Game farms and hatcheries
This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.
1.1 This instruction applies to all rateable game farms and hatcheries. For rating purposes, the term ‘game farm’ should be taken to mean any operation that raises game birds, e.g. partridges, pheasants and quails, on a commercial basis for sale, or for release into the wild for shooting. This will include those game farms and hatcheries that rear for their own shoots only. A hatchery will be a site that hatches eggs under artificial conditions.
1.2 Background
1.3 The most reared game birds are pheasants. Farmed game birds are supplied to customers as either day old chicks or as 6–7-week-old poults (young birds).
1.4 Each year, at the end of January/beginning of February, the breeding stock is housed in winter pens. As the winter draws to a close the birds are usually moved into laying pens, in preparation for egg production. By mid-April, with the daylight hours getting longer, the hen birds will have started to lay. The eggs are then gathered up daily and taken to the hatchery building(s), where they are checked for fertility and batched up ready for setting and incubation. The incubation period lasts about three weeks, after which the eggs are transferred into a high-humidity hatcher. The extra humidity allows the chick to break out of the shell more easily.
1.5 Once hatched, the chicks are either sold at a day old or moved on to brooder pens and grass runs for further growth into poults.
1.6 Generally, the production process will be ended towards late June.
List description: Game farm and premises
SCAT code: 112 (game farms) or 124 (hatcheries)
Suffix: G
Primary description code: MX
3.1 The Animal & Rural Class Co-ordination Team (CCT) has overall responsibility for the co-ordination of this class. Each Regional Valuation Unit (RVU) has a representative on the team. The team is responsible for the approach to and the accuracy and consistency of game farms & hatcheries.
4.1 RVU will be responsible for referencing, gathering facts and valuation.
4.2 The Animal & Rural CCT will deliver practice notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers have a responsibility to:
- follow the advice given at all times – practice notes are mandatory
- not depart from the advice given on appeal or maintenance work without approval from the CCT
- seek advice from the CCT before starting any new work
5.1 The Lands Tribunal case Cook (VO) v Ross Poultry (1982 RA 187) established that game farms were not within the exemption provisions for agricultural premises of what is now Schedule 5 to the Local Government Finance Act 1988.
5.2 In summary, the land used for the raising of the birds does not come within the definition of agricultural land in paragraph 2 of Schedule 5 and, as a direct consequence, any buildings used in conjunction with that land cannot be exempt under paragraph 3. Any possibility of exemption under paragraph 5 is denied because the statutory definition of livestock (for these purposes) does not include game birds.
6.1 Inspections should be carried out in accordance with the Valuation Office Agency Property Inspector Manual.
6.2 Game farm or hatchery buildings should be measured to Gross Internal Area (GIA) for rating purposes in accordance with the RICS Code of Measuring Practice 6th edition or its replacement.
6.3 When inspecting a game farm or hatchery, property inspectors should record the location and description of the site to include the following:
- location
- site - size, shape, and topography
- type and numbers of birds raised
- buildings infrastructure – number, size and quality of buildings
- Pens – note construction. These should be measured to GIA, but the linear run of fencing and height of any kicker boards should also be noted.
- Grass runs – extent of
- ancillaries – offices, storage etc
- land – any agricultural and that used for the game farm
- services - heating energy source and water source
- car parking
- photographs of the main constituent parts of the site.
- Minimum of 3 years receipts nearest AVD
- Note the extent of the hereditament, which may include other operations such as holiday cottages and agricultural operations.
6.4 An inspection checklist is appended to this section (Appendix 1) and should be completed for all new properties, updated for maintenance work, and stored in the property folder of the Electronic Document Records Management (EDRM) system.
6.5 It is likely that the winter pens, laying pens, brooder pens and grass runs will be of lightweight timber framing, with chicken wire to the sides and aviary netting (to prevent damage to birds in flight) as a roof. Shelter, of some sort, will also be available to the birds. To prevent attack by predators, corrugated iron sheets or timber boards are often set into the ground around the sides. There may even be electric fencing to serve the same purpose. Each pen will have its own feeder and drinker to serve the birds nutritional needs. The hatchery and any other buildings are likely to be more substantial.
