Agenda item

Erection of organic free range egg unit (1061sqm) [Strensall Ward] [Site Visit].

Members considered a major full application, submitted by Mr Nigel Pain, for the erection of an organic free range egg unit (1061sqm).

Officers updated that they had received a Vehicle Swept Paths Analysis from the agent showing a 7.5 tonne vehicle and a 15 tonne vehicle accessing the site. The following updates were also reported:

·        The landowner will carry out an egg collection twice a week in a 3.5 tonne transit type vehicle.

·        The area of land beside the signal box can be utilised to prevent dangerous reversing manoeuvres onto Lords Moor Lane

·        Visibility from the track to Lords Moor Lane is good and traffic approaching the site will travel slowly to negotiate both the level crossing and the tight bend in The Village.

·        There have been no recorded accidents at the junction.

·        The Applicant is willing to accept a condition restricting site access with vehicles larger than 15 tonnes.

The Council’s Highways Authority did not feel that the above overcame their concerns and they expressed the view that this application should be recommended for refusal.

The Council’s drainage engineering consultancy made the following comments:

·        The development is in low risk Flood Zone 1 and should not suffer from river flooding.

·        However, drainage in the area is suspected to be poor, with standing water being witnessed on the site by local residents.

·        As the proposed method of surface water disposal is via soakaways, these should be shown to work through an appropriate soakaways assessment and should be carried out in winter to prove that the ground has sufficient capacity to accept surface water discharge and to prevent flooding of the surrounding land and the site itself.

Representations were received, in objection, from a local resident who circulated photographs indicating maintenance vehicles that had been left in the lane. He stated that these vehicles would have an impact on access to the lane and the proposed development. The lane is gated and there is a £1000 fine (imposed by Network Rail) if the gate is left open; the gate will impact on access and egress to and from the lane. He also raised concerns regarding the sustainability of the proposed development, Network Rail’s requirements regarding fencing, the Foss Drainage Board’s comments and the supply and disposal of sewage.

Representations were received from the Applicant’s agent who said that this would be a small poultry farm. He felt that the reason for refusal was unsustainable.

Representations, in objection, were received from Strensall and Towthorpe Parish Council who made the following points:

·        There is a lack of drainage and the water table in this area is very high

·        A potential increase in noise

·        A potential increase in vermin, including foxes, which will have a knock on effect on the local wildlife

·        Access is by a narrow track which is the property of Network Rail

·        Access is next to a level crossing and there are already hazards to traffic at this point

Representations were received, in objection, from the Ward Councillor who spoke on behalf of local residents. She raised concerns regarding access and egress, the increase in the number of vehicles in the area, health and safety, fencing and drainage.

The Countryside Officer reported that this site had not formally been designated as a Site of Importance for Nature Conservation (SINC) and there was very little information to say what kind of effect chickens would have on the grassland but from the information he had there was nothing to say that the impact would be significant.

Members discussed the impact that drainage would have on the area, the access and egress of heavy goods vehicles from the track (which had been designed as a maintenance track) and the proximity of the access and egress to the level crossing. They also raised concerns regarding the sustainability of the business.

RESOLVED:             That the application be refused.

REASON:                  The proposed use would generate higher levels of traffic than the existing use with the potential to grow. The access is immediately adjacent to a level crossing and is of restricted width. The limited width cannot be improved due to boundary features/land ownership and will make access for, in particular, heavy goods vehicles difficult. The restrictive width will increase the likelihood of such vehicles having to undertake multi point (shunt) manoeuvres on Lords Moor Lane in the vicinity of the controlled level crossing to gain access. Such manoeuvres would be detrimental to both the safety of highway users and the safe operation of the level crossing.

 The restrictive width of the access reduces vehicle flow to one-way and as such would be unable to accommodate opposing vehicles. This situation would result in vehicles having to reverse out onto the public highway in the vicinity of said level crossing, to the detriment of safety of highway users and the safe operation of the level crossing.