Agricultural storage building at Westwood Hall Farm, Leek

What was proposed

The application sought a 555-square-metre hay and general agricultural storage building, with timber boarding, concrete base panels and a green metal roof.

“This is a full application for the erection of a single ‘hay and general agricultural storage building’ identified as unit 1 – see later reference to building 1. The proposal has been submitted concurrently with SMD/2023/0276 and SMD/2023/0277.”

“3.0m in width. No other openings are shown. The exterior walling would comprise concrete base panels to c.1.7m with vertical timber boarding above and roof in ‘Juniper Green’ profiled metal sheeting. No rooflights are shown.”

Officer report

The site and surroundings

The site lies at Westwood Hall Farm in the Green Belt, near homes, a school, listed buildings and ancient semi-natural woodland.

“The site is within land attached to Westwood Hall Farm on the westerly edge of Leek overlooking the Churnet Valley. Westwood College is an immediate neighbour to the north and the farm shares one of its access routes with the College. A second access specifically shown as serving this proposal enters between houses from Westwood Park Drive. The extensive later 20 th century…”

“Closely adjacent to the application site (within 20m) on land sloping down into the valley of the River Churnet is West Wood which is classified as Ancient Semi-natural Woodland and a County site of biological importance essentially comprising mature broad-leaved trees. This and other nearby woodland and trees are covered by Tree Preservation Order.”

Officer report

Earlier applications and uses

Earlier permissions covered an agricultural building, a riding school and fodder and implement storage, while two related applications remained pending.

“As noted at 2.4 above a building to the immediate east was approved in June 1987 under 87/00173/OLD [SMD/1987/0550] as an ‘agricultural building’. This building appears to have been in use more latterly as an indoor riding school. There was a consent in 1983 (83/12549/OLDDC) for: ‘Change of use of part of farm to riding school’.”

“Note concurrent applications SMD/2023/0276 Erection of beef rearing unit [pending] and SMD/2023/277 Erection of hay storage building [pending].”

Officer report

Objections from residents

Residents objected to the proposed scale, traffic, noise, smells, environmental effects, school safety, woodland impacts and possible future changes of use.

“- proximity to Westwood College - noise from calves - the 800 head livestock number proposed - increase in associated traffic - traffic effect on surrounding residential area - health and safety risk from escaped animals - health and safety risk from increased farm traffic - pupil / student safety - mal-odours permeating the area - adverse effects on residents’ enjoyment of homes and gardens - request for extended opportunity to comment owing to the size of the development…”

Officer report

Who spoke

A ward councillor, local residents and a prepared statement spoke against the application; the agent, applicant and a supporter spoke for it.

What members discussed

Members discussed the buffer between the site and ancient woodland, and raised concerns about the door access and the size of the unit.

“Members discussed the buffer zone between the application site and the semi natural ancient woodland located in close proximity. Members raised concerns about the design of the proposal, in particular the size of the door access, and the size of the unit.”

Minutes

Why the application was deferred

The committee deferred the application so the applicant could submit revised elevation details.

“RESOLVED: That the application be deferred to allow the applicant to submit revised elevation details.”

“(Proposed by Councillor Flunder and seconded by Councillor Roberts)”

Minutes