Nocton campaign - still mentioned

Factory farming

Our vigorous campaign against an 8,000 cow factory farm in Nocton still gets a mention in a Guardian article this week.

Campaign Against Factory Farming Operations - banner

For those residents who were not living in Nocton at the time, I have selected a number of old blog entries from the period of our campaign to give you an idea of what was originally planned for Nocton Heath:

1. How did the Nocton Dairy project come about?
2. Lobbying our Parish Council
3. Facts and figures
4. Nocton breathes sigh of relief
5. CAFFO reunion

Nice to know all the exhausting campaigning is now in the past... and that we have a new long-term landowner for Nocton Estate in Beeswax Dyson Farming Ltd, caring for our local environment.

Dyson buys ex-RAF base

Dyson to increase UK base tenfold as it buys ex-RAF base to satisfy expansion plans

'Sir James Dyson - who has already invested £250m into the company’s global base in Malmesbury, Wiltshire - has bought a nearby World War II airfield is developing it into a new technical centre.'

http://www.telegraph.co.uk/business/2017/02/28/dyson-increase-uk-base-tenfold-buys-ex-raf-base-satisfy-expansion/

Dyson shrugs off Brexit fears with massive UK expansion plan

'Technology group to open new 210-hectare campus as part of £2.5bn investment and plans to double workforce.'

https://www.theguardian.com/technology/2017/feb/28/dyson-shrugs-off-brexit-fears-with-massive-uk-expansion-plan

Nocton Hall and RAF Hospital

When I first saw the headlines above, my heart skipped a beat. For a brief moment, I thought that Sir James just might have bought the old RAF hospital site, to create a northern high-tech R & D centre perhaps. This wasn't to be the case, unfortunately.

Dreams aside, Dyson's new expansion is good news for the UK in general and a real vote of confidence for the economic future after Brexit.

Nocton Dairies Ltd

I still recall our intensive campaign against plans for a mega dairy on Nocton Heath and our relief when Sir James Dyson and Beeswax Farming purchased the Nocton Estate as a long-term investment for his family.

It now appears the milk industry are finally starting to wake up to the environmental implications of intensive dairying... with the public perception that these huge facilities are not necessarily the best for animal welfare.

Following all my research for the campaign, I no longer drink any milk that comes from intensively farmed cows. I decided to support those farmers who graze their stock on pasture for a significant part of the year, providing an organic diet and high welfare standards for their cows. Waitrose were one of the first supermarket chains to guarantee that all the cows providing milk and cream had access to grazing. Now it seems Associated Dairies are taking this a step further with their minimum guarantee of six months grazing.

Asda to become the first major UK retailer to sell 'free-range milk'

'The milk will carry a ‘Pasture Promos’ logo, which guarantees that it comes from cows grazed for at least six months and shows that farmers were offered a fair price for the produce.'

http://www.independent.co.uk/news/business/news/asda-free-range-milk-uk-supermarket-chain-pasture-promos-cows-a7603141.html

Long may this continue.

Peter pops up again

Remember the campaign?

If you were around during the time of the campaign against plans for an 8,100 cow intensive dairy farm located on the Heath, you will certainly remember one of the main protagonists.

The huge amount of waste produced by this facility would have been spread on land surrounding Nocton and Dunston. I am still proud to have been part of the local campaign group which lobbied long and hard to overturn the various planning applications.

Nocton Dairies Ltd never managed to get the relevant permissions to construct their cow factory in Lincolnshire. We are very fortunate indeed, as it seems Peter is still upsetting his Devon neighbours with heavy slurry operations.

Wealthy Londoner sparks row after setting up a campaign against farmers muckspreading

The main target of Mr Roe's anger is Peter Willes.

http://www.dailymail.co.uk/news/article-4040730/Wealthy-second-homeowner-moved-London-Devon-countryside-sparks-row-new-neighbours-waging-war-against-farmers-muckspreading.html

Too Much Slurry Campaign

'A significant step in the industrialisation of farming is the move to intensive dairy farming.'

http://toomuchslurry.co.uk/

Nocton Dairies Controversy

Local people formed a campaign group named CAFFO (Campaign Against Factory Farming Operations). Animal welfare charities and campaigners, and vegan and vegetarian groups also joined to support the case against the dairy.

https://en.wikipedia.org/wiki/Nocton_Dairies_controversy

Campaign material in Nocton

Working with partners - World Society for the Protection of Animals

Working with partners - Compassion in World Farming

Campaign in Dunston

 

CAFFO were presented with a copy award
 for working in partnership with CIWF

Cows belong in fields

Waitrose's latest TV advert... filmed by a cow called Mo

Whilst not specifically mentioned in this particular article about Waitrose, I truly believe CAFFO's vigorous campaign against 'zero-grazing' and factory farms, was instrumental in raising public awareness about how our milk is produced. The 8,000 cow mega dairy in Nocton was to be the first of its kind in the UK.

With support from many organisations, not least the Environment Agency, WSPA and CiWF, the two year fight by the campaign team was worth all the effort as the plans were finally withdrawn. A great deal of campaign material is still contained within these blog pages - just use the search function and type in 'Nocton Dairies'. We should be rightly proud of what we achieved.

Not surprisingly, I now only consume organic milk from... cows which belong in fields!

http://www.dailymail.co.uk/news/article-3535068/Waitrose-s-latest-TV-advert-filmed-cow-called-Mo-Supermarket-straps-camera-animal-bid-shop-shoppers-cares-welfare.html

No factory farms

Waitrose to ban factory farmed cows from producing milk for its supermarkets as it targets animal welfare

'Cows will be guaranteed at least 100 days grazing outside a year on farms supplying Waitrose in a backlash against dairy factory farms.'

http://www.dailymail.co.uk/news/article-3429130/Waitrose-ban-factory-farmed-cows-producing-milk-supermarkets-targets-animal-welfare.html

'Whatever we do, shops tell us to be cheaper': the growing crisis in Britain's farms

'As farmers prepare another march in London, the global pressure builds on the price of produce.'

http://www.telegraph.co.uk/finance/newsbysector/industry/12164932/Whatever-we-do-shops-tell-us-to-be-cheaper-the-growing-crisis-in-Britains-farms.html

Campaign against Mega Dairies

Nocton... through the back door

I last made reference to the topic of mega dairies on 18th December 2015. John McKay, who was featured in the article, has contacted me regarding his campaign:

"Dear Geoff,

You may recall my contacting you, a few years ago now, when Mr Willes was promoting his dairy proposals in Nocton.

