Local democracy

Agenda item

STATION YARD STATION ROAD CULLINGWORTH BRADFORD WEST YORKSHIRE BD13 5HP

The Assistant Director (Planning, Transportation & Highways) will submit a report (Document “D”) which sets out a full application for the construction of a combine heat and power gas generator on land to the west of Turf Lane adjacent to HCF Poultry Ltd., Cullingworth. The application site is located in the Green Belt.

 

Recommended –

 

That the application be approved subject to the conditions contained in Appendix 1 to Document “D”.

 

(Mark Hutchinson 01274 434605)

 

 

Minutes:

The Assistant Director (Planning, Transportation & Highways) submitted a report (Document “D”) which set out a full application for the construction of a combine heat and power gas generator on land to the west of Turf Lane adjacent to HCF Poultry Ltd., Cullingworth. The application site was located in the Green Belt.

 

Members were shown plans of the site and photographs of the locality. The retention of a  tree on the verge was highlighted and plans of the development were shared. Three potential sites for the generator had been ruled out and the only reasonable location was the one presented in this report, which was in the Green Belt. The size and height of the generator was explained as were the very special circumstances which justified development at this location. This was that the proposal would mean an increased electrical supply to the site to prevent power outages and to allow for an on-site animal by-product plant to go ahead which in turn would obviate the need for the by-product to be taken off site for processing and would reduce vehicle movement off-site. It was highlighted that a proposed additional condition meant that the gas generator could not be installed without a noise survey having been carried out. The applicant had agreed to this as an additional condition.

 

A member queried whether the necessary cabling would run underground and was advised that it would do so. He also asked if the necessary power could be provided by use of a diesel generator and was advised that the operator already used one but that it could not provide the capacity required and that the use of diesel was not encouraged.

 

A parish councillor had joined the meeting and spoke in objection to the application, stressing the strength of feeling locally and that he had never before considered it necessary to speak at a meeting of this Committee but did so now. He highlighted that development of the Green Belt should be a last resort and that the necessary very special circumstances had not been met in respect of this development, in his opinion. The requirement for a gas generator was the reason for this application but if the applicant used mains electricity the only requirement would be for cabling. As such he asked that the application be refused.

 

Members were advised that the necessary cabling for such a connection would be so substantial that it would be an unreasonable requirement.

 

The agent for the applicant then spoke in support of the application, stressing that the proposal included improved landscaping and would result in much reduced lorry movement on the road to the site. There would be no odour as natural gas would be used and noise would be limited as the proposed equipment came with silencers. A noise impact study had been requested and had been agreed by the applicant. It was unrealistic for the applicant to relocate the business and the application represented a significant investment in the business. The issue of electrical capacity had become critical and there was no room to expand the site; the use of gas would eliminate the need to use diesel and made for a plan which was sustainable and lowered the carbon footprint of the business. All the proposed conditions had been agreed by the applicant and the proposal supported the local economy and created jobs. As such, he requested approval of the application.

 

A member queried whether there was an LPG  tank adjacent to the application site and was advised that it was a CO2 tank that was used solely in the slaughter process and not for energy production. He was also advised that there was no existing concrete pad to utilise and that it was not practicable to require 2.5km of cabling and a 36 month construction process to join the mains electric network.

 

Members discussed in some detail the previous planning application for a private road which had been approved in 2015 and for which negotiations were underway to join that road to the public highway. They were advised that it was the clear intention of the business to complete this process. Members were advised that the completion of the road would reduce local lorry movements through the village and have a big impact on the area, however the Section 278 agreement currently in the process of being completed was not linked to this application.

 

A member commented that, in considering applications such as this, a balanced view must be taken and considered that it was not reasonable to require the cabling necessary to join up to mains electric. The Chair concurred with that view and stressed the benefit, in his view, of the completion of the Section 278 agreement in the respect of the new road to both the business and the surrounding community.

 

 

Resolved –

 

(1)  That the application be approved subject to the conditions contained in Appendix 1 to Document “D” and the  additional amendment to those conditions set out below.

 

(2)  That a new condition 1 be imposed to read “The CHP gas generator shall not be installed until a detailed noise impact assessment has been carried out to determine the impact of the equipment on the nearest noise sensitive premises on Turf Lane and Station Road and a scheme for acoustic insulation to address any necessary impacts identified by that assessment has been submitted to and approved in writing by the Local Planning Authority.

 

The scheme of acoustic insulation shall take into account the provisions of BS 8233: 2014 Guidance on sound insulation and noise reduction for buildings.

 

All works which form part of the acoustic insulation scheme so approved shall be completed in accordance with the approved details prior to the CHP gas generator becoming operational and the measures comprised in the scheme shall be retained thereafter”.

 

Reason: To minimise the impact of noise emitted from buildings on neighbouring noise sensitive locations and to accord with Policies EN8 and DS5 of the Core Strategy Development Plan Document.

 

(3)  That the subsequent conditions be renumbered accordingly.

 

Note: in passing the above resolution, Members concurred that they would wish to see the Section 278 agreement in respect of the access road completed as soon as possible, in order to support both the applicant’s business and the local environment.

 

ACTION: Assistant Director, Planning, Transportation & Highways

Supporting documents: