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Renfrewshire Council · 4 June 2024
Back to Local Review Body. — 4 June 2024 and its agenda
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Finance & Resources Director: Alastair MacArthur CPFA Head of Corporate Governance: Mark Conaghan LLB (Hons) Dip LP Renfrewshire House, Cotton Street, Paisley PA1 1TT www.renfrewshire.gov.uk PROCEDURE NOTICE OF RENFREWSHIRE COUNCIL LOCAL REVIEW BODY REQUEST FOR FURTHER INFORMATION Proposal: Erection of dwellinghouse and livestock barn (in principle). Location: at site 500 metres south west of Undercraig Farm House, Galahill Road, Langbank Application Type: Planning Permission Application Number: 23/0158/PP This Procedure Notice is given to the following: (i) AXN Architecture 20 Middlepenny Road Langbank PA14 6XB (ii)_Linsay de Freitas Undercraig Cottage Old Greenock Road Langbank PA14N 6 YS The Applicant At a meeting on 26 March 2024, Renfrewshire Council’s Local Review Body (the “LRB”) determined, in terms of Regulation 12 of the Town and Country Planning (Schemes of Delegation and Local Review Procedure) (Scotland) Regulations 2013 (the “2013 Regulations”) that the review documents before it did not provide sufficient information to enable it to determine the review of the above Planning Application. In accordance with Regulation 13 of the 2013 Regulations the LRB determined that the review should proceed by way of further written submissions.
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Finance & Resources Director: Alastair MacArthur CPFA Head of Corporate Governance: Mark Conaghan LLB (Hons) Dip LP Renfrewshire House, Cotton Street, Paisley PA1 1TT www.renfrewshire.gov.uk This Procedure Notice, which is given under and in accordance with Paragraph 15 of the 2013 Regulations, requires the appellant to provide by no later than 26 April 2024, a written submission to the LRB detailing the business reasons, together with supporting evidence, why the proposed dwellighouse and livestock barn required to be erected at the proposed site (the “Procedure Notice Response. Responses may be sent electronically to democratic-services@renfrewshire.gov.uk Following receipt of the further information requested the review application will be submitted to the next meeting of the LRB. Notice which is scheduled to be held at 2pm on 4 June 2024 in the Council Chambers, Renfrewshire House, Cotton Street, Paisley.
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‘This Procedure Notice, which is given under and in accordance with Paragraph 15 of the 2013 Regulations, requires the appellant to provide by no later than 26 April 2024, a written submission to the LRB detailing the business reasons, together with supporting evidence, why the proposed dwellighouse and livestock barn required to be erected at the proposed site (the “Procedure Notice Response.’ Business reasons why the dwelling house and livestock barn are required: Item 1 - Claire Whitehead letter of support Claire E Whitehead, is the only Recognised RCVS Specialist in Camelid Health & Production in the UK and holds Diplomate status in large animal internal medicine with the American College for Veterinary Internal Medicine. She is the current President of the British Veterinary Camelid Society. Claire has provided a letter of support detailing reasons why Camelid (Alpaca) owners should be in close proximity to the herd at all times. The business needs its animals in order to offer its experiences and therefore make money. Without the animals there is no business. Animal welfare will suffer if the applicant is living elsewhere and therefore this will be detrimental to the business. Item 2 – Previously submitted SAC Labour requirement report. This report was updated last year and the findings were as follows: ‘Standard Labour Requirements ( SLR) represent the notional amount of labour required by a holding to carry out all of its agricultural activity and is also used as a measure of farm size. Standard Labour Requirements are derived at an aggregate level for each agricultural activity. The total SLR for each farm is calculated by multiplying its crop areas and livestock numbers by the appropriate SLR coefficients and then summing the results for all agricultural activity on that farm. One SLR equates to 1,900 working hours per year. The total SLR for Scotland was 46,700 full time equivalent workers, averaging 0.89 per holding.’ - https://www.gov.scot/publications/economic-report-scottish- agriculture-2016/pages/43/ See page 10 of Linsay’s Labour requirement report – ‘Based on these figures it is apparent that having a dwelling on site would be most advantageous for Linsay who undoubtedly must be working over and above the standard of 1900 hours. (Source - Farm Management Handbook 2020/21).’ And
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‘Taking account of the land and stocking currently managed by the business it is calculated that the labour required will be around 1.72 labour units. This would suggest that the business has a requirement for over one and a half full time labour units.’ This shows that there is a huge amount of work to be done for the business to run effectively. It is essential that Linsay lives on site in order to carry out the amount of work needed to keep the business going. Item 3 – Further reasons Following on from the local review body meeting set on 26th of March 2024 in accordance to the specific regulations a requirement was sent to the applicant for further written submissions to be submitted detailing the business reasons, including supporting evidence, why the proposed dwelling house and livestock barn required to be erected at the proposed site. The applicant/business has identified this site specifically for number of reasons, these include but are not limited to the specific needs of the business which includes the welfare of the livestock, the landscape, establish road network, established services and local development plan. Please see “supporting statement of appeal against refusal notice” previously submitted for further in depth explanations. In summary, the business has identified that the current established number of livestock are able to undertake only a specific amount of physical interaction with customers and can only be fed a certain amount of feed by visitors to remain healthy. The current herd numbers mean the business is only able to complete a limited number of treks and experiences each day. With weather conditions effecting visitor attendance it is imperative the business can operate with ample capacity when able. It has therefore been identified the herd requires to be increased, this has further business benefits that it will allow for the increase in wool production as well as more experiences being offered. Alpacas are valuable livestock and to establish and/or purchase livestock from other producers is very expensive, it also brings risks; with gene lines hard to track, and increases the risk of herd disease. The business focused decision to produce alpacas on site to solve this issue allows for gene lines to be established and good quality livestock to continue to be produced, increasing quality of visitor experience, wool production and allowing experiences to be run more frequently.
