Four poultry breeder sheds at Cross Green Farm, Thelnetham

What was proposed

The application proposed replacing existing pig buildings with four poultry breeder sheds, an administration block, gatehouse, landscaping and infrastructure for up to 39,999 poultry.

“Planning permission is sought for the construction of four poultry breeder sheds, an administration block and gatehouse with associated landscaping and infrastructure following demolition of existing pig housing buildings, as amended by plans received 28 February 2025.”

“The application proposes the demolition of the existing, ageing sow containment buildings and their replacement with four poultry sheds to house up to 39,999 poultry. The breeder sheds would house laying hens to the age at which they start to produce eggs to maintain the onward supply chain, ensuring that there is sufficient stock to serve broiler farms and ultimately the processing plant at Eye and regional/national demand for poultry meat.”

Officer report

The site and its surroundings

The site is an existing sow farm in countryside, close to homes, listed buildings, a public right of way and roads accessed by a single track.

“The application site is situated within designated countryside, approximately 440 metres south-west of the Thelnetham settlement boundary. The site comprises an existing sow farm with associated buildings. Cross Green Farmhouse itself abuts the site, with the next closest residential dwelling being Copper Beeches, approximately 50 metres north of the application site.”

“The site is generally flat, but highly visible with open countryside views to the north. The site is accessed via a single track which then adjoins Hopton Road to the north.”

Officer report

Main planning concerns

Officers identified modest adverse effects from noise, odour and ammonia but considered them not significant enough to justify refusal, subject to controls.

“Furthermore, whilst it is understood that lighting will be installed as part of the proposal, no specific details have been submitted to the LPA. As such, a condition requiring the submission of details for external lights has been imposed. Turning to odour, an Odour Impact Assessment has also been submitted alongside the application and assessed by the EHO.”

“Note that this is a binary judgement: either it is “significant” or it is “not significant”. In this case, using relevant guidance, and in relation to odour, a conclusion of ‘slight adverse’ impact is not considered to be significant. Therefore, the conclusion that the odour effects in this instance are considered to be “slight adverse” does not mean that the effects are considered unacceptable from an Environmental Health perspective.”

Officer report

Objections and support

There were 1,056 neighbour representations, primarily objections, together with one letter of support and objections from four parish councils.

“It would like to register its objection to the application as it considers that were it to be approved, the HGVs and other farm-related traffic travelling to and from the farm would have a seriously detrimental impact on Hopton residents. Thelnetham Road, being single lane, would not be able to cope with such HGV and other farm related traffic movements.”

“As of 12 January 2026, 1056 neighbour representations have been received from two petitions and other individual third-party comments. The comments received primarily use the template below, or similar versions, as appears to have been directed and highlighted on the Coalition Against Factory Farming (CAFF) website.”

Officer report

Who spoke at the meeting

Speakers included representatives of factory-farming opponents, parish councils, a resident, the ward member and the applicant’s agent.

What members debated

Members debated highway safety, vehicle calculations, traffic at busy times, noise, BREEAM, asbestos, ecology and the weight to give animal welfare.

“Councillor Jon London remarked on the importance of the rural economy, however, he cited concerns in respect of the traffic impact on the existing highways. He also questioned the methodology behind the calculation of vehicle movements in connection with the existing sow piggery operation on the site.”

“Councillor Lora-Jane Miller-Jones similarly raised highway concerns and questioned the existing and proposed vehicle calculations, and likewise stated that she gave significant weight to animal welfare. Councillor Miller-Jones made reference to the Noise Impact Assessment (NIA) and questioned whether this had been carried out on 40 no. roof mounted ventilation fans, or 20.”

Minutes

How the committee voted

Two refusal motions failed by six votes to seven before approval was proposed and seconded with amendments.

“Councillor Ian Houlder commended the Officers for assessing and presenting vast amounts of varied information in relation to the application. He also referenced the rural highway network and how many villages in West Suffolk regularly experienced large agricultural vehicles on small roads. Councillor Houlder then proposed that the application be approved, as per the Officer recommendation and inclusive of the amendments/additions as outlined to the meeting.”

“Councillor Ian Houlder then proposed that the application be approved, as per the Officer recommendation and inclusive of the amendments as outlined in the presentation in respect of the motion being subject to the completion of the HRA process and the changes to the wording of condition Nos 9 and 29, and the inclusion of an additional condition (No 36) in respect of the demolition of buildings and cessation of existing use. This was duly seconded by Councillor Mike Chester.”

Minutes

The final decision

Permission was granted by seven votes to six, subject to the Section 106 Agreement, a satisfactory HRA conclusion and amended conditions.

“Planning permission be GRANTED subject to the terms of the Section 106 Agreement, the completion of the HRA process concluding no adverse effects on Habitats sites, from the development alone or in-combination with other plans and projects, and the following conditions:”

Minutes