6.6 Whenever possible, try to ensure that referencing takes place during the late spring/early summer period in order to see the operation at its height. If the inspection is undertaken during the “quiet” time (autumn/winter) for egg / chick / poult production, it is possible that pens or runs may be dismantled for storage and renovation.
6.7 Enquire about activities undertaken at the premises throughout the year and consider going back, if needs be, during a more active time. Always ensure that a digital plan is taken to the site and that the full extent of the hereditament is marked on it.
6.8 Bearing in mind that the rearing season is during the period January to June, it is possible that some of the buildings/land are not used for game farm purposes throughout the whole of the year and that other uses may be exempt under the agricultural exemption provisions. In such cases, please ensure that all the facts concerning the various occupations of both land and buildings are fully documented. As each case will have to be determined on its own merits, it may be necessary to seek CCT advice before undertaking a valuation.
7.1 For rating lists before 2026, rating surveys should be captured on the Non-Bulk Server (NBS) in the valuation section on Valuations on Generic Contractors Template. Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).
7.2 For rating lists 2026 onward receipts details should be captured on the Non-Bulk Server (NBS) under Valuations on Generic Receipts Template. Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).
7.3 Hatcheries more in the style of factories, which maybe on an industrial estate, should continue to be measured to GIA and be captured as a bulk class on the Rating Support Application (RSA).
For rating lists before 2026
8.1 The general basis of valuation, should be the contractors method. Larger scale hatcheries, more akin to factories should remain on a rentals basis and be valued according to local industrial levels.
8.2 Game Farms will normally comprise the following buildings and enclosures:
- Hatcheries and Game Rearing Houses
- Brooder Houses
- Rearing Pens and Night Shelters
- Raised Floor Partridge and Pheasant Rearing Boxes
Costs for the above buildings are set out in the list appropriate Cost Guide and reflect fully erected on site costs.
8.3 Stage 2 adjustment should not reflect the age of buildings but physical and functional obsolescence only.
External Works
8.4 Generally, there will be little or no external works additions; possible exceptions may be gravel or concrete roads. Heating is usually minimal relying on propane blowers.
Land Cost – Stage 3
8.5 Land and buildings used for game farming are not exempt agricultural premises under the provisions set out in para 2(1) and Para 3(a) – nor indeed under any of the agricultural exemption paragraphs in Sch 5 LGFA 1988. Grass and exercise areas are likely to be in the ranges as suggested by the relevant practice note unless there is local evidence of different rates being applied.
For 2026 rating lists and beyond
8.6 The basis of valuation should be receipts. The Notice Requesting Statutory Information (Form of Return) for this class of property is typically obtained using VO 6036.
8.7 Values will be determined by a percentage of gross receipts. The levels of those receipts will be taken at those which could be reasonable expected at the antecedent valuation date (AVD).
8.8 It is vital that income from any other sources, for example, shooting, holiday accommodation and agricultural business activities are stripped out of this figure.
Rating Support Application (RSA)
Survaid
Valuation Panel 1 (VP1) animal & rural class co-ordination team (CCT) members
SharePoint guidance for G class suffix
BEFORE LEAVING THE OFFICE
- Print out a site plan, showing buildings and any surrounding fields
- Download any useful information relating to the property off the internet. A search of the local authorities planning website might also prove helpful. If a planning application has been made this is often accompanied by a Design and Access Statement which can be useful.
- Ensure that your Scheduler is up to date and shows your itinerary.
- Take appropriate protective equipment.
ON SITE
a) Photographs
Whilst on site take plenty of photographs for evidential purposes and to minimise the risk of needing to re-inspect. These should include:
- General external views, showing the relationships between the buildings and other elements and their proximity to each other,
- Any physical boundaries and their juxtaposition with buildings.