Unfortunately the saga continues here in North Devon and we have a campaign underway: http://stopit.org.uk

We would all be very grateful for any help from Nocton residents. Can I ask if you could spread the word?

Many thanks for any help... and Happy New Year !!

Best regards,
John McKay"

"Hello John and a Happy New Year to you too.

I shall advertise your request on my blog for my readers to note, but please be aware we have only just come out of yet another huge local campaign, this time against plans for the largest onshore wind farm in the UK (now withdrawn by Vattenfall thankfully, due to the stopping of Government subsidies).

As such, I'm really not sure there is much energy for further campaigning left in the village... but we shall see. Hope everything works out for you locally in the end.

Best regards for 2016 and beyond.
Geoff"

Nocton... through the back door

Farming News: Strongly against mega dairy farms

'In 2009/10 a local farmer (Peter Willes) was the lead in a proposal to set up a mega-dairy of 8,000 cows in Nocton... the small employment provided by these large industrial units is no compensation for the loss of livelihoods and the many other problems they cause.'

http://m.northdevonjournal.co.uk/FARMING-NEWS-Strongly-mega-dairy-farms/story-28384500-detail/story.html

The controversial 'mega-dairies' that alarm campaigners and divide a struggling sector of British agriculture

'Local residents claim the volumes of slurry being generated from the farms have at times turned fields where it is regularly disposed of into “open sewers”, and caused unacceptable odours and traffic in an area popular with tourists. It is, they say, Nocton “through the back door”.'

http://www.independent.co.uk/news/uk/home-news/the-controversial-mega-dairies-that-alarm-campaigners-and-divide-a-struggling-sector-of-british-a6744511.html

Too Much Slurry

'The primary purpose of this website is to inform all of our neighbours living on the Hartland Peninsula about the consequences of the development of Beckland Farm... the owner of Beckland Farm is a Mr Peter Willes'.

http://toomuchslurry.co.uk/

Torridge District Council

'Planning Application: 1/0011/2015/FULM - Retrospective application for earth banked slurry lagoon [resubmission of 1/0046/2012/FULM]' - click here for planning portal

Outcome of the planning application:  Withdrawn

No mega-dairies in Nocton - fortunately

The controversial 'mega-dairies' that alarm campaigners and divide a struggling sector of British agriculture

'Earlier this year, Mr Willes and the Parkham Farms Partnership were prosecuted in relation to a number of pollution incidents in 2014 and ordered to pay more than £30,000 in fines'.

http://www.independent.co.uk/news/uk/home-news/the-controversial-mega-dairies-that-alarm-campaigners-and-divide-a-struggling-sector-of-british-a6744511.html

Fines totalling £30,000 imposed on Devon farm for pollution offences

'Appearing before Barnstaple magistrates, Peter Willes was fined a total of £4,280, Richard Marsden was fined £3,780 and the Parkham Farms partnership was fined £22,620.'

http://www.westernmorningnews.co.uk/Fines-totalling-30-000-imposed-Devon-farm/story-27509420-detail/story.html

The march of the industrial mega-dairy - is this the future of milk?

'Never mind the pollution, slurry lagoons, and heavy plant on country lanes - do we want the cows that produce our milk confined to sheds?'

http://www.theecologist.org/News/news_analysis/2986357/the_march_of_the_industrial_megadairy_is_this_the_future_of_milk.html

Parkham Farms cheese factory in Devon fined for pollution

'A dairy farm owner and manager from Devon and their company have been ordered to pay £30,680 in fines and costs for polluting a stream , illegally damming another stream and breaching an environmental permit.'

https://www.gov.uk/government/news/parkham-farms-cheese-factory-in-devon-fined-for-pollution

History repeating itself...

Dairy farmer fined £23K+ for slurry pollution

'He admitted allowing controlled waste to be deposited without a permit at Beckland Farm on February 2, 2010, and causing slurry and milk to enter a stream on or before the same day, and a further charge of allowing effluent in another stream on or before February 11 last year.'

http://www.waterbriefing.org/home/regulation-and-legislation/item/4136-dairy-farmer-fined-%C2%A323k%20-for-slurry-pollution?tmpl=component&print=1

Plummeting milk price prompts 'stealth' rise of 2,000-cow 'mega dairies' in UK

'Industrial-scale dairy farming first came to British shores five years ago when plans were put forward for a 8,100-cow facility at Nocton in Lincolnshire.'

http://www.independent.co.uk/news/uk/home-news/plummeting-milk-price-prompts-rise-of-2000-cow-mega-dairies-in-britain-a6744501.html

Nocton Dairies controversy

'This controversy is likely to have a lasting impact on Britain's future dairy policy.'

https://en.wikipedia.org/wiki/Nocton_Dairies_controversy

Nocton Hall - stimulating interest

Potential development site

With Leda Properties rumoured to be on the verge of presenting outline plans for development of their long-term investment, I would now like to publish some of the work I have been doing in the background to get some progression on this asset.

1) Time Team Programme

From: Geoff Hall
Sent: 21 April 2012 17:31
To: Time Team
Subject: Nocton Park Priory & Nocton Hall

Good afternoon,

I would like to suggest a site visit by the Time team to the village and surrounds of Nocton in Lincolnshire.