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For animal welfare, business risk, visitor safety, the breeding taking place is required to be done as far as reasonably practical from the current land parcels used to house the male alpacas. This is due to the nature of the males when around females. Males can become boisterous, can be aggressive and would pose a significant risk to the business allowing visitors to be around the males in this state. The site identified for the proposed livestock barn and dwelling house is located in the only flat area of the farm well clear of the current trekking routes and established experience area. The site is situated close to an established road network, electricity and water supply. The area is naturally masked by existing tree lines and hedge rows. All of this making it a suitable site as there will be less aggressive groundwork required, no large land scaring to create entrance roads, as well as no need for the implementation of services. The barn will be used as a maternity unit for the females and future Cria. The barn will house equipment, refrigerated medication and medical supplies as well as other essential items fundamental to the care of pregnant females and their Cria which can include, blood products, none of which can be left unattended. Other considerations given when assessing the site were that the site is situated near to the newly established forestry commission project comprising of new woodland and footpaths. This has seen a welcomed increase in dog walkers and people using the countryside. Although most if not all people who use this area with their dogs are likely to be responsible. The close proximity of legally protected pregnant livestock to dogs (Dogs (Protection of Livestock) (Amendment) (Scotland) Act 2021) adds risk of miscarriage and other tragic events. Other considerations included Cria welfare specifically regarding them being prayed on by fox’s and other predators suggest a presence is required permanently at the operation.
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Prepared by: SAC Consulting 57 High Street Lanark ML11 7LF Contact: Carol-Anne Warnock Tel: 01555 662562 Fax: 01555 663166 Email: Carol-Anne.Warnock@sac.co.uk December 2022 Larch Green Alpacas Labour Requirement Report Strictly confidential
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Page 2 Labour Requirement Report – Larch Green Alpacas This report provides an assessment of the labour requirement for the business of Larch Green Alpacas. The report is based on information received by Carol-Anne Warnock, Agricultural Consultant, SAC from Linsay Mitchell (Sole Trader) at a meeting at Undercraig Farm. Linsay would like to develop and grow the business but feels that her ambition cannot be achieved whilst still living in the farmhouse at Undercraig with her parents (John and Shona Mitchell) and sister (Laura). Although the whole family live at Undercraig Farm only Linsay is involved in the day to day running of Larch Green Alpacas. John Mitchell operates a heavy plant business from Undercraig Farm offering foundation and drainage works. Shona Mitchell runs Larch Green Lodges; this business has 3 luxury self-catering lodges on farm overlooking the Clyde estuary. Laura Mitchell works in retail off site. Linsay proposes to build a dwelling house on land she owns at Undercraig Farm with the view to expanding the existing Alpaca and Livery business. This report will appraise whether the labour involved in the business justifies another dwelling on site. Introduction
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Page 3 Labour Requirement Report – Larch Green Alpacas Contents DESCRIPTION OF BUSINESS ......................................................................................................................... 4 BUSINESS ACTIVITIES - ALPACAS……………………………………………………………………………………..………………5 BUSINESS ACTIVITIES - HORSES………………………………………………………………………………………………………..5 FINANCIAL PERFORMANCE .......................................................................................................................... 6 PROPOSED SITING OF NEW DWELLING…………………………………………………………………………………………8 ANNUAL LABOUR REQUIREMENT…………………………………………………………………………………………………….9 ADDITIONAL POINTS OF NOTE .................................................................................................................. 11 Appendix 1 – Farm Boundary Map ......................................................................................................... 12
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Page 4 Labour Requirement Report – Larch Green Alpacas DESCRIPTION OF BUSINESS Larch Green Alpacas was established in 2018 by Linsay Mitchell (Sole Trader). The business offers Alpaca experiences from Undercraig Farm in Renfrewshire alongside selling Alpaca fibre and more recently entering into the Breeding Alpaca market. Alongside the Alpaca enterprise the business makes use of the farm steading to provide livery for 8 horses (2 owned). Land The business utilises land owned by Linsay alongside land her parents previously farmed. An agreement is also held for grazing rights over 3.97 hectares owned by the nearby Gleddoch Golf and Spa Resort. This land has not been included in any calculations as although there is a signed agreement it does not provide sufficient security of tenure. All land is utilised for grazing with forage stocks brought in. A full breakdown of the land can be found below: Ownership Area (ha) Linsay Mitchell 8.37 John & Shona Mitchell (Parents) 8.87 Total Land Owned* 17.24 Total Land Utilised 13.66 *Of the land Owned 3.58ha is Coniferous woodland with no grazeable understory and does not contribute to the business.
