Permeable visitor car parking at The Pop-Up Farm Junction 9 At M1 Intersection, Flamstead

The site and farm

The site covers about 1.2 hectares at The Pop-Up Farm near the M1 junction, with several public rights of way crossing or bordering it.

“The application site comprises approximately 1.2 hectares of ‘The Pop-Up Farm’ site, which is situated near the entrance onto the roundabout intersection of Junction 9 of the M1 and the A5183.”

“The Design and Access Statement (“D&A”) dated 19 December 2024 by Whirledge & Nott notes that the farm extends over 20 hectares of arable land and comprises an agricultural building, which obtained permission in 2019/20. The site was previously part of a compound associated with M1 motorway works, which shown in the ‘2006 - Aerial Image from Google Earth’ on page 5 of the DAS.”

Officer report

Farm background and earlier permission

The farm was established in 2016, runs seasonal public events and previously received permission for an agricultural storage building.

“The Pop-Up Farm was established in 2016 and grows a variety of crops some of which are used for the ‘pick your own’ market. It is an agricultural diversification project and a registered Linking Environment and Agriculture (“LEAF”) Demonstration Farm, committed to regenerative practices. The DAS notes that the farm regularly runs events for the public during the relevant seasons, which attracted over 30,000 people in October 2023.”

“The DAS highlights that the full potential of the farm is not being fulfilled due to the constraints of car parking available on the site. Furthermore, it notes that parking on the site during poor weather conditions (October to April) ‘severely impacts parking and the overall performance of the business’.”

Officer report

What officers recommended

Officers recommended approval because economic, community, tourism and employment benefits outweighed identified Green Belt and landscape harms.

“That planning permission be granted subject to conditions.”

“The proposal would support a farm diversification project on land considered to comprise “Grey Belt” within the Green Belt that contributes to the local economy and provides other social and community benefits. Although some harms are identified, namely Green Belt and landscape/visual impacts, these are outweighed by the benefits identified and would be reduced/softened by the comprehensive landscaping strategy.”

Officer report

Main planning effects

The proposal would moderately affect Green Belt openness and countryside protection, while landscaping would limit visual and landscape effects.

“The proposals would result in a limited nature of the physical changes to the site. The proposals would introduce areas of hardstanding and grasscrete, changing the surface from natural to artificial. Due to the nature of the physical changes, the surface of the car park would subsequently result in a limited spatial impact on the openness of the Green Belt.”

“Overall, it is considered that additional hardstanding and the ability for a more consistent number of the vehicles on the site would have a modest visual impact on the openness of the Green Belt.”

Officer report

Other representations

No objections were received from residential properties or surrounding businesses or landowners, and the neighbour consultation recorded no contributions.

“No objections have been received by residential properties or surrounding businesses/land owners. However, Flamstead Parish Council raised an objection, which reads as follows:”

“The planned car park is excessive for the size of operation and feels the current parking provision is sufficient enough. The proposal looks too industrial and not in keeping and suggests the 'Pop up' farm is a permanent fixture. Unanimous objection.”

Officer report

Who spoke

The case officer introduced the application, and Councillor Smith-Wright declared her parish and county council roles while stating she had an open mind.

The committee vote

Councillor Guest proposed granting permission, Councillor Hobson seconded it, and members voted six for, two against and one abstention.

“It was proposed by Councillor Guest and seconded by Councillor Hobson to GRANT the application.”

Minutes

The decision

Planning permission was granted for the permeable visitor car parking proposal.

“Resolved: That planning permission be GRANTED.”

“RECOMMENDATION That planning permission be granted. Condition(s) and Reason(s):”

Minutes

Conditions on permission

Permission included controls on agricultural use, biodiversity gain, ecology, lighting, landscaping, drainage and implementation of approved plans.

“(d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development;”

“The development hereby approved shall not be occupied until details of the maintenance and management of the sustainable drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall be implemented prior to the first use of the development hereby approved and thereafter managed and maintained in accordance with the approved details in perpetuity.”

Officer report