Possible Objectives

•  Determine the exact layout of Nocton Park Priory
•  Confirm that the Priory was not actually converted/rebuilt into a Manor House on the same site
•  Confirm that the stone from the Priory was robbed out and used to construct the Nocton Old Hall (in the heart of the village)
•  Confirm the site of the remains of St Peter’s Church to the west of the current Grade II Listed Nocton Hall

Background History

One document is enclosed for perusal:

• Nocton Park Priory Information Sheet, with the other available via a link
• EJ Willson and the Architectural History of Nocton Old Hall (by Carol Bennett – local resident)

Location

• Nocton Park Priory – OS Explorer 272 [South Sheet] GR078648 (1:25000) 
• Nocton Hall – OS Explorer 272 [South Sheet] GR06156435 (1:25000) 
• Aerial View – Nocton Hall 53.165594, -0.413564; Nocton Park Priory remains clearly shown on mound in corner of Nocton Fen Lane, Wasp’s Nest 53.169466, -0.389457

My interest

• I have been interested in the history of Nocton since retiring to the village in 2005. I have made contact with many of the residents who have a similar mind set, some who have actively collected much information over the years. 
• I have created a village blog which has archived much of the material relating to Nocton Hall, the village and the Estate for the benefit of others. 
• The village is actively trying to save the remains of the Grade II Listed Nocton Hall from further deterioration

Ownership of Land

• Nocton Park Priory – Nocton Dairies Ltd 
• Nocton Hall – Leda Properties Ltd

Yours sincerely,
Geoff Hall

From: Time Team
Sent: Tuesday, April 24, 2012 12:33 PM
To: Geoff Hall
Subject: RE: Nocton Park Priory & Nocton Hall

Dear Geoff,

Many thanks for writing to us with a site suggestion.  We are currently working on the 2012 series of Time Team and are on the lookout for good sites. I will discuss your suggestion with the series director and if we’d like to pursue then we’ll be in touch later in the year.

If you haven’t heard from us by May I’m afraid it means the site hasn’t made the shortlist. I’m sure you’ll understand that we receive hundreds of suggestions each year, but all are considered!

We do appreciate you contacting us,

Regards,
Development Producer
Time Team

2) HILT Foundation

From: Geoff Hall
Sent: Monday, July 8, 2013 11:59 AM
To: HILT Foundation
Subject: Nocton Hall

Good morning,

It was good to meet you at the Air Show yesterday. Although it appears you are in the very early stages of talking to the owners of the RAF Hospital site in Nocton (Leda Properties), as a matter of courtesy I am providing a link to the Nocton in Lincolnshire blog. This contains quite a bit of background information about the development site if you scroll down to the bottom of the page and use one of the shortcuts to ‘Nocton Hall’ or ‘RAF Nocton Hall’.

If your organisation manages to make progress with any plans for a solar farm in Nocton, I would be happy to provide any updates to the community through this blog if you feel it worthwhile.

I wish you every success with your business.

Best regards,
Geoff

From: HILT Foundation
Sent: Monday, July 8, 2013 1:05 PM
To: Geoff Hall
Subject: Re: Nocton Hall

Geoff,

Many thanks for that, and would appreciate you staying on board providing info like this. Pleasure to have met you at the show.

Kindest regards
HILT Foundation

3) Gladman Developments

From: Geoff Hall
Sent: 08 December 2014 13:07
To: Gladman Developments
Subject: Potential site for development

Dear Sir/Madam,

I am a local resident of the village of Nocton in Lincolnshire and would like to bring to your attention a parcel of land that could be ripe for an exciting development.

Location of site

Nocton in the North Kesteven District of Lincolnshire - seven miles south-east of Lincoln (an up and coming University city).

Background

The land concerned is at the heart of our village and consists of a Grade II listed property (Nocton Hall – a partial ruin), associated woodland and grounds, together with a decommissioned RAF Hospital site (which could be an enabling-venture for the stabilisation/development of the old hall and pleasure grounds). The land is currently in the ownership of Leda Properties Ltd, Marcham Road, Abingdon, Oxon, OX14 1TZ. There was an initial plan (Planning Application: N/42/1268/02) which unfortunately never came to fruition, since then the site has been allowed to fall into disrepair.

North Kesteven District Council have commissioned an Options Appraisal in partnership with English Heritage, which concentrates on the constraints of redevelopment for the old hall. You may also like to see the Project Viability Report that supports the Options Appraisal - I believe Option 3 was the preferred solution.

The local Parish Council has recently published a resolution on the lack of progress with this site and you may like to conclude with reading my last village blog regarding the situation with this site.

Why you?

Your company appear to be action-oriented, not afraid of speculative acquisitions and are content to take calculated risks with development. You are also involved in developing a mix of property - office, industrial and residential. Your company also has an ethos of working in partnership (this being very important to our community too), and you are persistent with seeking resolution to your plans.

Finally, I do not require a response to this email - it is purely for information.

Yours faithfully,
GM Hall

From: Gladman Developments
Sent: 22 December 2014 16:42
To: Geoff Hall
Subject: Gladman Land Enquiry

Dear G M Hall,

Thank you for considering Gladman with regards to Nocton Hall, Lincolnshire. Gladman specialise in obtaining consent on sustainable sites of 7 acres and above, adjacent to existing settlements.

The redevelopment of a listed building therefore would not be something we would pursue but once again many thanks for providing us with the opportunity to assess the hall.

Kind Regards
Gladman Developments

4) Retirement Villages

From: Geoff Hall
Sent: 08 December 2014 19:13
To: Retirement Villages
Subject: Potential land for development

Dear Sir/Madam,

I am a local resident of the village of Nocton in Lincolnshire and would like to bring to your attention a parcel of land that could be ripe for an exciting retirement development.

Location of site

Nocton in the North Kesteven District of Lincolnshire - seven miles south-east of Lincoln (an up and coming University city).

Background

The land concerned is at the heart of our village and consists of a Grade II listed property (Nocton Hall – a partial ruin), associated woodland and grounds, together with a decommissioned RAF Hospital site (which could be an enabling-venture for the stabilisation/development of the old hall and pleasure grounds). The land is currently in the ownership of Leda Properties Ltd, Marcham Road, Abingdon, Oxon, OX14 1TZ. There was an initial plan (Planning Application: N/42/1268/02) which unfortunately never came to fruition, since then the site has been allowed to fall into disrepair.

North Kesteven District Council have commissioned an Options Appraisal in partnership with English Heritage, which concentrates on the constraints of redevelopment for the old hall. You may also like to see the Project Viability Report that supports the Options Appraisal - I believe Option 3 was the preferred solution.

The local Parish Council has recently published a resolution on the lack of progress with this site and you may like to conclude with reading my last village blog regarding the situation with this site.

Why you?

The fact that your company has been shortlisted for a national property award demonstrates the value placed on the design of your developments.  There are clearly a number of heritage properties that have been sensitively developed too.  Your developments maximise the beautiful surroundings in which they are based. Your company is one of the longest established operator of care villages in the UK and therefore should be well placed to see the long-term value of this village site.
Finally, I do not require a response to this email - it is purely for information.

