Farm business relocation at Castle Villa, Hayscastle, Haverfordwest

What was proposed

The application sought retrospective permission to relocate and expand a farm diversification business into a building used for storage and distribution.

“The application seeks permission in retrospect for the relocation and expansion of an existing farm diversification business into an existing agricultural building. It is considered that the description of the proposal is misleading as the building is not an existing agricultural building as no evidence has been presented to suggest the building has been previously used for agricultural purposes.”

“The existing building from where the business operates is rectangular in shape, under a pitched roof. The building is on a north to south axis with a length of 23.1 metres including the entrance area and a width of 9.4 metres. As such, the building has a floor area of approximately 217 square metres. Internally the building provides an office, open plan workspace, kitchen area, utility, reception and w/c. The building has a maximum height of 4.6 metres…”

Officer report

The site

The site is in open countryside, with fields, hedgerows, an existing building and highway access nearby.

“The site is located in the open countryside, approximately 2.5km north-east of Llandeloy. The application site was formerly used as an agricultural yard that contained a building and an area of concrete hardstanding used to store hay bales. The previous building at the site was demolished and replaced with the current building on the site that is subject to this application.”

“To the north of the site is an existing building with fields to the east and west and the adjacent highway located to the south which also provides access to the site. The site is enclosed with hedgerow to the east and south, with further hedgerow screening to the north beyond the second building at the site.”

Officer report

Earlier applications

Earlier applications for storage and distribution were refused, an appeal was dismissed, and later permission retained the building for agricultural use.

“Planning application ref. 22/0476/PA refused an application for a steel framed building for storage and distribution (B8 use) with ancillary office (B1 use) – in retrospect on the 16 th November 2022. An appeal was lodged with Planning and…”

“Planning application ref. 24/0747/PA conditionally approved the retention of the building subject to the appeal decision for an agricultural use, which at the time of writing this report has not been used for agricultural purposes and is still being used in association with the business known as Frio Astrid Euro Ltd.”

Officer report

The main planning issue

The central issue was whether storage and distribution, supported by farm income, qualified as farm diversification under planning policy.

“Policy GN.10 (Farm Diversification) allows for the diversification of economic activities on a farm where the proposed use helps to support the continued agricultural operation of the farm. The supporting text to policy GN.10 determines a working farm as one which is involved in the husbandry of land or animals as a means of gaining income.”

“Although a farm diversification suggestion has been put forward by the agent within the submitted supporting statement it confirms that ‘whilst this business is now not wholly a farm diversification business, there is still an operational farm at Castle Villa’.”

Officer report

Who addressed members

The agent addressed the committee, explaining that co-location reduced costs, supported the farm and helped sustain three family members.

What members debated

Members debated the financial relationship between the businesses, the meaning of farm diversification, alternative premises and safeguards through a section 106 agreement.

“The Head of Planning sought clarification as to whether Councillor John Davies wished the exceptional nature of the business to be explicitly included within the reasons for being minded to approve the application. Councillor Davies confirmed that he did and further requested that the inclusion of a Section 106 agreement be referenced as providing a robust legal mechanism to secure the linkage between the business and the farm.”

Minutes

The vote and decision

Members voted eleven to one, with no abstentions, to approve because of financial reasons and the business’s exceptional nature, subject to a section 106 agreement.

“(a)That the application be APPROVED on the basis of financial reasons and the exceptional nature of the business, noting that a section 106 Agreement would be entered into.”

“(b)That the application be reported to Council for final determination and would be subject to the conditions outlined in Section 5.6 of the report Head of the Planning Service.”

Minutes