Agenda item

Change of use of redundant agricultural storage buildings into a flexible events space and associated development.

Public Participation

Mr Samuel Croft, agent, spoke in support of the application.

Mrs Shanne Boyd, applicant, spoke in support of the application.

Ruaridh O'Donoghue, Senior Conservation/Planning Officer, presented a report which recommended that planning permission be refused, for the change of use of redundant agricultural storage buildings into a flexible events space and associated development.

Key details were stated to include the following:

The application site was located in the open countryside, within the North Wessex Downs AONB. It was accessed via a single track that connects with the farm complex, which ultimately links to the A346. The two buildings being considered for a change of use were approximately 200m from the main farm complex. Pictures of the buildings, site and plans were shown to the committee. The main details to be considered were related to Wiltshire Core Strategy Core Policy 48, Supporting Rural Life, namely whether the buildings were structurally sound and capable of conversion; whether the use is acceptable in principle; and whether the proposal is considered to be in a sustainable location.

Attention was drawn to the late correspondence received from the applicants agent, detailing why they felt the application should be approved. Comments included the following: that the proposal was key to the viability of the current business on the site; a structural survey provided by a qualified professional stated that the buildings were in a satisfactory structural condition and were capable of conversion; paragraph 83 of the NPPF was supportive of a prosperous rural economy and that the Leader Programme run by the North Wessex Downs AONB had invited them to apply for funding.

In response to this late correspondence the officer stated that he had contacted the Leader Programme who clarified that it was not their purpose to help determine planning applications. The AONB unit’s comments on the application included that they did not feel the works required on the buildings could be categorised as repair work, but rather would be a new build which would harm the landscape. There may also be issues regarding the dark sky status of the AONB. Each planning application needed to be determined on its own merits.

Members of the committee then had the opportunity to ask technical questions of the officer. Details  were sought on what type of farming was undertaken on the holding. This was answered during public participation where it was stated that arable farming was undertaken by contractors. It had previously been a dairy farm, but due to TB was now completely arable. 

Members of the public then had the opportunity to present their views to the committee as detailed above.

The unitary division member, Councillor Jane Davies then spoke in support of the application. Cllr Davies stated that the application would be a creative reuse of buildings and that paragraph 83 of the NPPF supported rural development. There would be benefits to the community, including the creation of jobs and discounted usage for local people. It was felt that the benefit to the community would outweigh any visual harm. The application was necessary to the economic viability of the farm, which needed to diversify in order to survive in the current difficult economic climate.

Cllr Mark Connolly proposed a motion to refuse planning permission, as per the officer recommendation. The motion was seconded by Cllr Nick Fogg MBE.

A debate followed where all agreed that we should support farmers to diversify, however, one of the main issues raised by councillors was why two buildings were needed. Barn one would clearly involve a complete rebuild, rather than repair work, whereas it may have been possible to convert barn two. If the application was refused it was suggested that the applicant may wish to consider re-applying with just barn two as part of the application. The comments from the AONB unit, who felt that a rebuild would be required, were noted as highly interesting.

Other councillors disagreed with these views, stating that if a structural engineer thought the buildings could be repaired and reused then weight should be given to that argument. It was also stated that this was a good proposal and that farmers should be supported. Some felt that it did meet the requirements of  core policy 48 of the Wiltshire Core Strategy, as the application would be of benefit to the community.

Other issues raised included noise pollution and light pollution, as the events spaces may be used for weddings and parties which would create quite a disturbance. Access was also a concern as there was only a rough single track to the location.

Following the debate it was;

Resolved:

To refuse planning permission for the following reasons:

1. The buildings are not structurally sound and capable of conversion without major rebuilding work. By virtue of the proposed use of the building and the changes sort under this application, the scheme is not considered to preserve the character of the original building and would detract from the character and appearance of the landscape. Furthermore, the site does not have reasonable access to local services. As such, the scheme does not accord with the points i, ii and iv of Core Policy 48 of the Wiltshire Core Strategy 2015.

2. The proposal by virtue of the change of use, the loss of the agrarian character through significant rebuilding works and the external changes to the site would have a significantly harmful impact upon the character and appearance of this part of the North Wessex Downs AONB. As such, the scheme is not considered to protect, conserve or enhance landscape character and is therefore contrary to Core Policy 51 of the Wiltshire Core Strategy 2015 and to central government policy contained within the National Planning Policy Framework 2018, notably, paragraph 172 that places great weight on the importance of conserving AONB landscapes.

3. The proposal by virtue of its isolated rural location, remote from any nearby service centre and remote from access to public transport facilities means it is considered to be in an unsustainable location. The scheme is therefore considered contrary to Core Policies 60 and 61 of the Wiltshire Core Strategy 2015 which seek to ensure development is in accessible locations where reliance of the private car can be reduced, and to central government policy contained within the National Planning Policy Framework 2018.