Yours faithfully,
GM Hall

5) Jackson & Jackson Developments

From: Geoff Hall
Sent: 05 August 2015 09:08
To: Globe Limited
Subject: Potential Development Site - Nocton

Dear Sir/Madam,

I see you are acting for Cameron and Dominik Jackson [Jackson and Jackson Developments Ltd] regarding ‘The Parklands’ at Sudbrooke.  I have seen the article in the Lincolnite and it seems a very innovative development.

I would like to bring Cameron and Dominik’s attention to an undeveloped brownfield site that is at the heart of our village in Nocton.  If they are seeking further potential development sites around the Lincoln area, it could make an exciting project for those with a vision to make it succeed.

Site Details

This contains a ruin of a Grade II Listed property (Nocton Hall) and a decommissioned RAF Hospital consisting of many tumbledown prefabricated buildings. A property investment company (Leda Properties) originally paid in excess of £300K for RAF Nocton Hospital (as reported in the Lincolnshire Echo on 8th January 2000).  Leda Properties originally submitted plans to North Kesteven District Council back in 2002 (1267/02 and 1268/02), but these were refused.  I believe the over-riding concern at the time was the number of properties projected for the site, in what was then a 3rd tier village.

Since then, despite the efforts of North Kesteven District Council to seek a satisfactory resolution with Leda Properties, the site has continued to deteriorate and remains undeveloped.  The local Parish Council is also frustrated by the lack of progress with this site.  The last action of any merit was the preparation of an Options Appraisal to guide any development work.

Options Appraisal

The costs of a full renovation of Nocton Hall would probably be too prohibitive, as any developer would be unlikely to cover the costs by the sale of the renovation, even if it were to be converted into luxury apartments, a hotel facility or something similar.  It would require an extensive ‘enabling development’ on the RAF Hospital site.

Option Appraisal costings – solely for Nocton Hall [October 2011]

1. Total demolition - £0.327m
2. Historic ruin - £0.932m
3. Partial demolition - £1.947m
4. Repair as ruin and develop Service Wing - £2.355m
5. Full restoration - £7.845m

Although Nocton Hall is now a shadow of its former self, there are parts of the building that would be easier to renovate e.g. the service wing.  That is probably why NKDC selected their preferred option of stabilising Nocton Hall as a ruin and developing the service wing (circa £2.355 million)… and reducing the number of properties within the ‘enabling development’.

N.B. any proposals would need to reflect the historic setting and grounds – some of the demolition options would not be acceptable to English Heritage.  There is also  a rumoured MOD claw-back of 50% on any developer profits made (which expires in approximately 2022) – this may explain why no agreement has ever been reached between Leda and NKDC, as there could be a tension over the number of properties to be incorporated in any ‘enabling development’.

As you can see there are many unknowns with this site and it would require careful research, but I truly believe there is an exciting possibility awaiting the right developer, if the potential hurdles could be overcome.  I suppose it will always come down to money and whether the potential profits make taking the risks involved worthwhile, which will dependent on:

• How many properties are permitted to be constructed on the RAF Hospital site by the planning authority as an ‘enabling development’, and
• How much (or how little) profit will be acceptable to the developers and owners of the site.

Finally, I am not aware that Leda Properties actually develop their sites themselves, as a property investment company I think they tend to work in partnership with other developers to share the profit outcomes. I would like to think that a sympathetic developer might sometime approach Leda to purchase the land, after approaching NKDC to see what the limitations would be for the site.

Thank you for taking the time to read this email – there is no need to reply – it is purely for information.

Yours sincerely,
Geoff Hall
Nocton in Lincolnshire

N.B. Along with the links provided, a great deal of background information about Nocton Hall can be obtained through the ‘Search’ facility or ‘Index’ on my local blog.
http://nocton.blogspot.co.uk/2014/02/nocton-hall.html
http://www.nocton.blogspot.co.uk/2014/10/compulsory-purchase-order.html
http://www.sleafordstandard.co.uk/news/local/delays-to-repair-of-nocton-hall-are-intolerable-1-6322865
http://www.lincolnshireecho.co.uk/Nocton-Hall-10-endangered-buildings/story-11199073-detail/story.html
http://www.ledaproperties-abingdon.co.uk/

Meet the brothers behind a multi-million pound company championing change in Lincoln

http://www.lincolnshireecho.co.uk/Meet-brothers-multi-million-pound-company/story-28127151-detail/story.html

6) Landmark Trust

From: Geoff Hall
Sent: 27 October 2015 08:39
To: Landmark Trust
Subject: Nocton Hall

Good morning,

I have been enjoying your recent television programme about the activities of the Landmark Trust and would like to bring to your attention a Grade II Listed building at the heart of our village which has an interested history.

The local Parish Council and North Kesteven District Council have worked hard over the years to find a solution to halt the decline of this once cherished building and an Options Appraisal was produced in partnership with English Heritage.

It appears at long last that the owners are due to present outline plans for an enabling development that will be built in the grounds of the Hall, which includes an old RAF Hospital site. The stabilisation and renovation of Nocton Hall, as outlined in the Options Appraisal will be conditional.

I am highlighting this property to you at this early stage, as there could be an opportunity for you to assist in saving part of the Hall. This of course would have to be in partnership with the various bodies... and that perhaps you could get some return from some of the refurbished Hall being rented out as holiday accommodation in a historical village setting.

Regards,
Geoff
http://www.nocton.blogspot.co.uk/

From: Landmark Trust
Sent: 28 October 2015 10:47
To: Geoff Hall
Subject: Nocton Hall

Dear Geoff

Thanks for getting in touch about Nocton Hall. It’s good to see proactive plans are being drawn up to save the house, but I think it’s not one for Landmark. We very rarely share mixed use sites (and usually have just one unit of Landmark accommodation per site). In addition, once a commercial developer is involved, sites rarely ‘need’ Landmark’s help. We get well over 100 approaches about potential buildings a year, or which we can only take on 2-3, so we have to reserve our efforts for those buildings that really won’t survive without us.

Sorry we can’t help,

Best wishes
Landmark Trust

My conclusion

I think the lack of development to date demonstrates the potential difficulties with this site and particularly whether the whole matter can prove profitable for those likely to be involved.

