Agenda item

The Chairman introduced the only application of the evening, number 142026, to erect 1no. free range poultry unit with ancillary feed silos, generator, hardstanding and access on land at Naylors Hill, Newark Road, Laughterton. He reiterated that Councillor J. Ellis was to speak as Ward Member and as such would leave the meeting once she had addressed the Committee. The Principal Development Management Officer confirmed there were no updates to the report. He highlighted that the application was for an egg laying operation and that concerns regarding potential odour or animal welfare issues were not material considerations. The Chairman explained there were two registered speakers, the first of whom, the Agent for the Applicant, had submitted a statement. The Democratic Services and Civic Officer read aloud the following statement.

 

“This letter outlines comments in support of the above application (agenda item 6a) for consideration of the 31st March 2021 Planning Committee.

 

The proposed development will facilitate expansion of P. A. Arden & Son’s established free range egg production business, which currently includes farms located near Newton on Trent, North Harby and Drinsey Nook. The proposed 32,000 bird free range unit will be accompanied by over 40 acres of pasture and newly planted mixed woodland ranging area. The farming operation will be associated with ‘RSPCA Freedom Foods’, which seeks to promote the highest animal welfare standards. Happy healthy hens typically range and forage more effectively in these expansive semi-natural environments, thus reliably producing richer eggs on a daily basis.

 

It is acknowledged that local residents have expressed concerns over the potential impact of the scheme upon the local highway network and levels of amenity afforded by neighbouring land users. In this context, it is emphasised that the application site was selected and carefully screened to appraise the development’s environmental impact at the outset of the project. This initial process included comprehensive atmospheric dispersion modelling in order to ensure that neighbouring land users would be protected from odour nuisance and outlying habitat land safeguarded from nitrogen deposition. Consideration was given to potential trip generation and vehicle routing. The siting of the unit was examined with regard to the prevention of noise disturbance, the minimisation of flood risk and mitigation of visual impact.

 

On this basis, it can be stated with great confidence that the proposed development will not give rise to any significant adverse environmental effects. The new unit will utilise an advanced climate control system synonymous with a low noise signature, excellent odour reduction and creation of a dry internal environment unsuitable for fly breeding. The interior of the building will be integrated with manure conveyor belt removal systems, which enable rapid cleaning twice per week. The manure is a valuable fertiliser that will be sold to and collected by local farmers utilising tractors with covered trailers. There is simply no requirement for manure to be stored on-site or near any outlying settlement. Local residents will neither hear nor smell the poultry farm.

 

Despite concerns expressed by the local community, it is emphasised that the operation will generate low levels of traffic and such will ordinarily be routed between the site and A57 as opposed to through Laughterton. 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.

 

Existing woodland and mature field boundary hedgerows will serve to provide a good level of screening. An expansive tree planting scheme will predominantly obscure the new unit from view of the surrounding countryside in the medium to long term. The development’s landscape and visual impact will be of small magnitude.

 

The applicants’ are rather surprised that the proposal has attracted a number of objections. Sadly it is apparent that the vast 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 the current economic crisis, the importance of supporting the local rural economy through sustainable development of this nature cannot be understated.

 

Lastly, should planning permission be granted, it is recommended that proposed Condition 8 be amended to state: ‘There shall be no departures or arrivals to the site outside the hours of 06.00 to 19.00 unless urgently required for reasons of animal welfare or otherwise agreed in writing with the local planning authority.’ Otherwise, in its present form, the condition could prevent out of hours access to the site in the advent of a crisis and/or for reasons of animal welfare.”

 

The Chairman then invited Councillor J. Ellis to address the Committee as Ward Member. She made the following statement.

 

“I am standing as a ward member of Laughterton to offer my own personal view on application 142026 as I am aware that this is a contentious application.

I understand that Mr Arden’s poultry units are built to the current standards where by any emissions are minimised using modern extraction systems and removal of poultry waste is done on a regular basis.

However, my constituents have concerns about potential odour emissions from the unit that I feel obliged to bring to the Committee’s attention.

I would like to know if it is possible to receive some binding assurances from Mr Arden about the potential odours that residents have most concerns about?

I am also aware that animal welfare has been raised been raised but I realise that this is not a material consideration. I understand this, but this is an emotional consideration.

However I would like to request that Committee considers both sides and these issues raised when considering this application in your normal unbiased manner.

 

Thank you.”

