Birds of prey centre at Land At Audley End, Melford Road, Lawshall

What was proposed

The application proposed changing arable land to birds of prey displays, experiences and small reptile exhibits, with parking, aviaries and buildings.

“RECOMMENDATION: GRANT PLANNING PERMISSION Development of Description Full Planning Application - Change of use from arable agricultural land to Birds of Prey displays, Experiences and Small Reptile Exhibits), including visitor parking, aviaries, reptile and reception buildings.”

Officer report

The site and surroundings

The undeveloped Grade 3 agricultural site lies outside Lawshall’s settlement boundary, in Flood Zone 1 and outside a conservation area or national landscape.

“As noted, presently the site is undeveloped and is categorised as Grade 3 agricultural land. As per Natural England guidance (February 2021), Grade 3 land is defined as “Land with moderate limitations that affect the choice of crops, timing and type of cultivation, harvesting or the level of yield. Where more demanding crops are grown yields are generally lower or more variable than on land in grades 1 and 2.”

“The application site is located outside of any of the defined Lawshall settlement boundaries and is largely unconstrained. It is not located within a national landscape nor conservation area and does not contain any designated heritage assets or scheduled ancient monuments. Of note, the closest designated heritage asset is the Grade II Listed Dale Farmhouse on the opposing side of the highway approximately 450 meters north of the site.”

Officer report

What officers recommended

Officers recommended permission because the proposal’s business, animal welfare, economic, educational and tourism benefits outweighed its accessibility and countryside-location conflicts.

“It is identified that the proposal is largely in accordance with Policy LP12 (and, therefore, SP03) of the JLP - which speak towards this type of development, along with the Lawshall Neighbourhood Plan, LWL21. Whilst the proposal accords with the policies in the main, there are still some conflicts identified.”

“The proposal, however, technically constitutes a departure from the development plan insofar as the site is not readily accessible by public transport and is located outside the defined settlement boundary. However, significant weight is afforded to the operational requirements of the business, animal welfare considerations, support for an established local enterprise and the economic, educational and tourism benefits that would be delivered.”

Officer report

Who spoke

Members heard from a parish council representative, an objector, the agent, the applicant and a Suffolk county councillor.

What members debated

Members debated the benefits, settlement boundary, neighbourhood plan conflicts, visitor limits, highways, accessibility, business expansion and zoo licensing requirements.

“Members debated the application on issues including: the education and tourism benefits of the site, concerns from the Parish Council, the location outside the defined settlement boundary, conflicts with the Lawshall Neighbourhood Plan, the scale of the proposal, restrictions to visitor numbers, the impact on local highways, accessibility of the site, proximity to public transport, the need for the business to expand, compliance and conflict with the Joint Local Plan,…”

“The Head of Economy and Business provided Members further information on: the need for the business to relocate, upcoming changes to zoo license regulations, the business plan, the funding for redevelopment, visitor services provided on site, and the support provided to help identify suitable locations for the business.”

Minutes

The decision

Permission was granted subject to conditions covering matters including noise, waste, lighting, ecology, landscaping, access, parking, flooding and visitor numbers.

“That Members resolve to GRANT planning permission subject to the following conditions and informatives and any others as may be deemed necessary by the Chief Planning Officer:”

“Noise management plan • Waste management plan • Pest control • External lighting • External plant • Construction hours • Construction management plan • Ecological appraisal recommendations • Biodiversity enhancements • Standard biodiversity net gain condition • Hard and soft landscaping scheme • Landscape management plan • Landscape retention and replacement • Provision of access • Access surfacing • Surface water discharge • Restriction on access gates/bollards/chain etc…”

Minutes