- If possible, some internal/external photographs (ask permission first) showing the use of the various buildings e.g., Incubation areas, storage areas, brooder houses, pens, grass runs.
INSPECTION CHECKLIST BELOW
Game farms and hatcheries inspection checklist and generic agricultural checklist
1. Market Appraisal
1.1 Current figures show that game shooting is a thriving activity, now worth over £2 billion. This is a marked increase on industry figures produced at the last antecedent valuation date (AVD) of £1.6 billion.
1.2 The majority of game shot in the UK is hand reared by either specialist game farms or by gamekeepers. The industry reports that 83% of shoots rely on hand reared game released into the countryside to supplement wild stocks. The UK has approximately 300 commercial game farms, predominately rearing pheasants, partridge and ducks. These have an estimated turnover of around £160 million, contributing to the wider shooting economy. This figure has remained static since the last AVD, following downward pressures from within the industry to shoot less birds (on a daily basis) and also given the fact that marginal increased prices for chicks/ reared gamebirds have been offset by higher running costs in recent years.
1.3 Typically game farms produce between 30,000 and 150,000 birds each year and are generally modest enterprises with few permanent staff. Larger farms do exist however with the relatively small number of such farms producing over 1.5 million birds annually.
1.4 Game farms vary in style and quality, ranging from those operating from small timber brooder houses holding several hundred chicks to large hi tech ‘poultry style’ rearing facilities accommodating many thousands. Regardless of which, the main aim is to produce a ‘wild-type bird’ and get the chicks out in conditions as close to their natural environment as soon as able.
1.5 All game rearing, regardless of scale, must comply with the Defra Code of Practice for the Welfare of Gamebirds Reared for Sporting Purposes (published July 2010)
1.6 In recent years, outbreaks of Bird Flu (Avian Influenza) have become increasing prevalent within the UK. Any outbreaks must be notified to the relevant authorities, normally resulting in a culling of bird stock on the affected premises with imposed transport restrictions impacting all game farms within a 10 km radius. Clearly this has an adverse impact on the commercial viability of businesses. It is mitigated however as Bird Flu is normally spread by migrating wildfowl during the winter months when game bird production is non-operational.
1.7 There has been a move away from traditional ‘old style timber’ buildings to metal rearing sheds. In that they provide a more cost-effective option (in terms of initial outlay and running costs) and are more hygienic – thus reducing the likelihood of disease outbreaks.
2. Changes from the last Practice Note
2.1 There are no changes in approach to those as detailed within the 2017 Practice Note. In that a rentals approach should only be used where there is comparable evidence of rents for agricultural buildings within the specific locality or for smaller industry specific buildings largely located on grass land. It is considered a contractors basis of valuation is appropriate where no rental evidence exists.
2.2 In the event of challenges to rateable value, requests should be made for turnover figures. These may need to be adjusted to reflect value of birds raised for the operator’s own shoot.
3. Ratepayer Discussions
3.1 Discussions have been held with the industry.
4. Valuation Scheme
4.1 There is no agreed scheme for this class.
1. Market Appraisal
Shooting game is thriving in the UK, particularly now that other types of shooting are banned or severely restricted. The industry is now reportedly worth over £1.6 billion each year with 83% of shoots relying on hand reared game releases to supplement wild stocks. Pheasants, partridge and some duck have been reared on game farms for decades to re-stock shoots.
In the UK there are around 300 breeders registered with the Game Farmers’ Association (GFA), mostly rearing pheasants and partridges. Some retain a breeding flock to produce their own eggs. Others buy eggs or day-old chicks and rear them on. The only innovation since preparation of the last Revaluation is the introduction of raised boxes for pheasant harems (raised boxes have been used for partridges for a long time). Raised units produce cleaner eggs, significantly reduce disease to chicks and keep laying birds in a cleaner condition, especially in bad weather. As there is only one cock bird in each unit, they prevent cock birds from fighting for the hens. The downside is that raised units are necessarily small and close confinement of the birds can lead to severe feather-pecking without proper management.
