Agenda item

The first application of the evening was introduced for Members’ consideration. Planning application number 141263 for erection of 1no. poultry rearing unit with ancillary feed silos, hardstanding and access, Sykes Lane, Saxilby. The Senior Development Management Officer stated that the applicant had submitted details on the HGV movements to and from the site. It was stated that there was no intention for there to be movement during unsocial hours. The busiest week would be week 16 of the cycle and there would be two HGVS each day carrying 16,000 birds a day. There would be no HGV activity before 7am nor any late evening activity. At all other times the HGV activity would be during normal working hours.

The Chairman invited the first speak to address the Committee.

Councillor Liz Hillman, of Saxilby Parish Council, thanked the Chairman and detailed the landscape and character of Saxilby. She explained that Sykes Lane started in Saxilby and was popular with families, cyclists and dog walkers, particularly during the recent restrictions on day to day life. She stated that it added leisure amenity to the area and with a nature project due to open in spring 2021, was only going to become ever more popular with residents and visitors alike. Councillor Hillman stated that the use of the lane by lorries, and the route through the village, would have a significantly negative impact on the area and the use of the lane for local residents. She explained that the HGVs would cause the roads to become damaged and unsafe and that the road itself was not suitable due to the number of blind bends and narrow lane. She stated that the application was not in accordance with the Neighbourhood Plan with regards to improving health and wellbeing and minimising impact on the natural environment. She again highlighted the impact of the traffic on the village and use of the lane and requested the Committee to refuse planning permission.

The second speaker, Mr Oliver Grundy, Agent for the Applicant, had submitted a statement to be read aloud and the Chairman invited the Democratic Services Officer to do so.

This letter outlines comments in support of the above application, which are presented to the 14th October 2020 Planning Committee for consideration.

The proposed development comprises a farm diversification scheme. It will allow applicants’ P. A. Arden and Son to rear chickens required to supply their portfolio of local free range egg production farms. The purchasing of new hen colonies is one of the largest overheads with 32,000 birds typically costing in excess of £100,000. P A Arden & Son Ltd have identified that the long term commercial viability and profitability of their established free range egg production enterprise will be enhanced through diversification into poultry rearing.

At present, chickens at point of lay are purchased from remote suppliers and transported a considerable distance to free range farms near Newton on Trent, Thorney and North Harby. The proposed development will localise the rearing process. Aside from reducing overheads associated with flock purchase, such will also reduce stress currently experienced by chickens being transported over long distances. The applicant’s will be able to manage their own rearing operation to a very high standard, thus raising strong healthy hens capable of thriving after transfer to the various free range farms. Each of P A Arden & Son’s 32,000 bird free range units is accompanied by over 40 acres of woodland and meadow ranging area. Happy healthy hens typically range and forage more effectively in these expansive semi-natural environments, thus producing richer eggs on a daily basis. The proposed rearing unit will therefore comprise an important addition to the wider free range egg production operation, which accords with the highest welfare standards in the UK.

The proposed rearing farm comprises a relatively low intensity operation. Chickens will be reared from day old chicks to point of lay over the course of 16 weeks within a state of the art climate controlled poultry house. The development’s environmental impact is characteristically of very small magnitude. Odour and ammonia emissions are demonstrably de minimis. No adverse impacts will be experienced by neighbouring residents in terms of noise, odour or disturbance. Outlying habitat land will be unaffected by the operation. The site can be readily drained and the development will not give rise to localised flooding. The new unit will be well screened and not easily visible from outlying receptors.

Unlike free range egg production, the rearing operation does not require frequent servicing by delivery vehicles. Even when transferring reared birds to outlying free range farms, which is arguably the busiest phase of each 19 week cycle, only four HGV’s will typically access the site over a two day period. Delivery operations will also take place during normal working hours. It is realistically unlikely that local residents will notice any tangible change to levels of vehicular activity experienced along the local highway network.

On this basis, the applicants’ are rather surprised that the proposal has attracted a number of objections. Sadly it is apparent that the majority of these stem from misinformation spread via social media as opposed to careful consideration of the submitted application portfolio. It is evident that the development will not give rise to any significant adverse effects and the scheme achieves full compliance with all relevant planning policy. It is also emphasised that the scheme will create new jobs on site whilst supporting a number of existing jobs that have been created by the farm business. Particularly in context of a looming economic crisis, the importance of supporting the local rural economy through sustainable development of this nature cannot be understated.

The Officer highlighted for Members that it was usual for an application such as this to be in an isolated location away from dwellings. Screening had been included in the plans and the Highways Agency had not objected to the application, subject to the completion of three passing places along the lane prior to development.

