6 replies to this topic

[splashm]

Hi, although been a book owner for years, not had the time to actually try this yet, but that is all about to change.

 

Can anyone tell me if the breeding and growing of fish for human consumption qualifies as animals requiring attention. They do need a lot of work at a number of stages during their life cycle. The fish are Tilapia and Rainbow Trout. We anticipate rearing  between 48,000 and 72,000 market size fish each year. 

 

The fish tanks would be housed both inside an insulated barn (Tilapia) and externally in above ground tanks for the trout.

 

Unlike traditional fish farms, my unit would be a recirculating unit where the fish waste is passed through a combination of gravel beds and deep water troughs in which lettuce and other fast growing plants would clean the water which is then circulated back to the fish tank.

 

If these fish do class as an animal under the FtF rules, can someone please advice what size of property could be planned? I believe the size in part is dependant on the amount of profit the business develops. Is there any multiple available based on the national average agricultural wage?if so what is it.

 

My site already has two permanent buildings (Well one is actually falling down so may not be very permanent)

 

I would seek PP to use the existing wooden building to house the heated fish tanks, and apply for PP for a number of large poly tunnels to grow the plants in.

 

If I applied for PP for a new barn to house fish food and other equipment in, would this then allow me to put a "caravan" onto the site whilst the new barn was being built. (Very Slowly)

 

Looking forward to some useful advice and information, and if it is sufficiently positive I will start the process soon.

[Devon Cream]

This is a very interesting question but I feel that is one that should be raised in the Book Owners Forum, but that is just my opinion.

[tim'rous beastie]

Hi Splashm, I think aquaponics are great and in my humble opinion it should meet the criteria as it's essential the system is kept constant and if, say, your circulation system went down in a power cut you would have to be there to switch to generator/alternative power source, otherwise you'd lose your "livestock" and potentially your foodcrop.  If I could afford to set this up I would in a minute. There is another thread somewhere on here about it so have a hunt around, although I don't know if the proposer ever actually took the plunge!

[che]

Hi Splashm

 

I would assume it is farming but if planners question it put in for Occupational Workers Dwelling instead.  Same route different name.

[Groundhog]

I think there is no reason why you shouldnt attempt this as is something that could work.This is not realy the F2F route or even 3 year temp route .There would be many obstacles to satisfy many parties and think this is more a full planning application initialy for the fish farm then you would put a static there anxilary for many of the reasons mentioned,would not mention any reference to a static there initialy as this will distract from the business. Tanks placed externaly might be permanent structures You will not just be able to dig ponds and alter water courses and the potential polution from the fish farm to the environment as you are aware but suspect your filtration system would come under scrutiny.This would be a big application with big costs attached.Suggest you research fish/trout farm applications I am aware of a couple which for various reasons have had difficulties.If you did this as an add on to your plan that you didnt mention about you would probably get away with doing some excavation of ponds but this tends to be for environmental purposes not commercial.It is a feasable idea just be careful there are no fatal floors and dont lay all your cards on the table to ANYONE.Wondering if they would say its commercial as opposed to Agricultural.Did used to be Ministry for Ag Fish and Food !.Maybe get a 28day notice for barn on the usual critiria of hay and machinery storage then go for a change of use or just use it and see if you are questioned and if they kick off put in for retrospective.Think you will need to put together quite a plan in advance hope you have suficient funds

[DiggingtheDream]

Sounds like a good plan. I am hoping to set up a small scale  eco-aquaculture system too, more as a protein source for own consumption. I really like the idea of living filters, and have a similar system in mind for our grey-water, feeding a mini edible jungle in a greenhouse/polytunnel.

 

Maybe not the news you would like, but a little case law and guidance to be aware of, forewarned is forearmed.

 

"Conversely, owners of a trout farm have been unable to demonstrate a ‘functional need’ for a worker to be housed on-site, despite evidence of the

need to monitor oxygen levels. However, a key factor worth noting from appeal decisions is that it is not sufficient for LPAs to merely state that

functional need has not been demonstrated, but that a detailed argument or assessment is needed to support this claim."

 

Client Briefing Demonstrating the Need for New Agricultural Dwellings

http://www.dlpconsul....pdf?1336748126

 

"Failure of automatic systems

 

19.This is a valid issue which is referred to in PPS7 Annex paragraph 4ii when considering whether there is a functional need. Appellants may argue that

back-up systems and remote power failure alarms could be installed but that the cost of such equipment would be prohibitively high. Such assertions

should be supported by information about the cost of the equipment in comparison to the scale of the investment already made in the enterprise and the cost of constructing a dwelling as an alternative.

 

20.Where the potential failure of automatic systems is an issue, the time taken to reach the holding from other available accommodation in the area (in a

worst case winter scenario) should be compared with the time the product can withstand loss or harm before the system failure is rectified."

 

CASE LAW AND PRACTICE GUIDE 7 AGRICULTURAL, FORESTRY AND OTHER OCCUPATIONAL DWELLINGS IN THE COUNTRYSIDE

http://www.planningp...pectors/cl7.pdf

 

 

 

Re-reading GPDO 1995 part 6 this caught my attention, and I was glad to see you are intending to apply for PP.

Development not permitted

A.1.Development is not permitted by Class A if—

(i) it would involve excavations or engineering operations on or over article 1(6) land which are connected with fish farming.

[splashm]

Hi All,

 

Thanks for the comments from everyone.

I am now able to start this project after a long delay due to aid working abroad.

I have a site in mind in Norfolk; it is under the 5 hectares for F2F, so I want to find a planning consultant to put together a planning application for the Aquaponics facility with a property to house me and the family as we set it up and maintain the fish production.

Can anyone please recommend an experienced planning consultant coving this area?