PROPOSED UPGRADE OF AN EXISTING POULTRY UNIT AT MOWBRAY FARM, SANDHUTTON, , NORTH , YO7 4RX DESIGN AND ACCESS STATEMENT

Context

The Mowbray broiler farm forms one of several in the Yorkshire area owned by Amber Real Estate Investments Ltd (formerly Boparan Investments).

The existing site consists of 4 timber poultry sheds which in total measure 5,104 m² (54,919 sq ft), a number of smaller sheds used for equipment storage and an office, and a farm manger's bungalow. The buildings were constructed approximately 30 years ago to rear broilers from day old chicks to approximately 39 - 45 days old with the buildings currently housing approximately 105,000 birds.

There are galvanised steel feed bins which currently serve the site.

The site is operational, however when a review of the facility was undertaken at the end of 2009 it was concluded that the existing facility falls short of minimum standards. It is proposed to upgrade the existing unit in order to meet welfare standards.

Under Environmental Permitting Regulations all intensive poultry farms are now required to work to achieve Best Available Techniques. To comply each farm is required to complete a Housing Review to summarise existing emissions and produce an Improvement Plan where necessary. A review of this facility was undertaken at the end of last year and it was concluded that the existing facility falls well short of minimum standards. Whilst upgrading existing sheds is theoretically possible, it is not in this case due to the excessive costs involved and environmentally it would be impossible to replicate the benefits of a new build structure.

The Environment Agency require all poultry units to operate to BAT by 2020. Whilst this farm could in theory continue in operation for several more years surveys have been done for all farms within the Amber Real Estate Investments Ltd portfolio and this unit is considered necessary for replacement.

It is proposed that four new broiler houses are constructed in phase 1 and three in phase 2. The new houses will each measure 103.7 metres x 23.2 metres (340 ft x 76 ft), therefore the total floor area will be 9,623 m², although the usable internal area will be slightly smaller than this. Eaves and ridge heights will be 2.5 metres and 5.6 metres respectively. Each of the new houses will accommodate 47,500 broilers based on the proposed stocking density of 38 kg/m². Therefore the maximum number of birds on site will be around 295,000 including the existing sheds (221,250 after thinning) after phase 1 and 332,500 (294,375 after thinning) after phase 2.

Each house will be equipped with 3 x 20 tonne feed bins. The bins will be located behind the service room.

Each building incorporates the latest in modern design and computerised controls ensuring the best possible environmental control and bird welfare.

Solar array occupying a total of 360 m² of roof space sited away from the feed bins to avoid shading is proposed.

Mowbray - Design and access statement The panels will be 1.62 metres x 0.98 metres each and will be arranged in 3 rows of 4 panels over 3 buildings of the 7 buildings.

Energy provided equates to 50 kW which will generate approximately 42,500 kWh of electricity per annum.

A landscaping scheme and dirty water handling system are incorporated.

Access is achieved off an unclassified road which in turn leads to the A167 and the A61. The A1 is approximately 5 – 6 miles from the site which provides a direct route onto the M1.

An Environmental Impact Assessment has been prepared and is submitted with the application.

Planning Policy

The proposal is required to meet increasing welfare and environmental standards.

IPPC

The Integrated Pollution Prevention and Control Regulations apply to the proposed unit as it is above the threshold of 40,000 birds and will have to be granted before the unit can operate as a poultry farm. The Environment Agency would require this site to be upgraded to meet Best Available Techniques (BAT).

National policy

Planning policies recognise the need to allow for sustainable development. PPS7 Sustainable Development in Rural Areas indicates the Government’s objectives which includes:- iv) To provide sustainable, diverse and adaptable agriculture sectors where farming achieves high environmental standards, minimising impact on natural resources, and manages valued landscapes and biodiversity; contributes both directly and indirectly to rural economic diversity; is itself competitive and profitable; and provides high quality products that the public wants.

Planning Authorities have an important role to play in delivering the Government’s objectives for rural areas, through their operation of the planning system and the application of the policies set out in this and other PPSs and Planning Policy Guidance Notes.

Paragraph 27 sets out the principles for agricultural development. It states:-

“The Government recognises the important and varied roles of agriculture, including in the maintenance and management of the countryside and most of our valued landscapes. Planning policies (RSS) and (LDDs) should recognise these roles and support development proposals that will enable farming and farmers to:-

i) become more competitive, sustainable and environmentally friendly; ii) adapt to new and changing markets; iii) comply with changing legislation and associated guidance;

Mowbray - Design and access statement iv) diversify into new agricultural opportunities (e.g. renewable energy crops); or v) broaden their operations to ‘add value’ to their primary produce.”

The above policy statements and issues have been used as a basis for the preparation of this application with the major issues given the appropriate weight in initial consultations, and addressed accordingly.