Most game farmers in the UK belong to the GFA which represents their interests. The Association lobbied Parliament and the Welsh Assembly in Cardiff to approve almost identical codes of practice for the rearing of game birds in England and Wales. These are designed to ensure that game rearing is always carried out to the highest welfare standard. For all practical purposes, game rearing must be carried out to the same high welfare standard throughout the UK and each national code is the subject of the relevant animal welfare legislation for the country concerned. Whilst a breach of the code is not an offence in itself, the courts must have regard to what the code says, when determining animal welfare offences. The GFA rules require members to follow the Code which has given the industry official recognition as a legitimate and important activity in the UK.
Caseworkers should be aware that the industry is extremely security sensitive. This relates not only to bio-security but threats against the farms themselves.
2. Changes from the last Practice Note
The 2010 PN set out a hybrid rentals/Contractor’s Basis approach, however, it was found that the larger game farm enterprises were more satisfactorily valued using the CTB methodology.
For the 2017 lists a rentals approach should only be used where there is comparable evidence of rents for agricultural buildings in the specific locality around AVD or smaller industry specific buildings largely located on grass land, are available. In the latter case the amortised costs of additional buildings like those set out in the cost guide will be added to the rental value of any traditional agricultural industrial buildings.
3. Ratepayer Discussions
No discussions have been held with the industry
4. Valuation Scheme
The general basis of valuation particularly for larger rural sui generis units should be the contractors test basis (CTB) of valuation, a comparative rental value should only be adopted where comparison of rents of agricultural industrial buildings in the specific locality around AVD or smaller industry specific buildings largely located on grass land, are available. In the latter case the amortised costs of additional buildings like those set out in the cost guide will be added to the rental value of any traditional agricultural industrial buildings.
It was found on the 2010 rating lists that the larger game farm enterprises were more satisfactorily valued using the CTB methodology.
Game Farms will normally comprise the following buildings and enclosures:-
Hatcheries and Game Rearing Houses
Brooder Houses
Rearing Pens and Night Shelters
Raised Floor Partridge and Pheasant Rearing Boxes
Costs for the above buildings are set out in the 2017 Cost Guide and reflect fully erected on site costs.
Stage 2 adjustment should not reflect the age of buildings but physical and functional obsolescence only.
External Works
Generally, there will be little or no external works additions; possible exceptions may be gravel or concrete roads. Heating is usually minimal relying on propane blowers.
Land Cost – Stage 3
Land and buildings used for Game Farming are not exempt agricultural premises under the provisions set out in para 2(1) and Para 3(a) – nor indeed under any of the agricultural exemption paragraphs in Sch 5 LGFA 1988. Grass and exercise areas are likely to be in the range £/120 -£200 per acre unless there is local evidence of higher rates being applied.
Data capture/ storage
Valuations should be carried out on the Non-Bulk Server Contractors Test Basis Application - under ‘other contractors basis valuations on a non generic basis’. This will allow rating list valuations to be captured.
GAME FARMS
CO-ORDINATION ARRANGEMENTS
As a class, Game Farms are subject to the co-ordination arrangements outlined in the relevant Practice Notes to this Section.
DEFINITION
For the purposes of this Section, the term Game Farm should be taken to mean any operation that raises game birds in large-scale numbers on a commercial basis for sale.
GAME FARM OPERATIONS
Although there are producers of duck and French partridge, the most commonly reared game birds are pheasants. Farmed game birds are supplied to customers as either day old chicks or as 6/7 week old poults.
Each year, at the end of January/beginning of February, the breeding stock is housed in winter pens at a ratio of 5 or 6 hen pheasants to each cock bird. As partridges are monogamous, they are housed in equal numbers.
