Hay storage building at Westwood Hall Farm, Leek

What was proposed

The application proposed one 660-square-metre hay and fodder storage building, with concrete panel walls, Yorkshire boarding and a green metal roof.

“This is a full application for the erection of a single ‘hay / fodder storage building’ identified as unit 2 or building 2. The proposal has been submitted concurrently with SMD/2023/0275 and SMD/2023/0276. This report deals specifically with building unit 2 as shown in Block Plan 1791-14 rev A. Complementing this drawing is block plan 1791-20 rev A which shows the building in context with the other two pending applications.”

“A cut-and-fill site excavation would be necessary to accommodate the proposal into the existing site slope. The building would stand c.3.5m at the eaves and c.5m at the ridge. It would have concrete panel base walls to c.1.8m with vertical Yorkshire boarding above and roof in ‘Juniper Green’ profiled metal sheeting.”

Officer report

The site and surroundings

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

“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 20th 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

An earlier fodder and implement storage application was approved but not started, while nearby buildings had earlier agricultural and riding-school consents.

“DET/2022/0029 – Erection of agricultural fodder and implement storage buildings – approved (not yet commenced)”

“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’.”

Officer report

What officers recommended

Officers recommended approval because the revised storage-only proposal complied with the development plan, subject to conditions including drainage, lighting and noise controls.

“With a description revised from the original submission, and confirmation that this is a building for agricultural storage use only, the previous concerns have been addressed. It is concluded that the development complies with the Development Plan and it is therefore recommended for approval.”

“B In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Development Services has delegated authority to do so in consultation with the Chairman of the Planning Applications Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision…”

Officer report

What people objected to

Objectors raised concerns about traffic, safety, noise, smells, vermin, drainage, trees, ancient woodland, the scale of development and 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…”

“Cllr Philip Barks – Leek West Ward - concerns with the three applications submitted at Westwood Hall Farm, Leek for an agricultural development - aerial photography clearly shows trees within the proposed site boundary and a large site of ancient woodland to the west which is adjacent to or within the fringes of 0276 and 0277 location plan.”

Officer report

Who spoke

The agent spoke for the application, while the other registered speakers made no further comments beyond earlier representations.

What members debated

Members questioned the woodland buffer, building height, door height, cantilever design, lighting, screening, noise, access and traffic during school times.

“Members discussed the buffer zone between the application and the semi natural ancient woodland located close to the site. Members raised concerns about the design of the proposal, in particular, the height of the building, the height of the door access to allow equipment into the building and the cantilever design.”

“Members suggested the applicant work with officers to revise the application to include considerations to the buffer zone as stipulated in the NPPF, lighting glare, screening, noise reduction, access points and traffic control during school times.”

Minutes

What the committee decided

The committee deferred the application so the applicant could submit a revised application addressing the matters raised by members.

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

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

Minutes