Agricultural storage building at Land and at Bury Barton Farm, Lapford

What was proposed

The application sought prior approval for an agricultural building to store hay, straw and machinery.

“The application seeks permission for the prior approval of the local planning authority for the erection of an agricultural storage building. The prior notification allows the local planning authority to consider the siting, design and external appearance of the agricultural building, as set out under Class A, Part 6, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).”

“The application site is located within the countryside, approximately 700 metres south of the defined settlement of Lapford and is accessed via an unclassified road leading from the A377 to Kelland Hill. The site is known as Bury Barton Farm and comprises large agricultural buildings which are located to the south of the unclassified road.”

Officer report

Changes and site visit

Revised plans moved the building farther from the monument, and alternative locations were discussed during a site visit.

“Revised plans have been received which move the building further away from the monument, but within the same parcel of land and to the north of the public highway. The latest set of plans demonstrate that the agricultural building is proposed to measure 59.4 metres by 18.29 metres, and 31.4 metres from the edge of the monument (13.75 metres further away from the monument than the original plans).”

“A site visit was held on Monday 23 rd February 2026 with the Planning Officer, Historic England, the County Archaeologist, the agent and the applicant. Alternative sites were discussed during the visit, for example to the west of the farmhouse or to the north of an existing agricultural building as an extension.”

Officer report

What officers recommended

Officers recommended refusal because the proposed location would harm the monument’s setting and archaeological information was missing.

“A site visit has taken place to discuss alternative sites where the building could be located within the farmyard to the south of the public highway, as suggested by Historic England, which would reduce the harm to the setting of the ancient monument.”

“The proposed development is considered to meet the requirements of Schedule 2, Part 6, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) in terms of being an agricultural building reasonably necessary for the purposes of agriculture within that unit, however, given the proximity to an ancient monument, prior approval is refused in regard to the siting of the development.”

Officer report

What consultees said

Historic England objected to the location, while the county Historic Environment Team sought archaeological investigations and heritage information.

“With regard to the area subject to this current planning application, despite the archaeological sensitivity of the application area the supporting information contains no information on the impact of the proposed new development upon the setting of the scheduled monument or upon any heritage assets with archaeological interest that maybe present here.”

“I will be happy to discuss this further with you, the applicant or their agent. The Historic Environment Team can also provide detailed advice on the scope of the works required, as well as contact details for archaeological contractors who would be able to undertake this work. Provision of detailed advice to non-householder developers may incur a charge.”

Officer report

Public representations

A site notice was displayed and no letters of representation were received.

“A site notice was displayed on 21 st October 2025 notifying members of the public that the prior notification had been taken to prior approval stage. No letters of representation have been received.”

Officer report

Who spoke

The applicant spoke, followed by the Ward Member.

Members’ discussion

Members discussed the missing archaeological survey and trial trenching, as well as the importance of keeping land north of the road open.

“Whether a Geophysical Survey (GO) had taken place? Steven Reed, Principal Historic Environment Officer at Devon County Council explained that there was a lack of information on what was below the ground. However it was likely that a road came out of the side of the fort where there could be roadside archaeological features, roadside settlements and burials under the ground. Ideally a GO survey and trial trenching should be conducted to understand what was under the ground.”

Minutes

The vote

The committee resolved to refuse prior approval; two councillors voted against the officer recommendation and one abstained.

“It was RESOLVED to refuse prior approval.”

“Notes:- (i) Claire Quick spoke as the applicant. (ii) Cllr S Keable spoke as the Ward Member (iii) Cllrs L Cruwys and N Letch voted against the officer’s recommendation. (iv) Cllr B Holdman abstained from voting.”

Minutes

The decision

Prior approval was refused because the building would harm the ancient monument’s setting and the submitted archaeological information was insufficient.

“Overall, the siting of the proposed development would result in harm to heritage assets and it is considered contrary to guidance within the National Planning Policy Framework, which sets out the importance of protecting heritage assets. On that basis, prior approval is recommended to be refused.”

Officer report