Although there may be variations, as the winter draws to a close, the birds are usually moved into laying pens, in preparation for the start of egg production. By mid April, with the daylight hours getting longer, the hen birds will have started to go into lay. The eggs are gathered up daily and taken to the hatchery building(s), where they are checked for fertility and batched up ready for setting and incubation. The incubation period lasts about three weeks, after which the eggs are transferred for three days, or so, into a high-humidity hatcher. The extra humidity allows the chick to break out of the shell more easily.
Once viable, the chicks are either sold at a day old or moved on to brooder pens and grass runs for further growth into poults.
Generally, the production process will be brought to an end towards the end of June
RATEABILITY
The Lands Tribunal case, Cook (VO) v Ross Poultry (1982 RA 187), established that game farms were not within the exemption provisions for agricultural premises of what is now Schedule 5 to the Local Government Finance Act 1988. Additional attention was drawn to this class following the 1999 VT decisions in respect of Clover Lea Game Farm, Suffolk and the 2001 VT decision on Hi-Fly Game Hatchery, Lancashire.
Simply put, the land used for the raising of the birds does not come within the definition of agricultural land in paragraph 2 of Schedule 5 and, as a direct consequence, any buildings used in conjunction with that land cannot be exempt under paragraph 3. Any possibility of exemption under paragraph 5 is denied because the statutory definition of livestock (for these purposes) does not include game birds.
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REFERENCING
The essence of farming game birds satisfactorily is to keep the breeding stock in conditions that are as near to their natural habitat as possible, whilst trying to keep them free of disease and predation. All the runs and pens are designed with these principles in mind, although the apparent lack of quality in the construction of them might come as a surprise to the uninitiated. It is likely that the winter pens, laying pens, brooder pens and grass runs will be of lightweight timber framing, with chicken wire to the sides and aviary netting (to prevent damage to birds in flight) as a roof. Shelter, of some sort, will also be available to the birds. To prevent attack by predators, corrugated iron sheets or timber boards are often set into the ground around the sides. There may even be electric fencing to serve the same purpose. Each pen will have its own feeder and drinker to serve the birds nutritional needs.
The hatchery and any other buildings are likely to be more substantial.
For a view of the sort of buildings likely to be encountered see the relevant Practice Note
Whenever possible, try to ensure that referencing takes place during the late spring/early summer period in order to see the operation at its height. If the inspection is undertaken during the “quiet” time (autumn/winter) for egg/chick/poult production, it is possible that pens/runs may be dismantled for storage and renovation.
Be prepared to ask questions about what activities are undertaken at the premises throughout the year and consider going back, if needs be, during a more active time. Always ensure that an OS extract is taken to the site and that the full extent of the game farm enterprise is marked on it.
Record all the salient factual details of the game farm operation – the land it occupies; the sizes of and mode of construction of the buildings, pens and runs; the extent of the grass runs and the breed(s) of birds being raised.
Bearing in mind that the rearing season is during the period January to June, it is possible that some of the buildings/land are not used for game farm purposes throughout the whole of the year and that other uses may be properly exempt under the agricultural exemption provisions. In such cases, please ensure that all the facts concerning the various occupations of both land and buildings are fully documented. As each case will have to be determined on its own merits, it may be necessary to seek advice before making a valuation.
VALUATION
A quasi contractors test/rental basis should be used for this class. The valuation of individual hereditaments will depend on the type and construction of the buildings employed and prevailing local values of agricultural industrial sheds in relation to larger buildings, where rental comparison can be made. However, smaller buildings like Pheasant, Brooder and rearing Houses, Shelter Pens and Other Pennage should be valued having regard to a shortened CTB approach (see below). Some valuation co-ordination will need to be established both within and between Groups – see also the Practice Note that accompanies this Section.
Practice note 1 : 2008
REVALUATION 2008 (updated 2014)
Game Farms
1. Co-ordination
1.1 This is a Group Class. Responsibility rests with the appropriate GVO for implementing the scheme set out in this Practice Note and Groups must ensure effective coordination. See Rating Manual – Section 6: Part 1:3.5.
