Rural enterprise dwelling at Land At, Bryn Yr Orsedd, Bryneglwys, Corwen

What was proposed

The application sought full permission for a rural enterprise dwelling and associated works beside the existing farm complex.

“The proposal before the Council is for the erection of a permanent agricultural worker's dwelling which will be occupied by the applicant, and as such the agricultural worker's dwelling will be occupied by a rural worker. The dwelling does not meet the test of essential need of the enterprise and only a requirement for a part-time worker has been demonstrated.”

“THE PROPOSAL: 1.1 Summary of proposals 1.1.1 Full planning permission is sought for the erection of a rural enterprise dwelling at the Bryn Yr Orsedd farm. The application site is flat and immediately to the west of the existing farm complex and accessed via an existing access from the minor highway to the south of the site.”

Officer report

Earlier temporary permissions

Two previous applications allowed temporary caravan accommodation on the holding, including a permission granted in 2025 for an additional three years.

“Relevant planning history 1.5.1 There have been two previous planning applications which granted the applicant temporary permission to live on the site in a caravan. Developments/changes since the original submission 1.6.1 None. Other relevant background information 1.7.1 None. 2.”

“10/2025/0358/PS - Variation of condition no. 1 of planning permission code no. 10/2023/0445 to allow the siting of a temporary caravan for an additional 3 years. GRANTED 24/10/2025 3. RELEVANT POLICIES AND GUIDANCE: The main planning policies and guidance are considered to be: Denbighshire Local Development Plan Adopted June 2013 Policy BSC 3 - Securing infrastructure contributions for Development Policy PSE 5 - Rural Economy Policy VOE 1 - Key areas of importance Policy…”

Officer report

Why officers recommended refusal

Officers concluded that no full-time essential need had been shown and the business could not support labour or construction costs.

“The labour calculation includes the grassland which the Council's consultant (RAC) considers does not relate to the essential need for a full-time worker to live on site. Therefore, the calculated livestock only labour requirement based on the numbers within the SBP table totals 92.8 SMDS or 106.72 SMDs allowing for 15% management and maintenance. This is an equivalent labour requirement for the livestock enterprise at Bryn Yr Orsedd of 0.38 full-time workers.”

“It is therefore considered that, whilst the agricultural business has been established for over three years, the business is unable to support the labour costs for a full-time worker or the build costs of the dwelling from the actual and projected profits. Other Dwellings The main farmhouse at Bryn Yr Orsedd was transferred to the applicant’s former wife as part of their separation.”

Officer report

What was said at the meeting

The agent argued that the established and diversified business needed stability, while members highlighted the rural location and the applicant’s circumstances.

Members considered the policy tests

Officers explained the full-time worker and financial shortfalls, while members questioned whether diversification and off-site income should be counted.

“The caravan had been on the site for six years. It had been granted temporary permission to allow the applicant to live on the land. Temporary permission had been given because, at that time, the applicant had not been able to demonstrate an essential need for a full-time worker to be present on the site. The temporary conditions were therefore imposed to allow him to grow the business and demonstrate such a need.”

“The Legal Officer explained that the caravan had been granted temporary permission to allow the business to operate while a full application could later be submitted to determine whether a permanent dwelling was justified under policy. As officers had stated that the dwelling was not justified, no weight should be given to the temporary permission when considering a permanent dwelling.”

Minutes

The committee voted

Councillors voted unanimously in favour of granting the application against the officer recommendation.

“Councillor Merfyn Parry stated that there was a need to support rural business and proposed that the application be granted, against officer recommendation. Seconded by Councillor Alan James.”

Minutes

The final decision

The committee resolved to grant the application against the officer recommendation.

“RESOLVED: that the application be GRANTED against officer recommendation.”

Minutes