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Page 5 Labour Requirement Report – Larch Green Alpacas BUSINESS ACTIVITIES - ALPACAS The business has 7 male alpacas and offers Alpaca experiences. These comprise trekking packages, alpaca meeting and feeding sessions on farm together with packages offering visitation to nursery schools, care homes and special events. The on-farm experiences are offered from Thursday through to Monday with Tuesday and Wednesday set-aside for Alpaca care and maintenance activities such as feet trimming, teeth grinding and paddock cleaning. A trek usually comprises 7 people (one for each alpaca) and lasts around 1 hour, with mini treks (40 mins) also available for children. Between the treks and the feeding experiences the business can expect to see between 15-20 people on site on each of their experience days. The Alpacas are summered outside on grass with access to an open fronted shelter. In winter should conditions deteriorate the alpacas can be housed within the steading although this has not been required in the last couple of years. Fleeces from the Alpacas are processed into 100g balls of high quality, high value product for sale to visitors to the farm or local spinners/crafters. Approximately 16.75 kgs of Alpaca Fleece produces approximately 129 balls of wool for sale annually. Three breeding female Alpacas were introduced into the herd in 2022. They are all pregnant and baby cria are expected in the Summer of 2023. This will undoubtedly be an added attraction for visitors to the farm. Additionally, this will increase the earning potential of the business by allowing the business to trade in breeding animals. Breeding animals can sell from between £250 - £15,000. Prices vary according to genetics, age, fertility, colour and fleece fibre quality. BUSINESS ACTIVITIES - HORSES There are 8 stable blocks at Undercraig with all stables currently in use. There are 6 horses on full livery with the remaining 2 stables occupied by Linsay’s own horses. A horse arena is available on site where livery clients can school their horses. A further barn stores the businesses equipment comprising tractor, grass topper, harrows, roller and loadall. Horse shavings and purchased forage stocks are also stored in this barn.
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Page 6 Labour Requirement Report – Larch Green Alpacas FINANCIAL PERFORMANCE A financial appraisal was completed on the most recent financial accounts for the business (Year-end 31st March 2021 and 2022). This found the business to be in sound financial health with a strong balance sheet. 2021 2022 Creditors & HP -400 -720 Overdraft 0 0 Long Term Loans 0 0 Debtors, Cash, Etc 26,218 27,098 Livestock & Crops 0 0 Machinery 0 0 Land & Buildings 0 0 Net Worth 25,818 26,378 -5,000 0 5,000 10,000 15,000 20,000 25,000 30,000 £ Balance Sheet Trends
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Page 7 Labour Requirement Report – Larch Green Alpacas The business is fortunate to have no overdraft or borrowing and cash in the bank. Owner equity was between 97 and 98% in the three years analysed which is well above the “safe” threshold of 70% for an owner-occupied business. A profit was recorded in each of the years analysed. Example Farm Profit & Loss Summary £ Year ended 2021 2022 2 Yr Ave. Gross Output 53,380 65,208 59,294 Variable Costs 12,660 16,495 14,578 Gross Margin 40,720 48,713 44,717 Employed Labour 0 0 0 Power & Machinery Expenses 3,848 1,546 2,697 Property & General Overheads 4,420 4,708 4,564 Total Fixed Costs 8,268 6,254 7,261 Gross Profit 32,452 42,459 37,456 Finance & Rent 1,800 1,899 1,850 Net Profit 30,652 40,560 35,606 py
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Page 8 Labour Requirement Report – Larch Green Alpacas PROPOSED SITING OF NEW DWELLING Linsay proposes to build a dwelling on her own land within walking distance of the stables and alpaca paddock. This will allow her to move out of the family home and become more independent from her parents. Although there is a cottage at Undercraig Farm, this is owned and occupied by a long-term resident and, it is not expected to come on the market in the near future. Similarly, Linsay’s parents are unlikely to move from the family home as they require to be close to their own businesses which also operate from the site. No other housing in the vicinity has been identified as available and suitable. The building location will not impact on any areas of high environmental or conservation value. There are no known environmental designations on the unit. Proposed site marked with a star
