Commercial storage building at Meifod, Llanfair Dyffryn Clwyd, Ruthin

Earlier works and applications

There was no relevant planning history, but groundworks and access works had started in March 2026 before the application was decided.

“Developments/changes since the original submission 1.6.1 Submission of an Ecological Survey, Infiltration test report, additional information on the justification and farming enterprise, Internal layout plan, submission of Highways Statement, further justification statements and a revised Drainage Strategy. Other relevant background information 1.7.1 Groundworks and works to the access have already commenced at the site as of March 2026. 2.”

Officer report

Why officers recommended refusal

Officers considered the proposal primarily B8 storage, unsuitable for open countryside, inadequately justified against alternative sites and harmful through the loss of high-quality agricultural land.

“Officers consider the proposal to be primarily commercial storage (B8 use class) as 50% of the building will be used for marquee equipment storage purposes in connection with the events business, with an ancillary use for the other half of the building for housing 6 sheep during the winter, storing a tractor, grass cutter, animal feed and horticultural supplies to serve 1ha of land.”

“Officers do not consider that sufficient information has been provided to demonstrate why it could not be located in a more sustainable location, such as on an existing industrial site or employment land allocation, or on previously developed land within development boundaries. Loss of High Grade Agricultural Land PPW 12 Section 3.58 and 3.59 obliges weight to be given to protecting land of grades 1, 2, and 3a quality in the Agricultural Land Classification (ALC).”

Officer report

Who spoke at the meeting

The applicant argued that urgent storage needs, employment, rural services and a horticultural venture justified the building and its location.

What members debated

Members discussed the building’s B8 classification, the need for an industrial site, the agricultural venture, alternative locations and the risk of countryside development precedent.

“It was further questioned whether the application was truly a B8 proposal, as the building did not resemble an industrial unit but rather a farm structure, or whether it should instead be viewed as a rural development supporting an established business with potential for further diversification.”

“The application highlighted that the agricultural and horticultural elements at this time consisted of sheep and the growing of flowers, while the primary use of the building was for storage and distribution associated with a successful business. The building was not considered a rural enterprise and had no land-use requirements tied to the site, as the business operated across Wales.”

Minutes

The vote and decision

Members voted 13 for, 1 against and 1 abstention, then refused the application in accordance with the officer recommendation.

“Local Member Councillor Hugh Evans stated that he supported the application but understood the Committee’s concerns about the rural element, particularly in relation to the need for further information to be submitted. Proposal – Councillor Alan James proposed that the application be refused in accordance with officer recommendation, SECONDED by Councillor Peter Scott.”

“RESOLVED: that the application be REFUSED in accordance with officer recommendation.”

Minutes