Local policy

Hambleton District Council - Local Development Framework

Policy is contained within the Development Policies DPD (adopted 2008) as follows:-

DP26 Agricultural issues

DP26 Agriculture will be supported (and permission granted for related development, if also acceptable in terms of other LDF policies) by measures that include: i. encouraging farm diversification which helps to sustain the existing agricultural enterprise; ii. promotion of sustainable forms of agriculture which include environmentally sensitive, organic, and locally distinctive food production, together with its processing, marketing and retailing; iii. support for integration of agricultural activities, including for slaughter, processing and packaging facilities on farms which serve clusters or co-operatives of producers; iv. guiding the development (including the design and siting) of new agricultural buildings (including agricultural workers’ dwellings) to locations which are sensitive to their environment.

DP30 Protecting the character and appearance of the countryside

DP30 The openness, intrinsic character and quality of the District’s landscape will be respected and where possible enhanced. Development within the Areas of Outstanding Natural Beauty shown on the Proposals Map will be subject of particular controls, in accordance with national planning policy, in order to secure the conservation of these important landscape assets. Throughout the District, the design and location of new development should take account of landscape character and its surroundings, and not have a detrimental effect on the immediate environment and on any important long distance views. The design of buildings, and the acceptability of development, will need to take full account of the nature and distinctive qualities of the local landscape. The use of techniques such as landscape character analysis to establish the local importance, and the key features that should be protected and enhanced, will be supported. Where possible opportunities should be taken to add appropriate character and distinctiveness through the contribution of new landscape features, particularly to landscapes which otherwise lack interest.

DP34 Sustainable energy

DP34 Development proposals should minimise energy demand, improve energy efficiency and promote energy generated from renewable resources, as part of an integrated strategy.

Mowbray - Design and access statement For all developments above 1,000 m. sq. in size, or 10 or more residential units, the following will be required: i. developers must show that they have addressed sustainable energy issues, by reference to accredited assessment schemes, and in the case of commercial developments must undertake an energy use assessment and consider the feasibility of incorporating Combined Heat and Power (CHP) schemes; ii. energy efficient measures must be incorporated which will provide at least 10% of their energy requirements from on-site renewable energy generation, or otherwise demonstrate similar energy savings through design measures; Developments will be promoted which enable the provision of renewable energy through environmentally acceptable solutions, and support will be given to proposals that enable the District to achieve the RSS targets set for renewable energy provision. Permission will be granted for related development, if also acceptable in terms of other LDF policies. Consideration of such proposals will include the cumulative implications taking account of other proposals and safety issues (e.g. in relation to airfields).

Consultations

A scoping opinion was sought by Mr Brian Barrow of Acorus Rural Property Services Ltd from Council with issues raised by consultees considered in the Environmental Statement accompanying this application.

Use

The proposal involves the construction of four new broiler houses in phase 1 and the demolition of the existing 4 poultry sheds and erection of three new broiler houses in phase 2 for the rearing of poultry and 12 feed bins. Calor gas tanks and a water tank is also proposed. Full details of the management and operation of the site, together with the disposal of foul effluent and surface water drainage are contained within the accompanying Environmental Statement.

Amount

7 new broiler houses equipped with 3 x 20 tonne feed bins. Each of the new houses will accommodate 47,500 broilers based on the proposed stocking density of 38 kg/m². The maximum number of birds in the houses will be around 332,500 (294,375 after thinning) after phase 2. The entire site will be managed on an all in/all out 6 week cycle per flock, with one week at the end of each cycle for the thorough cleaning of the entire site. This cycle management will result in approximately 6.5 cycles per annum.

Layout

The buildings are proposed in a row running east to west across the site. Between each pair is a control room with feed bins behind.

Mowbray - Design and access statement Scale

The proposed houses will each measure 103.7 metres x 23.2 metres with eaves and ridge heights of 2.5 metres and 5.6 metres respectively. Ventilation chimneys will be 6.4 metres to the top. The total proposed floor area will be 16,840 m². The pair of houses will be equipped with 3 x 20 tonne feed bins 6.87 metres high. The bins will be located in the middle of each pair behind the service building and will be constructed of galvanised steel.

Landscaping

Views into the site are limited to the access and old field access as well as a bridleway to the north of the farm. It is posed to infill the gaps with hedgerow shrubs to limit visibility into the site and to plan an area of woodland to the west of the site.

Appearance

The new buildings are of typical construction for modern agricultural buildings to house poultry.

Each building will comprise of pre-cast concrete panel walls supported on strip foundations with an internal concrete floor poured over a continuous DPM. The insulated roof and side walls will be clad in profiled steel sheeting in a colour to be agreed.

Each shed will have windows based on 3% of floor area to latest RSPCA standards.

The pitch of the roof will be 15º. The height to the eaves will be 2.5 metres with a height to ridge circa 5.6 metres.

Lighting will consist of personal lights above doorways for health and safety reasons.

The roof will be goosewing grey and the dwarf walls and gables merlin grey.

Access

Access is achieved off an unclassified road which in turn leads to the A167 and the A61. The A1 is approximately 5 – 6 miles from the site which provides a direct route onto the M1.

Mowbray - Design and access statement