1.2 For further information see Rating Manual - Section 6: Part 3.
1.3 The R2010 Special Category 112G should be used.
1.4 The Group Class folder on the Group P Drive should be used to record the details of each valuation adopted and any settlements that are subsequently made.
Valuation Guidance
As explained in the RM Vol 5 Section a quasi rental value/contractors test basis should be adopted whereby larger agricultural industrial buildings are valued on a rentals basis according to the rental evidence at AVD or on tone and smaller industry specific buildings which will largely be located on grass land are valued accordingly:-
The house provides a modern, easy to manage, pheasant-rearing house for 1800 day-old pheasants in a stable environment with a high insulation factor giving low condensation and a stable temperature through cold nights of May and the heat of July. This stability helps to reduce stress from temperature fluctuations and makes the withdrawal of heat less stressful.
Constructed of a steel frame painted to prevent rusting, attached to which are panels consisting of an outer skin of 6.5mm exterior plywood, 25mm layer of insulation and inner skin of twin wall plastic to provide a further 2.5mm of insulation also making cleaning and pressure washing easy. The lowest 300mm of the building is of 18mm Tanalised plywood to provide a hard wearing rot resistant base at lower level. The roof is of plastic coated profiled roof sheeting with 25mm insulation and 2.5mm plastic sheeting to provide further insulation. Windows and vents are provided to allow fresh air to circulate. The rigid steel frame and overall weight of 800kg allows these houses to be lifted by tractor and they can be picked up, pressure washed, and set up for reuse in less than an hour. Their solid construction also avoids dis-assembling and storing indoors during winter.
The houses are supplied with the welded frames ready drilled for bolting together and can be lifted by two people. The wall panels then bolt into the frames, the roof trusses drop in and the roof is bolted and screwed on; the insulation and liner is then fitted. No special tools are required. If used with a modern drinker and feeding system these houses form the basis for an easy rearing system that should allow one man to manage ten or more houses and only requires chicks to be handled at the biting stage between day old and release at 6 or 8 weeks.
Chick Densities
Standard 2.4 x 2.4 m house with 350 chicks 0.18 ft2 per chick
House 7.3 x 7.3 m with 1800 chicks 0.24 ft2 per chick
| Dimensions | Full size | Half size |
| Length | 7.4 m | 3.75 m |
| Width | 5.4 m | 5.4 m |
| Height at ridge | 2.05 m | 2.05 m |
| Height at eaves | 1.5 m | 1.5 m |
| GIA | 40 m2 | 20 m2 |
Cost per unit
| Full size: | £2,600 |
| Half size: | £1,750 |
| Floor: | £600 |
| Lifting Frame: | £600 |
Suggested approach to value could be
Area 40.0m2 (£2600 + £600 + £600 = £3800 (No VAT or little external works – see below) Add for land (low cost say 10%) = £4180, Cost per m2 = 104.50 £/m2
5.0% (decap rate) = £5-5,50m2
RentalValue Range£4-£10/m2
Advanced Game Rearing Houses/Hatcheries
A steel-framed building, using composite insulated panels, similar to the panels used in cold stores. Provides a game rearing building with a higher standard of hygiene and lower maintenance cost. The internal lining is steel sheet with a 40mm insulated core and an external steel sheet.
The internal lining is impervious to dirt and water and the external surface is maintenance free. The internal partition is made from a steel frame and has a steel sheet to ground level
The building can be lifted with a machine and can be fitted with floor panels.