 

Note:              Councillor J. Ellis left the meeting at 6.55pm

 

The Chairman invited Members of the Committee to comment on the application. It was noted that similar concerns regarding potential odours had been raised on a similar operation however the concerns had proven unfounded and there had been no complaints from local residents. It was noted that the site was designed to allow free-roaming space for the birds which was reassuring.

 

Members of the Committee were happy to support the application however enquired about condition number eight and whether, as stated by the agent for the applicant, it was indeed the case that access would not be permitted even in the case of an emergency. When the Officer confirmed this to be the case, it was proposed for the condition to be amended to enable access for emergency welfare reasons. Members also sought clarification regarding the planting of trees and road access, it was confirmed that conditions four and five dealt with these matters.

 

On being proposed and seconded, and with the amendment to condition eight included in the proposal, the Chairman took the vote and it was unanimously agreed 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 shall 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 commence, including vegetation clearance, soil stripping, earth moving or site preparation, shall take place until a Written Scheme of Investigation (WSI) has been submitted to and approved in writing by the Local Planning Authority. The WSI shall set out a strategy for archaeological investigation and shall include:

 

 i. The programme and method of site investigation and recording.

ii. The requirement to seek preservation in situ of identified features of importance.

iii. The programme for post-investigation assessment.

iv. The provision to be made for analysis and reporting,

v. The provision to be made for publication and dissemination of the results.

vi. The provision to be made for deposition of the archive created.

vii. Nomination of a competent person/persons or organization to undertake the works. 

viii. The timetable for completion of all site investigation and post investigation works. Development shall only take place in accordance with the approved WSI, and the development shall not be occupied until the Local Planning Authority has confirmed in writing that the requirements of the WSI have been fulfilled.

 

Reason: The site is located in an area that may be of archaeological interest with a number of historical finds in proximity of the site and in accordance with policy LP 25 of the Central Lincolnshire Local Plan

 

3. No development shall commence until a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority.   The scheme shall:

 

Be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development;

 

Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

 

Provide attenuation details and discharge rates which shall be restricted to greenfield rates;

 

Provide details of the timetable for and any phasing of implementation for the drainage scheme; and provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

No building shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development and in accordance with policy LP 14 of the Central Lincolnshire Local Plan.

 

4. The access improvements shown on “Drawing No.482-A-002 Rev B” must be in place prior to commencement of development and certified as complete in writing by the local planning authority.

 

Reason: In the interests of Highway Safety in accordance with Policy LP 13 of the Central Lincolnshire Local Plan

 

5. Notwithstanding the submitted information no development shall take place until a detailed landscaping scheme has been submitted to and approved in writing by the local planning authority. The details submitted must include the position, size, species and density of all trees be planted together with details for future maintenance.

 

Reason: To help assimilate the proposed development within its rural setting and in the interests of biodiversity in accordance with policies LP21 and LP26.

 

 

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

 

6. The development hereby approved shall be carried out in accordance with the following drawings:

 

• Floor Plans and Elevations F2988-01 Date October 2020
• Site Layout (including location of additional tree planting) F2988-02 Date October 2020

 

The works shall be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans in the interests of proper planning.

 

7. The development shall be carried out in accordance with the approved flood risk assessment dated 23 February 2021 and the following mitigation measures it details:

 

• Finished floor levels shall be set between 8.15 and 7.85 metres above Ordnance Datum (AOD) as shown in the drawing on page 40 of the FRA (ref: 717-002, Rev A) dated February 2021.

 

• Offices and electrical equipment shall be located in the northern section of the building with a finished floor level of 8.15 metres AOD.

 

• Elevated laying platforms shall be provided for the birds as described in the FRA.

 

• An elevated safe refuge from flooding shall be provided for the staff as described in the FRA.

 

These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme’s timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development.

 

Reasons: To reduce the risk of flooding to the proposed development and future occupants and providing a safe refuge from flooding in the event of a severe flood and in accordance with Policy LP14 of the Central Lincolnshire Local Plan

 

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

 

8. There shall be no departures or arrivals to the site outside the hours of 06.00 to 19.00 at any time unless urgently required for reasons of bird welfare.

 

Reason: To limit noise and disturbance to dwellings in proximity of the proposed access on Newark Road in accordance with Policy LP 26 of the Central Lincolnshire Local Plan.

 

9. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building(s) or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased shall 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.

 

Reason: To ensure that an approved landscaping scheme is implemented in a speedy and diligent way and that initial plant losses are overcome, in the interests of the visual amenities of the locality and in accordance with Central Lincolnshire Local Plan Policy LP17 and Policy LP26.