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Page 9 Labour Requirement Report – Larch Green Alpacas ANNUAL LABOUR REQUIREMENT Calculation of Standard Hours worked. Labour Requirement – Larch Green Alpacas Crops Area (Ha) Hours/Annum/Ha Total Hours Permanent Pasture* 13.66 3.1 42.34 Sub Total 42.34 * No time has been allocated to produce forage as all hay/haylage is brought in Livestock Number Hours/Annum/Animal Total Hours Horses (full livery) 6 660 3960 Horses (own – grass livery) 2 240 480 Economies of scale reduction 30% Sub Total 3108 ** It is recognised that it does not necessarily take double the amount of time to care for two horses as it does for one. Therefore, economies of scale are applied to the labour requirements *** Figures for horses have been taken from the Equine Business Guide, ABC, 6th Edition, 2015 to recognise the diversified nature of the business. Livestock Number Hours/Annum/Animal Total Hours Alpacas (Males) 7 12 84 Alpacas (Breeding Females) 3 12 36 Sub Total 120 **** There are no nationally agreed standards for an Alpaca enterprise. Neither SAC nor SGRPID have produced figures that represent ‘typical’ labour requirements for alpacas. The figure used above is the standard for goats which was determined to be the closest equivalent. TOTAL 3270.34 Standard Man Year (hrs); One Full-time Equivalent. Based on the UK Agricultural Wages Board 39 hour week. 1,900 Source: Farm Management Handbook 2020/21. These figures relate to those published in a report of the UK Farm Classification Document (October 2014) and recommends that 1900 hours of labour are equivalent to one standard annual labour unit. Labour Requirement 1.72
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Page 10 Labour Requirement Report – Larch Green Alpacas The table above shows the calculated annual labour requirement for this business at Larch Green Alpacas. This is based on current stocking and cropping levels. Taking account of the land and stocking currently managed by the business it is calculated that the labour required will be around 1.72 labour units. This would suggest that the business has a requirement for over one and a half full time labour units. Most figures used in this report are taken from the Farm Management Handbook 2020/21 and do not necessarily reflect the diversified nature of the Alpaca enterprises. The additional activities offered and the public facing nature of the business will undoubtedly support a higher labour requirement than is indicated above. An Alpaca trek alone lasts around 1 hour, with grooming, feeding, mucking and fitting a head collar being additional. The figures used in the table above do not reflect the additional labour requirement for the trekking aspect of the business. Additionally, as there are no nationally agreed standards for an Alpaca enterprise the standard for goats has been used instead. This will not entirely be reflective of the workload involved in caring for Alpacas particularly breeding females. Based on these figures it is apparent that having a dwelling on site would be most advantageous for Linsay who undoubtedly must be working over and above the standard of 1900 hours. (Source - Farm Management Handbook 2020/21).
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Page 11 Labour Requirement Report – Larch Green Alpacas ADDITIONAL POINTS OF NOTE Animal Health and Welfare It can be deemed necessary that a trained and experienced person is always on site to cater for stock management as well as animal health and welfare issues. Alpacas are herd animals and crucially are reluctant to show any signs of ill health. Once they appear unwell, they are often in a much poorer condition than they would be if they had shown earlier signs of illness. It is therefore essential to closely observe them to spot anything unusual regarding their behaviour, feeding, movement etc. Although the rest of the family live on farm they are kept occupied with their own businesses and will not be familiar with the normal behaviour patterns of the alpacas so will be less equipped to identify signs of an animal in poor health. A full-time presence on site is more important with breeding livestock as supervision is often needed during the later stages of pregnancy and labour (Unpacking). Newborn cria may need assistance in standing and suckling or require to be housed with their dam for shelter. In exceptional cases a dam may fail to bond with their offspring necessitating bottle feeding. This must be done every 1-2 hours initially and further supports the requirement to always have a stocksperson on site. Security, Safety and Environmental Protection Theft in rural communities is on the rise, due to the high valuation of stock and equipment on farm it is desirable that someone is always around the premises. A recent police incident (Police incident Numbers PS-202109204-3249 and PS- 20210913-0966) recorded on farm saw a stolen car torched next to coniferous woodland. This incident caused a large amount of stress for the neighbouring grazing horses and could have resulted in animals harming themselves in their efforts to escape. The area is also subject to fly tipping and illegal dumping. The site of the proposed dwelling is in the same area, and it is hoped a presence here will deter such criminal activity.
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Page 12 Labour Requirement Report – Larch Green Alpacas APPENDIX 1 – Farm Boundary Map
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