Chick Densities
Standard 2.4 x 2.4 m house with 350 chicks 0.18 ft2 per chick
House 7.3 x 7.3 m with 1800 chicks 0.24 ft2 per chick
| Dimensions | Full size |
| Length | 7.5 m |
| Width | 5.75 m |
| Height at ridge | 2.05 m |
| Height at eaves | 1.5 m |
| GIA | 40 m2 |
| Cost per unit | |
| Full size | £3,700 |
| Floor | £650 |
| Lifting Frame | £400 |
Suggested approach to value could be
Area 40.0m2 (£3,700 + £400 = £4100 (No VAT or little external works – see below) Add for land (low cost say 10%) = £4,510, Cost per m2 = £112.75 £/m2
5.0% (decap rate) = £5.50-6,00m2
| Cost per m2 (excluding fees) | £112.00 |
Note: If building is fitted with a floor an addition of £16 per m2 should be made)
Suggested Rental for this type of structure = £5-£5,50m2
Game Brooder Houses
Brooder Houses (excludes pen area in illustration)
1) 2.45 x 2.45 metres with no floor Cost per unit £430
2) 2.45 x 2.45 metres with floor Cost per unit £495
3) 3.66 x 3.66 metres with floor Cost per unit £1,135
(All excluding Fees)
Suggested approach to value could be
1) Area 6.0m2 £430 (No VAT or little external works – see below) Add for land (low cost say 10%) = £475 Cost per m2 = £71.67 @ 5.0% (decap rate) = £3.50-£4.00/m2
2) Area 6.0m2 £495 (No VAT or little external works – see below) Add for land (low cost say 10%) = £545 Cost per m2 = £90.75 @ 5.0% (decap rate) = £4.50-£5.00/m2
3) Area 13.4m3 £1,135 (No VAT or little external works – see below) Add for land (low cost say 10%) = £1,250 Cost per m2 - £93.17 @ 5% (decap rate) = £4.50-£5.00/m2
Rearing Pens
Each pen is constructed of timber
frames with additional boards at ground level.
The walls are covered with UV-treated polyethylene netting (typically 38mm square mesh) with 38 mm diamond mesh roof netting.
Typical Dimensions of a single pen
Length 40 m
Width 12 m
Height 1.5 m
GIA 480 m2
Cost per m2 (excluding fees) £2.50
Rental Value inclusive of land probably equates to cost having regard to short life span.
Shelter Pens
Designed to provide a sheltered safe environment for chicks from 10 days onwards to enable them to leave the warmth and security of their house and start the hardening off process that will enable them to survive in the wild.
The pen is constructed of 25mm box steel frames put together to form two pens 4.8 x 2.3m; each half of the house having its own pen. The roof is of profiled steel roofing fitted to two steel frames. The side and end frames have a 600mm high steel panel with rigid plastic netting above, preventing draughts and strong winds at low level whilst allowing chicks to experience normal daytime temperatures. Once the trap is lifted in the adjoining rearing house wall chicks will move freely back and forward between house and pen spending more and more time outside, as they grow older. A trap door is fitted to the end of the pen to allow chicks to move into large pens when they are four weeks old.
Dimensions
Length 4.8 m
Width 4.6 m
Height 1.5 m
GIA 20 m2
Cost £90.00 per m2 (No VAT or little external works – see below) Add for land (low cost say 10%) = £99.00 @ 5.0% (decap rate) = £4.50-£5.00/m2
Over Wintering / Breeding Pens
Galvanised steel sheet construction, raised above ground, with mesh floor, and part mesh roof
Generally used for Pheasants, normally one cock and five to eight hens, in each section
Dimensions (normal stocking density would suggest an approximate size of)
Length 1.8 m
Width 1.8 m
GIA 3.25 m2
Cost of pen (excluding adjoining house) £72.00 per m2 (excluding fees)
Per section (say 3.25m2) £234 (No VAT or little external works – see below) Add for land (low cost say 10%) = £257 = £79.00 per m2 @ 5.0% (decap rate) = £3.50-£4.00/m2
Other
Generally, there will be little or no external works additions; possible exceptions may be gravel or concrete roads. Heating is usually minimal relying on propane blowers.
Land Cost
Grass and exercise areas in the range £/acre
It is possible that local variations may produce value levels that differ significantly from these samples.