Your daily pinta

22p a pint! Store wars drive milk to a record low with farmers warning dairy industry faces extinction if prices continue to fall

'Pint for pint, milk is now cheaper than mineral water in most supermarkets.'

http://www.dailymail.co.uk/news/article-2904107/Store-wars-drive-milk-record-low-farmers-warning-dairy-industry-faces-extinction-prices-continue-fall.html

Q&A: First Milk’s top farmer on falling milk prices

'Farmers in dairy co-op First Milk have seen their prices plunge 9-11p/litre since the spring and there are mutterings about the business’ future. First Milk vice-chairman and Pembrokeshire farmer Nigel Evans sat down with Charlie Taverner.'

http://www.fwi.co.uk/news/Q-A-First-Milk-s-top-farmer-on-falling-milk-prices

Hard Evidence: is the UK heading towards mega-dairy farms?

'The dairy sector in the UK is going through a period of high uncertainty.'

http://theconversation.com/hard-evidence-is-the-uk-heading-towards-mega-dairy-farms-36032

Farmgate milk prices

'FIND out how milk prices are determined, how the market developed and keep up to date with all the latest news on farmgate prices around the UK.'

http://www.farmersguardian.com/home/hot-topics/farmgate-milk-prices/32045.article

Private Eye

Peter Willes pops up again in the Press

Do you remember the campaign against plans to construct an 8,100 cow factory in Nocton?  If so, you might be interested in a recent article published in Private Eye:

The Agri Brigade by 'Bio-Waste Spreader'

'Neighbours of Peter Willes, one of the farmers behind Nocton, are still suffering from the expansion of his existing dairy in Devon where he has built a huge slurry lagoon without planning permission.

When Nocton was proposed Willes already had a history of rule breaking:

• A big fine for "gross pollution" of a tributary of the River Torridge
• A 12-month conditional discharge for "veterinary medicines offences" and
• A retrospective planning application for a large slurry lagoon at Sedborough Farm, Parkham.'

Latest infractions

Although the retrospective planning application for the Sedborough Farm slurry lagoon was granted on 10 December 2012, it included an obligation to incorporate a cover over the lagoon within 3 months of the decision date.  Mr Willes tried to have this condition removed, but failed in his attempt and it seems there is still no sign of a cover having been installed.  The article mentions:

'It is hoped TDC will soon serve a breach of condition notice on Willes, followed by a possible £20,000 fine and a "cease of use" order.'

There is also the matter of another huge slurry lagoon having been constructed without permission at Beckland Farm, near Hartland, Devon.  In this case, Torridge District Council refused a retrospective application from Mr Willes on 6 November 2014, due to an absence of updated information on cow numbers and amount of slurry likely to be produced (the lagoon could hold up to 29,000 cubic metres of waste).

The article concludes:

'Whatever the outcome of Willes' battles with local residents and TDC planners, he is a reminder that, on a crowded island, planning laws to regulate the intensification of dairying need to be strengthened urgently.'

http://www.private-eye.co.uk/index.php

Torridge District Council

You can find the two relevant planning applications on the Torridge District Council planning portal using the references:

1/1110/2010 - Sedborough Farm - application permitted, but with conditions.
1/0046/2012 - Beckland Farm - application refused.

Mega dairies - but not in Nocton

Nocton Dairies Ltd

I remember all too well the ambitious plans for an 8,000 'cow factory' that would have affected our local village for years to come. The topic of the dairy industry dominated my life over many months, until such point when the applicants decided to withdraw their proposals.

The amount of material recorded in the Nocton Blog over the period of the campaign is testament to the considerable time invested by all campaigners, who fought long and hard to influence the local planning authority against the plans.

The specific article 'The battle for the soul of British milk' even refers to our vigorous campaign!

It is clear the UK dairy industry is still facing acute problems. Dairy farmers are under huge pressure, with very low returns that do not even cover their overheads. The industry will need a radical overhaul if it is to continue and survive the competitive world markets.

You may like to revisit some of the blog entries that brought our campaign to an end:

Press Releases

Victory for common sense

Great idea possibly but wrong place... definitely

The battle for the soul of British milk

'The supermarket price wars that let you buy a four-pint carton of milk for one pound are driving farmers out of business. Are American-style mega-dairies the only way for them to survive?'

http://www.theguardian.com/uk-news/2014/oct/02/-sp-battle-soul-british-milk

France's 1,000 cow factory - a second battle of the Somme

'For all France's rhetoric about supporting the small farmer, the authorities are bending legalities to push through the country's biggest dairy farm, writes Evan Jones.'

http://www.theecologist.org/News/news_analysis/2590353/frances_1000_cow_factory_a_second_battle_of_the_somme.html

Collapse of dairy farming could be a rural disaster

'Despite having one of the most efficient production systems in the world, UK dairy farmers are unable to cover their costs and dairy processors are outcompeted by imported products.'

http://www.yorkshirepost.co.uk/news/debate/columnists/anne-mcintosh-collapse-of-dairy-farming-could-be-a-rural-disaster-1-6888545

Support for British dairy farmers is vital

'Support for British dairy farmers from the public, processors, retailers and Government is vital since farmgate milk prices have plummeted following the trend on world markets, the NFU has said.'

http://www.thejournal.co.uk/business/business-news/nfu-support-british-dairy-farmers-7921884

Dairy industry problems to be discussed in Westminster

'LIZ Truss will meet representatives from the milk processing industry today to discuss the current problems facing the dairy sector.'

http://www.farmersguardian.com/home/hot-topics/dairy-industry/dairy-industry-problems-to-be-discussed-in-westminster/68207.article

The state of the UK dairy industry

http://www.publications.parliament.uk/pa/cm201012/cmselect/cmenvfru/952/95205.htm

Statistics

Nocton Blog Statistics (May 2007 to December 2013)

Pageviews from the following countries

United Kingdom: 82,857
United States: 19,156
Germany: 4,721
Russia: 2,996
France: 1,633
Romania: 1,092
Poland: 832
Ukraine: 681
Australia: 463
China: 380

