27,000 birds in one shed 190 metres long, 18 metres wide.
Birds have access to 350 metres from the house.
This one house will produce 12,000 dozen eggs each week,
Design and access statement
PROPOSED EXTENSION TO A PERMITTED FREE RANGE POULTRY UNIT AT LAND AT SUMMERHILL, WATER LANE FARM, HEADCORN, KEN, TN27 9JN
DESIGN AND ACCESS STATEMENT
Context
Fridays Ltd are specialist egg producers based in Kent supplying to supermarkets throughout the South of England, employing 375 members of staff. In addition to running their own free range farms totalling 154,000 hens, they have long term relationships with 20 farmers who produce eggs on contract. Friday need to ensure changing market needs are met and are prepared to invest in new units.
The banning of traditional cages in 2012 has put increased pressure on the UK egg industry to develop alternative methods of production.
Planning permission was applied for and obtained for a new free range poultry unit at Summerhill, Water Lane Farm Headcorn (ref: MA/08/0658). However this has not yet been built.
The permission granted is for a single shed accommodating two 13,500 bird flocks. Birds have to have this accessible within 350 metres.
The permitted shed will operate on a simple system with 13,500 birds housed either side of a central room used for all the controls, egg collection and storage of eggs. When built eggs will be removed from the unit 3 times per week.
All the land surrounding the building will be grassed down to be used for grazing by the birds during daylight hours. At night they are shut in the building.
Access to the permitted building will be achieved via a single track road. It is important the unit is secure in terms of access routes to ensure biosecurity. The route of the access road has been chosen to ensure the site can remain secure. All the other existing accesses are to be closed off.
The permitted building is of typical agricultural construction, a steel frame shed with box profile roof cladding and is 189 metres x 18.228 metres with 2.13 metres eaves. Ventilation is to be mainly natural with side inlets and ridge extraction.
Planning permission has also been obtained for a mobile home which will be used to house the manager of the poultry unit once built.
It is proposed to extend the building to the east by a further 6 bays, a total of 18.435 x 18.228. Eaves height will be 2.13 metres with a ridge height of 5.04 metres. A concrete pad and tank for cleaning out will be adjacent to the extension. This will allow the shed to accommodate the birds at 9 metres per m² instead of the original 12, the new stocking rate from January 2012.
Materials used for the extension will be the same as the permitted existing building.
The principal of a free range poultry unit has been accepted at Summerhill. Poultry grazing does not require planning permission so it is only the extension to the permitted shed which is to be decided upon.
Design and access statement
The extension is modest in size and will not cause further additional visual impact on the environment. Issues relating to poultry units e.g. landscape, traffic, ecology etc have been dealt with via application MA/08/0658.
Planning Policy
National planning policy considered relevant to this application is contained within PPS7 and is as follows:-
Paragraph 5: Economic Development and Employment
“Planning authorities should support a wide range of economic activity in rural areas. taking account of regional priorities expressed in RSS, and in line with the policies in paragraphs 2-4 above, local planning authorities should:-
(i) Identify in LDDs suitable sites for future economic development, particularly in those rural areas where there is a need for employment creation and economic regeneration;
(ii) Set out in LDDs their criteria for permitting economic development in different locations, including the future expansion of business premises, to facilitate healthy and diverse economic activity in rural areas.”
Paragraph 15: Countryside Protection and Development in the Countryside
“Planning policies should provide a positive framework for facilitating sustainable development that supports traditional land based activities and makes the most of new leisure and recreational opportunities that require a countryside location. Planning authorities should continue to ensure that the quality and character of the wider countryside is protected and, where possible, enhanced. They should have particular regard to any areas that have been statutorily designated for their landscape, wildlife or historic qualities where greater priority should be given to restraint of potentially damaging development.”
Paragraph 27: Agricultural Development
“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 in 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;
(iv) diversify into new agricultural opportunities (e.g. renewable energy crops; or
(v) broaden their operations to ‘add value’ to their primary produce.”
Design and access statement
Local Development Framework
Maidstone Local Development Framework has a number of policies that maybe relevant as follows (these it is understood have been saved from the previous Local Plan):-
ENV 28; concerning development in the countryside confirming that agricultural development which is ‘reasonably necessary’ is acceptable.
ENV 41; concerning development which may harm/lose ponds. This scheme has been located to remove any risk. Also, the environmental improvements are likely to add to the ecological value.
ENV 43; This concerns agricultural buildings and the criteria which if met will mean planning permission will be granted.
(1) the proposals are reasonably necessary for the purposes of agriculture; and
(2) the building is located within or adjacent to an existing group of buildings, unless it can be demonstrated that a more isolated location is essential to meet the needs of the holding. where an isolated location is essential the site should be chosen to minimise the impact of the building on the character and appearance of the countryside; and
(3) the proposal is accompanied by an integral landscaping scheme, reflecting the landscape character of the area; and
(4) the building is of a design which is sympathetic to its surroundings in terms of scale, materials, colour and detail; and
(5) the proposal will not have an adverse impact on the character or setting of local settlements or the amenity of existing residents; and
(6) the proposal is compatible with the landscape policies of the plan;
And
(7) the proposal will not have an adverse impact on the local highway network.
This application is an extension to a permitted building, therefore the principal is considered to be acceptable in policy terms.
Consultations
Not applicable.
Use
Extension of agricultural building for the housing of free range hens, as per planning permission MA/08/0658.
Design and access statement
Amount
1 x extension to permitted agricultural building
Layout
The proposed extension will be to the east of the permitted building with an adjacent concrete pad and tank for cleaning out.
Landscaping
A landscaping scheme has been approved for the permitted building, the extension will not have any additional adverse impact on the landscape.
Scale
18.435 metres x 18.228 metres with eaves and ridge heights of 2.3 metres and 5.04 metres respectively.
Appearance
The extension will be constructed of the same materials as the building permitted with the walls clad in brown tongue and groove weather boarding and a slate blue profiled steel sheeted roof.
Access
As existing.
