal would replace existing agricultural structures, and the fact that farm workers lived near the dairy farm, it was not considered that the application would undermine the general or residential amenities of local tenants.

 

In the context of biodiversity matters, it was explained that the site had been surrounded by the Glynllifon Special Area of Conservation (SAC), the Glynllifon Site of Special Scientific Interest (SSSI) and the Afon Llifon Wildlife Site (WS), which was located approximately 400m to the south-west of the site. Several ecological reports and assessments had been submitted as part of the application.

 

In accordance with the Habitats and Species Regulations 2017, the Council was required to undertake a Habitats Regulations Assessment (HRA) and Appropriate Assessment.  After completing the assessment, the Biodiversity Unit noted that the proposal would not have a detrimental impact on the integrity of the Glynllifon Special Area of Conservation (SAC). In accordance with the needs of the habitats regulations, the Biodiversity Unit's assessment was submitted to NRW 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 also noted that NRW had 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 cloddiau planting scheme, a Landscape and Ecology Management Plan 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, the Heritage Assessment concluded that this was the most suitable site for the new structure. It was reiterated that the proposals would have some impact on the character, appearance and layout of the overall registered historic park and garden but given the agricultural landscape and presence of existing farm buildings and structures, it was not considered that it would have an impact on this area or the general registered area in terms of the character of the parkland or the pleasure grounds. It was highlighted that CADW had no objection to the development and there would be a need to undertake an archaeological watching brief considering the proximity of the proposal to a scheduled monument - this work to be managed by means of a planning condition.

 

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 agent noted the following observations:

·         That the proposal developed facilities for the Glynllifon herd

·         It was a new project with significant investment to promote the dairy industry

·         Innovative plans to manage water (collect and reuse rainwater) and store slurry

·         The facility would encourage a high level of welfare for animals

·         Although the location was sensitive, there had been good collaboration between the officers, NRW and the College to commit to protect the area's history and sensitivity

 

c)         It was proposed and seconded to approve the application - the initiative was to be welcomed and it was a boost for students

 

RESOLVED: 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.            Submission of asbestos details prior to demolition.

5.            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.

6.            Complete the landscaping scheme within a specific period.

7.            Compliance with the contents of the Arboriculture Assessments.

8.            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.