Top 10 Pageviews

1. 10 Jan 2013 - Beeswax Farming (Rainbow) Ltd (2,397)
2. 31 Jul 2012 - Change of Name (1,219)
3. 28 May 2007 - Nocton Estate (967)
4. 28 Jul 2010 - Nocton Fen Farms (772)
5. 18 Nov 2013 - Vattenfall Information Sessions (412)
6. 15 Nov 2013 - Vattenfall Information Session (398)
7. 14 Oct 2013 - Wind Farm at Nocton Fen (263)
8. 26 Jul 2011 - National Planning Policy Framework (259)
9. 18 Sep 2011 - Nocton Hall (249)
10. 4 Feb 2010 - Nocton Dairies Ltd (248)

Total Posts and Comments

No of Posts - 844
No of Comments - 251

Pageviews by Operating System

Windows - 98,346 (77%)
Macintosh - 8,951 (7%)
Linux - 8,278 (6%)
iPad - 3,918 (3%)
iPhone - 2,892 (2%)
Android - 2,371 (1%)
iPod - 1,138 (less than 1%)
Other Unix - 928 (less than 1%)
BlackBerry - 541 (less than 1%)
HP-tablet - 125 (less than 1%)

Remember... remember

Opposition to large farms 'stifling UK agriculture'

It appears the intensive campaign against the plans of Nocton Dairies is somehow deep-seated in the farming psyche. It won't be forgotten in a hurry!

"The highest profile examples include the so-called Nocton ‘super dairy’, which failed to get off the ground in Lincolnshire after fierce opposition in 2010 and 2011, the proposed 2,500-sow Foston pig unit, in Derbyshire, and the 1,000-cow Powys dairy unit that finally got the go ahead after a long planning battle."

http://www.farmersguardian.com/home/livestock/opposition-to-large-farms-stifling-uk-agriculture/60077.article

Our Village Hall

A Legal Minefield

1981
I believe the Village Hall Management and Social Committees used to operate as one body many years ago (the Social Committee’s role was to provide entertainment for the villagers). This seemed to change following the legal transfer of Nocton Village Hall to the Parish Council, as a separate Social Club was formed. I understand this was made necessary as the system for grants did not apply to any organisation holding an alcohol licence.

The original conveyance document transferring ownership of the Village Hall to Nocton Parish Council is dated 13 July 1981. This should not be confused with the further conveyance of 27 July 1985, which involved a small transfer of land to extend the Village Hall.

The conveyance documents impose many restrictions and covenants on the Parish Council and the appointed Village Hall Management Committee, but also grant a number of rights over the land. I'm not sure all of the covenants/restrictions have been fully adhered to over the years, but this has never been challenged and as such, it is my perception that some feel these legal restrictions on use can be ignored.

After studying photocopies of the Conveyance documents dated 13 July 1981 and 27 June 1985, extracts from the original conveyance are reproduced below in italics:

Transfer of Ownership
'The Company (British Field Products Ltd) as Settlor... hereby conveys unto the Council all that freehold land situate at Main Road Nocton... and known as Nocton Village Hall...’ as long as the Parish Council will:

Condition
'...observe and perform the covenants, restrictions and stipulations set out...'

The key paragraphs outlined in the Conveyance documents appear to be as follows:

Covenants

‘The Council... will forever:

• ‘... maintain in good and substantial repair, the building known as Nocton Village Hall...'
• ‘... keep free of weeds and rubbish and in a good and tidy condition all parts of the land on which building have not been erected'
• ‘... appoint a management committee to be responsible for ensuring that the land and the rights granted to the Council... are administered in a proper and responsible manner...'
• ‘The Council shall not within 80 years... sell, lease, mortgage, charge or part with, possession or occupation of the land...unless it is first offered back to the Company...' (or their successors), which conveyed it in the first place (there are certain conditions for this to take place).

First Schedule
This outlines certain rights to the Parish Council’s use of the land.

• ‘Full and free right of passage with or without vehicles over the land...’
• The ‘... Council and its invitees or licensees...’ may park private motor vehicles on the land... but only when the Land is in use.
• The right to the supply of electricity
• The right for workmen to enter the Retained Land, but only in order to repair the electricity supply.

Second Schedule
This outlines certain rights to the Parish Council’s use of the land.

• ‘Full, free and uninterrupted right of passage and running...’ of all water, soil, gas, electricity and telephone services... drainage, streams, watercourses, sewers, conduits, cables, wires.
• This permits access by workmen, agents or surveyors ‘... upon reasonable notice’. No notice has to be given in emergencies though.

Third Schedule
This outlines the restrictions for the Parish Council’s use of the land.

• ‘No building or erection or any development shall be erected or carried out on the land... no shed or other outbuilding or temporary building shall be erected...’, unless previously approved in writing.
• ‘... not to use the land other than as the Nocton Village Hall...' without first obtaining approval from the Company (or successor)
• 'No trade or business or profession shall be exercised or carried on upon the land...'
• 'No advertisement, sign or placard (except those present on the land) shall be placed on the land or any part thereof...'
• The land ‘... shall at all times be used only for the purpose of temporary parking of private motor vehicles in connection with the use of land...’ and not to obstruct access to the garages.
• 'Not to cause a nuisance, annoyance or cause damage or inconvenience to the Company or neighbouring owners and their respective tenants'.

As can be seen it is quite a prohibitive document outlining the constraints of use for our Village Hall and its surroundings.

1985
In this year, consideration was given to form a charity to run the Village Hall. At the Ordinary Parish Meeting on 16 April 1985, it was agreed to write to McKinnells Solicitors to invite a Mr Fotheringham to attend a joint meeting of the Parish Council and the Village Hall Management Committee to consider adopting a Charitable Status for Nocton Village Hall. This meeting took place on 20 May 1985.

The Solicitor was given the current deeds to the village hall and other associated papers, in order to produce draft deeds to transfer the Village Hall and land to Nocton Village Hall Management Committee. A copy of the draft Deed was to be provided to the Parish Council Clerk and the Secretary of the Village Hall Management Committee for approval (a copy of this Deed is still in existence in the Parish Council archives).

The Solicitor was then to write to British Field Products Ltd requesting their permission, as required by the original Conveyance document dated 13 July 1981 (this was required as setting up the Charity breached the specific Covenant regarding the Parish Council passing over its ownership).

The application for charity status was however refused by the Charity Commission and the Village Hall remained in the ownership of Nocton Parish Council.

