Note: This report needs to be read in conjunction with the Decision Notice.
Ribble Valley Borough Council
DATE INSPECTED: 05/06/2015
DELEGATED ITEM FILE REPORT - APPROVED
Ref: AB
Application No:
3/2015/0054
Site:
Wheatley Farm, Four Acre Lane, Thornley, PR3 2TD
Development Proposed:
Erection of livestock building.
Target:
24th June 2015
CONSULTATIONS: Town/Parish Council
Parish Council: None received
CONSULTATIONS: Highway/Water Authority/Other Bodies
LCC Land Agent (Rural Estates): I do not consider the design of the building as submitted is
suitable for the intended use. However, I understand that plans submitted are inaccurate,
and the building will be suitable once the changes outlined above are put forward.
CONSULTATIONS: Additional Representations
No representations have been received.
RELEVANT POLICIES:
Ribble Valley Core Strategy
Policy EN2 – Landscape
Policy DMG1 – General Considerations
Policy DMG2 – Strategic Considerations
National Planning Policy Framework
Section 7 – Requiring Good Design
Section 11 – Conserving and enhancing the natural environment
COMMENTS/ENVIRONMENTAL/AONB/HUMAN RIGHTS ISSUES/RECOMMENDATION:
This application relates to the erection of an agricultural livestock building at Wheatley Farm,
Four Acre Lane, Thornley. Wheatley Farm is located approximately 2.5km north-east of
Longridge within the Forest of Bowland AONB. The farm complex comprises Wheatley
Farmhouse (Grade II Listed) and a number of agricultural buildings. The existing buildings to
the west of the application site comprise modern steel portal framed type buildings providing
cubicles for 110 cows and two covered silage clamps, together with a circular slurry store. In
addition to these buildings, there is a small group of detached buildings to the east of the
farmhouse.
The farm holding comprises around 84 hectares of land with livestock comprising 100 dairy
cows, 25 bull heifers, 25 calving heifers, 25 young stock and 30 store cattle. The application
seeks permission for the erection of a building measuring 32m x 9.1m with an eaves height
of 3.9m and a ridge height of 5.2m. The livestock building would be located adjacent to
existing farm buildings on the south side of Four Acre Lane and would be used to house
young stock and calf pens. The building would be constructed with natural grey profile
sheeting to the upper walls and roof with pre-cast concrete panels at low level. The proposed
east elevation would be open and would incorporate a front feed face with overhanging
eaves.
The County Land Agent considers the existing facilities for youngstock, and calving cows are
not ideal for modern farming practices, due to the fact that the buildings utilised are old,
leading to operational difficulties. In addition, the facilities are a little detached from the main
group of farm buildings. As such, it is considered that the proposed development is
reasonably necessary for the purposes of agriculture and accord with DMG2 of the Core
Strategy.
The AONB has the highest status of protection in relation to landscape and scenic beauty.
As such, the landscape and character of the Forest of Bowland Area of Outstanding Natural
Beauty will be protected, conserved and enhanced. The proposed building would lie around
9m from Four Acre Lane and would be located on higher ground than adjacent agricultural
buildings to the west. With this in mind, the proposed building would appear more prominent
in the landscape than neighbouring buildings and would be visible from footpath no.62 to the
north-west and long-distance views from Wheatley Cottage and Hope Lane. The building
would be constructed of materials so as to be in keeping with adjacent structures and whilst
it would project above surrounding built form there are considered to be no more practical
sites to locate the proposed building.
Other than the applicants own farmhouse, there are no other dwellings close enough to the
site to be in any way adversely affected by the proposed extension. As an agricultural
building to match the existing agricultural buildings in all respects, the proposed extension
would not in any way detract from the setting of the Grade II listed farmhouse.
Taking account of the above, it is considered that the proposed development would not
cause undue harm to the visual amenities of the AONB and would accord with Policies EN2
and DMG1 of the Ribble Valley Core Strategy. Accordingly, it is recommended that the
application be approved.
RECOMMENDATION: Permit Full Planning Permission