Rural enterprise dwelling at New Dwelling At Wernhalog Farm, Llanfaredd, Builth Wells

What was proposed

The application proposed a rural enterprise dwelling, new access, treatment plant and associated works at Wernhalog Farm.

“Proposal: Erection of rural enterprise dwelling, new access, treatment plant and associated works…”

Officer report

The site and surroundings

The site is in open countryside, within 50 metres of poultry houses, and is accessed by a track from the A481.

“The application site is located within the community council area of Llanelwedd and is located in open countryside as defined by the Powys Local Development Plan. The development site lies within 50m of existing poultry houses which are remote from the main farm complex of Wernhalog. The site is accessed off the A481 which is a new access and track to serve the poultry houses under approval 18/0475/FUL.”

“The application seeks approval for the erection of a rural enterprise dwelling, new access, treatment plant and associated works. Principle of Development…”

Officer report

Earlier site development

Earlier permissions covered poultry buildings, accesses, additional broiler units, associated works and other changes at the holding.

“21/1381/FUL Erection of 2 additional broiler rearing units, to include the installation of air scrubbers, air scrubbing units to the 2 existing poultry houses, feed bins, dirty water tanks, and an extension to the concrete apron Consent 21st Mar 2022”

“SC/2017/0003 Request for an EIA Scoping Opinion in relation to 2 no poultry rearing buildings and associated works EIA Required 28th Sep 2017”

Officer report

Why officers recommended refusal

Officers accepted the rural enterprise principle but found insufficient information about public health risks from the dwelling’s location near intensive poultry units.

“The siting of the proposed dwelling is not considered to be acceptable in relation to the existing poultry unit. The site lies within 50m of the existing poultry units and Environmental Protection have raised an objection to this. A Bio-aerosol Assessment has been requested but has not been provided and it has been confirmed by the agent it will not be provided.”

“Overall, it is considered that the principle of development for a rural enterprise dwelling is fundamentally acceptable but permission should be refused as it is considered to be contrary to policies DM13 and DM14 in terms of public health and safety as insufficient information has been provided to demonstrate there is no risk to public health. . Highway Safety…”

Officer report

Concerns from a neighbour

One third-party objection raised concerns about ecology, nearby properties, flooding, pollution, missing information, privacy, noise, character and consultation.

“One third party objection has been received concerning the following:”

“- Affect local ecology - Close to adjoining properties - Increase danger of flooding - Increase of pollution - Information missing from plans - Loss of privacy - Noise nuisance - Out of keeping with character of area - Lack of consultation…”

Officer report

Who spoke at the meeting

The local representative, an objector, a speaker for the applicant and the agent addressed the committee.

The committee’s decision

The committee approved the application contrary to the officer recommendation, delegated conditions, and found the business need and benefits outweighed potential health risks.

“It was moved and duly seconded to approve the application contrary to the officer’s recommendation as the business needs for the dwelling had been justified and that the benefits of a dwelling exceeded any potential health risks associated with the poultry units. It was also agreed to delegate conditions to the Principal Planning Officer and Chair.”

“RESOLVED: Reason for decision: that the application be granted consent, contrary to officer’s recommendation and that it be delegated to the Principal Planning Officer and Chair to agree appropriate conditions. That the business needs for the dwelling had been justified and that the benefits of a dwelling exceeded any potential health risks associated with the poultry units.”

Minutes