1988
A Constitution for Nocton Village Hall was drafted on 13 April 1988 to make clear who was responsible for what, an extract of which is reproduced below:

'Administration

The Village Hall building, owned by the Parish Council and the Playing Field, leased by the Parish Council will be administered by the Nocton Village Hall Management Committee. The Committee will be responsible for:

1. The repair and maintenance of the building and the playing field with its equipment.
2. The letting and use of the Hall.
3. Running the financial affairs of the Village Hall.'

1995
Nocton Estate was then to change hands again. It was purchased by Nocton Ltd in November 1995 and, at the time, was the largest 'ring fenced' farm (7,500 acres) ever to be sold to a private individual (Paul and Anne Clarke). As we have seen, prior to this the Estate had been owned for 50 years by a number of large corporations.

1998
In 1998, there was disappointing news for the village. The lease on the recreation ground to the rear of the Village Hall was not renewed by Nocton Ltd, as the new owners saw a potential for this land to be developed for housing. Nocton Ltd offered the freehold to an alternative plot, but this offer was declined by Nocton Parish Council as it was deemed unsuitable as a sports field. Furthermore, the Parish Council didn’t agree to the undertaking not to object to any future housing development behind the Village Hall.

2006
The Constitution of Nocton Village Hall Management Committee was altered, which fundamentally changed its responsibilities. It is not clear why this was voted through at the Extra Ordinary Meeting on 5 October 2006, particularly as this does not appear to comply with the Conveyance document of 13 July 1981 and alters the wording laid out in the original Constitution dated 13 April 1988. The extract now reads:

'Administration

The Village Hall building, held in trust by the Parish Council will be administered by the Village Hall Management Committee. The Committee will be responsible for:

• The repair and maintenance of the interior of the building
• The letting and use of the Hall, including the right to refuse any application for hire of any room for any reason it may deem sufficient
• Running the financial affairs of the Village Hall

The Committee recognise that there are areas of mutual interest with Nocton Social Club, who share the hall, and will liaise with the Committee of the Social Club over matters that affect both organisations.'

 

The change in responsibility for the Village Hall is quite a major alteration and would have had financial implications for the Parish. It moved the responsibility for the external structure of the building over to the taxpayer, instead of the Village Hall Management Committee.

It would be interesting to see the background debate as to why this amendment was felt necessary. The formal Minutes of Parish Council and/or Village Hall Management Committee should have recorded the reasoning.

Additionally, the ‘right to refuse’ clause is very negatively worded. It is very easy to adopt discriminatory practices with such a wide-reaching statement, which may limit the Village Hall's community use.

A more positive approach would have been to incorporate something along these lines instead:
‘The Management Committee will work towards an environment that is based on inclusiveness, where all users can benefit from the facility and the organised events.’

2007
More changes were to take place in this year. Nocton Limited sold approximately 60% of the Nocton Estate (much of it fenland) to a Danish buyer (Nocton Fen Farms Ltd), leaving roughly 2,800 acres in the ownership of Nocton Ltd. A further 340 acres was advertised for sale with Grange Farm in June 2009 and Nocton Dairies Limited (incorporated 22 July 2009) decided to purchase this asset as one of its first transactions (Nocton Ltd and Nocton Dairies Ltd were two entirely separate companies under different ownership).

Nocton Dairies Ltd then made an offer for the remaining farmland still owned by Nocton Ltd (circa 2,400 acres). The land and five properties were purchased in December 2009. This left Nocton Ltd owning one remaining asset from the old Nocton Estate days, the old Estate Yard and agricultural buildings at the railhead in Nocton comprising of some 40 acres.

It appears the original Conveyance documents retained by British Field Products Ltd for safekeeping, had somehow been mislaid or erroneously destroyed during the changes of ownership. However, following extensive enquiries it was discovered that photocopies of these important documents had been retained in various quarters, so all was not lost. This was quite pivotal in proving the Parish Council’s Title to the land, when it came time to register the Village Hall with the Land Registry.

2011
The remaining land owned by Nocton Ltd (old Estate Yard and agricultural buildings at the railhead in Nocton) was sold to Munks Agricultural Contractors Ltd.

2012
It was in this year that much of the original Nocton Estate land was brought back together under one owner. The purchases were made by Beeswax Farming (Rainbow) Ltd.

The Parish Council had also been going through major change, with new Councillors appointed and a new Clerk. As with any new tenure, procedures and paperwork are reviewed as new incumbents take up their role. It was during this research that it was discovered the Title to the land at the Village Hall had never been registered with Land Registry. Slightly more concerning was that some of the Parish Council’s land had been incorrectly registered to another organisation.

The Parish Council therefore put together a comprehensive dossier and appointed a Solicitor to settle the matter. Following the detailed submission, it was very pleasing to learn that the Land Registry granted an Absolute Title to the Village Hall land, rather than just a Possessory Title (which is normally the case when original Conveyances/Deeds have been lost). This corrected the erroneous entry which could have caused problems proving ownership in years to come.

Such is the complexity of the issues surrounding the legal Conveyances there is another issue that really requires clarification... who exactly is the successor to the existing covenants and restrictions?

The restrictive covenants established within the Conveyance documents now fall under the control of the 'successors' to the original company British Field Products Ltd. As we have seen, the Nocton Estate has changed hands many times over the years, currently being owned by Beeswax Farming (Rainbow) Ltd. It is further complicated by the sale of small tracts of former Estate land to other parties.

There is the potential for anyone who acquired Estate land since the date of the original conveyances (in 1981 and 1985), to legally enforce the relevant covenants if they still own the land. The covenants were probably imposed for the benefit of all the land owned by British Field Products Limited and therefore on any sale of any part of that land, even a small part, the benefit of those covenants passes with that land.

In practical terms, the covenants would probably only be of interest to any successor who owns land immediately surrounding the Village Hall. It must be borne in mind that this plot of land does appear on the Lincolnshire Joint Planning Unit's site allocation for housing in Nocton, so there is a risk this could be developed if the conditions are right at the time.

I'm sure there are other legal interpretations within the Conveyance documents that will require clarification too. British Field Products Ltd appointed their own Solicitor to draft the documents initially, whereas the Parish Council had their own Solicitor to check the wording and suggest amendments. The only other time I am aware legal advice has been taken is when one was appointed to sort out the Land Registry Title.