The Chairman invited comments from Committee Members and the concerns raised regarding the width of the access lane, and the impact on the village of HGV movements, were recognised by Members. It was highlighted that the passing places did have to be in situ prior to the development and the details regarding the HGV movement times was reiterated. Members were supportive of the application but questioned whether there was any alternative access route. Members were reminded that the application for determination was as stated in the report.

There was further discussion regarding the use of the lane and the importance of the passing places. There was also recognition of the concerns regarding increased traffic but the Committee did consider the timings of the HGV movements to be minimal. Other concerns raised, such as the odour of the chickens or waste produced, were recognised but Members gave examples of other locations where the air filtration systems were of such quality that there was no impact of the surrounding areas. It was also highlighted that the location was isolated and at a considerable distance from neighbouring dwellings.

Having been proposed and seconded,it was voted upon that permission be GRANTED subject to the following conditions.

Conditions stating the time by which the development must be commenced:

1. The development hereby permitted must be begun before the expiration of three years from the date of this permission.

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

2. No development shall take place until a Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority which shall indicate measures to mitigate against traffic generation and drainage of the site during the construction stage of the proposed development. The Construction Management Plan and Method Statement shall include:

i. the parking of vehicles of site operatives and visitors;

ii. loading and unloading of plant and materials;

iii. storage of plant and materials used in constructing the development;

iv. wheel washing facilities;

v. the routes of construction traffic to and from the site including any off site routes for the disposal of excavated material and;

vi. method statement for surveying verges along Sykes Lane prior to construction and remedial works for any damage caused by vehicular traffic relating to the development.

The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

Reason: To ensure that the public highway is not impeded during the construction phase causing obstruction and hazard to other highway users to accord with the National Planning Policy Framework, local policy LP13 of the Central Lincolnshire Local Plan 2012-2036 and policy 11 and 17 of the Saxilby with Ingleby Neighbourhood Plan.

Conditions which apply or are to be observed during the course of the development:

3. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:

 F2961-A1–01 dated April 2020 – Location, Site, Elevations and Floor plans (Rearing Unit, Silos and LPG Tank)

The works must be carried out in accordance with the details shown on the approved plans, the materials/colour finish identified in section 7 of the application form and email dated 4th September 2020 from the agent and in any other approved documents forming part of the application.

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework, local policy LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036 and policy 2 of the Saxilby with Ingleby Neighbourhood Plan.

4. No construction works above ground level must take place until details of a scheme for the disposal of surface water (including any necessary soakaway/percolation tests) from the site and a plan identifying connectivity and their position has been submitted to and approved in writing by the local planning authority. No operation of the development must occur until the approved scheme has been carried out.

Reason: To ensure adequate drainage facilities are provided to serve each dwelling and to reduce the risk of flooding to accord with the National Planning Policy Framework, local policy LP14 of the Central Lincolnshire Local Plan 2012-2036 and policy 2 of the Saxilby with Ingleby Neighbourhood Plan.

5. No operation of the development must take place until details to provide three heavy goods vehicle passing places along Sykes Lane between the Saxilby settlement edge and the sites vehicular access have been submitted to and approved in writing by the Local Planning Authority. The three passing places must be completed prior to operation of the development.

Reason: To ensure the provision of safe and adequate means of access to the permitted development to accord with the National Planning Policy Framework, local policy LP13 of the Central Lincolnshire Local Plan 2012-2036 and policy 2 and 17 of the Saxilby with Ingleby Neighbourhood Plan.

6. No operation of the development must take place until details of the tree species and planting height for the tree belt identified on site plan F2961-A1–01 dated April 2020 has been submitted to and approved in writing by the Local Planning Authority. The approved details must be completed in the first planting season following completion of the development. Any trees which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. The tree belt must be retained thereafter.

Reason: To ensure that appropriate landscaping is introduced and will not harm the character and appearance of the site or the area to accord with the National Planning Policy Framework, local policies LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036 and policy 2 and 111 of the Saxilby with Ingleby Neighbourhood Plan.

Conditions which apply or relate to matters which are to be observed following completion of the development:

7. All manure from the operation of the development must be removed from the site in accordance with paragraph 2.9 of the Environmental Report and Design and Access Statement dated June 2020 by JHG Planning Consultancy.

Reason: To ensure that all manure from the site is removed in an appropriate manner to accord with the National Planning Policy Framework and local policies LP17 and LP26 of the Central Lincolnshire Local Plan 2012-2036.