Agricultural storage building at Land To West Of West Tofts, Tofts Road, Mickleton

What was proposed

The application sought permission for a 273-square-metre building to store hay and straw on agricultural land west of West Tofts.

“The application site comprises approximately 1.55ha of agricultural land located to the north west of the village of Mickleton within the open countryside. The land forms part of a wider holding that includes an additional five surrounding fields which are owned by the applicant, extending to approximately 11ha in total. The adjoining field accommodates the former farmhouse West Tofts Cottage.”

“The application seeks full planning permission for the erection of an agricultural building to store hay and straw. The building would be sited to the west of the site with adequate stand off distances from the ancient woodland and in a position isolated from any other buildings. It would measure approximately 11.9m by 22.8m with an eaves height of 4.2m, a ridgeline of 6.2m, and a 273m2 footprint.”

Officer report

The site and surroundings

The site is agricultural land in open countryside, within an Area of Higher Landscape Value and close to the North Pennines National Landscape.

“The north west of the site is bound by ancient woodland to the north west with the River Lune and open fields beyond. The Grade II listed Lune Bridge and Lune Railway Viaduct are located to the west. To the south, the site is framed by the B6277. The site lies within an Area of Higher Landscape Value and within 100m of the North Pennines National Landscape which lies to the south west.”

Officer report

Earlier applications

A similar agricultural building application was withdrawn in October 2024, and the current proposal resubmitted it.

“Application DM/24/01729/FPA for the erection of agricultural building to store hay and straw was withdrawn on the 15 th of October 2024. The current application is a resubmission of that proposal.”

“The dwelling to the east of the site within the farm holding was converted to a holiday let under application 6/1991/0158/DM in May 1991 with the condition restricting its occupancy removed under application DM/15/03579/VOC in November 2015 to allow it to be occupied on a permanent basis.”

Officer report

Why officers recommended refusal

Officers considered the building poorly related to the farmstead, unnecessary in this location and harmful to the special qualities of the landscape.

“It is acknowledged that a building to allow the number of livestock associated with the enterprise to be increased would help support its viability going forward. It is also understood that the land at Wemmergill Farm is not owned by the applicants, though is under a secure tenancy, and so it may be preferable to erect a building on land under their ownership.”

“Overall, the application proposes the erection of an agricultural building within the open countryside but in a position not well related to the associated farmstead or any existing buildings. Officers have raised concerns that a clear need for a building in this location to ensure the effective functioning of the business has not been demonstrated by the applicant. The principle of the proposal therefore rests upon its impact on the surrounding landscape.”

Officer report

Who spoke

Councillor Richard Bell and the applicant spoke in support, highlighting farming costs, transport savings, carbon reductions and the need for local storage.

Members’ debate

Members discussed environmental benefits, policy compliance and screening, and moved and seconded approval despite the officer recommendation.

“Councillor N Brown acknowledged and accepted the presentation which Councillor R Bell had put forward. He noted there would be environmental benefits and did not think Policies 10 and 39 applied.”

“G Spurgeon clarified that Polices 10 and 39 did apply but members could form their own view on whether the proposed development complied with them. N Brown moved to approve the application and Councillor A Schulman seconded the application for approval.”

Minutes

The committee decision

The application was approved, with officers given delegated powers to negotiate and determine a suite of conditions.

“The Legal Officer (Planning and Highways) advised that as the application had been recommended for refusal there were no conditions attached. She suggested that delegated powers be given to officers to negotiate these.”

“Councillors N Brown, Councillor A Schulman and the applicant were happy for delegated powers to be given to officers to determine conditions.”

Minutes