In view of the implications of these complex issues, perhaps it is now time to obtain a full legal opinion on these two documents?

[to be continued]

A tale of two owners

Nocton Estate - the future is bright

Is There Grass In That Milk?

'Free-Range Dairy is a new initiative that could reverse the trend towards industrialised mega-farms.'

http://www.theecologist.org/News/news_analysis/1938283/is_there_grass_in_that_milk.html

Prime Lincs farmland snapped up by billionaire Dyson

'Billionaire inventor Sir James Dyson has embarked on an agricultural spending spree, snapping up thousands of acres of Lincolnshire farmland.'

http://www.fwi.co.uk/articles/14/03/2013/138139/prime-lincs-farmland-snapped-up-by-billionaire-dyson.html

Beeswax Farming (Rainbow) Ltd

The new owners of Nocton Estate.

http://nocton.blogspot.co.uk/2013/01/beeswax-farming-rainbow-ltd.html

Environmental Stewardship

'Environmental Stewardship is an agri-environment scheme that provides funding to farmers and other land managers in England to deliver effective environmental management on your land.'

http://www.naturalengland.gov.uk/ourwork/farming/funding/es/default.aspx

Mega-farms... the debate continues

Factory Farming?

Given our raw experience with fighting the 'super-dairy' campaign here in Nocton, with proposals for a large dairy unit in Leighton, nr Welshpool, Powys and now a huge piggery in Foston, Derbyshire, I am not surprised this passionate debate rumbles on today.

Campaigners warn against rise of the 'mega-farms': Could massive pig, fish and dairy units harm the environment?

'Farming in the British Isles is on the verge of a dramatic step towards industrialisation with the establishment of "mega-farms"...'

http://www.independent.co.uk/environment/nature/campaigners-warn-against-rise-of-the-megafarms-could-massive-pig-fish-and-dairy-units-harm-the-environment-8612471.html

Editorial: Who needs mega-farms?

'We eat too much of the wrong sort of food. More cheap meat is no solution.'

http://www.independent.co.uk/voices/editorials/editorial-who-needs-megafarms-8612309.html

There Is Nothing Gentle or Gradual About Building a New 25,000 Unit Mega Pig Farm

http://www.huffingtonpost.com/tracy-worcester/there-is-nothing-gentle-o_b_3253630.html

Powys 'mega dairy': Public inquiry over Leighton plan

'A public inquiry has begun into Powys council's decision to refuse planning for a major expansion to a dairy farm housing 1,000 cattle next to a village primary school.'

http://www.bbc.co.uk/news/uk-wales-mid-wales-21656072

Foston pig farm given extra time on proposals

'A firm behind plans to build a farm in Derbyshire with more than 25,000 pigs has been given until May to answer Environment Agency questions.'

http://www.bbc.co.uk/news/uk-england-derbyshire-21410820

Forget badgers. If we really care about animal welfare, it's time to put a stop to mega-farms

'Proposals for what are called mega-farms have been rejected in the past, but now a significant change of attitude seems to be taking place.'

http://www.independent.co.uk/voices/comment/forget-badgers-if-we-really-care-about-animal-welfare-its-time-to-put-a-stop-to-megafarms-8614160.html

Ag-Gag laws seek to put factory farms off-limits to whistle-blowers

It seems the UK Government has signalled its backing for large-scale farms only yesterday... let's hope they aren't too intent on following US practice. With the relaxation of planning law, there is a major risk to our countryside if inappropriate development takes place, particularly if we don't have the protection of tried and tested legislation developed over decades. It is no good trying to enforce restrictions once permissions have been granted and the mega-farms are operating!

http://thehill.com/blogs/congress-blog/energy-a-environment/298569-ag-gag-laws-seek-to-put-factory-farms-off-limits-to-whistle-blowers-

Taping of Farm Cruelty Is Becoming the Crime

'Critics call them “Ag-Gag” bills.'

http://www.nytimes.com/2013/04/07/us/taping-of-farm-cruelty-is-becoming-the-crime.html

Hungary for success

Nocton farmers buy dairy farm in Hungary

'The two farmers behind the failed Nocton super dairy bid have bought a dairy farm in Hungary.'

http://www.fwi.co.uk/articles/31/01/2013/137411/nocton-farmers-buy-dairy-farm-in-hungary.htm

'Not in my cuppa'

No intensification

Remember the fight against the application for a mega dairy on your doorstep?

Whilst the local campaign group CAFFO has now disbanded since the Environment Agency refused to support the plans for the intensive dairy on Nocton Heath, one of the major support groups that worked with us to help fight the application are still fighting against intensification.

If you are interested you can view their new video here: Taking the Factory out of Farming.

It is important not to forget our other partner too, Compassion in World Farming. Whilst it was undoubtedly the Environment Agency that finally put paid to Nocton Dairies Ltd's plans, we should not under-estimate the influence that was brought to bear by the very active campaign. CAFFO were very grateful to have these major lobbying groups on-side for the duration.

You may be interested in their new campaign RAW 'The true cost of factory farming' if you really care where your food is coming from.

Debate

OFC debate: Should the UK embrace mega-dairies?

'Few issues in farming have provoked as much debate as economies of scale. Whether it’s the arguments over the failed bid to create an 8,000-cow herd at Nocton, the glazed superstructure of Thanet Earth, or the sheer size of the global corporations that operate in the industry, farmers are split over whether these are signs of progress to embrace, or pose a threat to UK farming itself.'

http://www.fwi.co.uk/Articles/15/12/2012/136701/OFC-debate-Should-the-UK-embrace-mega-dairies.htm

Council stance against wind farms to be turned into official policy

'Earlier this year, the authority said “enough is enough” to the proliferation of wind farms across Lincolnshire in recent years.'

http://thelincolnite.co.uk/2012/12/council-stance-against-wind-farms-to-be-turned-into-official-policy/

Lincolnshire councillors are calling for a referendum on continued membership of the European Union.

'The Conservative group at Lincolnshire County Council, supported by Liberal Democrat and independent councillors — but opposed by the Labour group — voted through a motion on Friday calling on David Cameron to agree to a binding referendum on continued membership of the European Union.'

http://thelincolnite.co.uk/2012/12/lincolnshire-councillors-call-for-eu-exit-referendum/