Secure agricultural store at Bird Grove Farm, Sandon Road, Hilderstone

What was proposed

The application sought to replace an agricultural building with a larger secure store for implements, finished with metal cladding and rooflights.

“The site consists of an existing agricultural building on Bird Grove Farm, Cresswell Road, near Hilderstone, which is to be demolished and a new building erected as set out below The existing building is 6.3 metres to the roof ridge, and has an approximate floor area of approximately 199m 2 (10.9m x 18.3m). The building bounds a recently approved (SMD/2023/0559) dog walking field, agricultural land and farm yard.”

“The application seeks permission to the replace an existing agricultural building with a larger building, 6.3 metres to the roof ridge, and a floor area of approximately 315m 2 (28.9m x 10.9m), which equates to an approximate 58.3% increase in size. the building will be finished in grey metal cladding on the roof and green metal cladding and concrete panels on the sides. The roof will also have translucent rooflights.”

Officer report

The site and its history

The rural site is north of Hilderstone in open countryside, and the proposal repeated an earlier application that had been refused.

“This application is a resubmission of a previously refused application, ref: SMD/2025/0310. This resubmission is identical to the previously refused proposal.”

Officer report

Design and other effects

The building was considered too large for the holding, although officers found no unacceptable effects on amenity, highways or biodiversity.

“Staffordshire Moorlands District Council’s Design Guide SPD outlines the Council’s expectations in respect of design and the proposed development largely complies with the guidance in that SPG, as the proposed has a flat roof and planning is proposed on the most prominent elevation which is currently unobscured, and contrasting textured materials are proposed for the sides and roof. However, the main issue in design terms is the scale of the development.”

“Paragraph 135 f) of the NPPF seeks to secure a high standard of amenity for all existing and future occupants. Local Plan Policy DC1 requires development to achieve a satisfactory relationship to adjacent development and to not cause unacceptable effects by reason of visual intrusion, overlooking, shadowing, overbearing effect, noise, light pollution or other adverse impacts on local character and amenity.”

Officer report

Who spoke

A councillor supported the application and the ward councillor spoke, with a prepared statement read by the council’s legal representative.

Members’ discussion

Members discussed the site improvement and rural crime but remained concerned whether the proposal was agricultural or commercial.

“Members discussed the improvement to the site the proposal offered and the effects of rural crime. However, they expressed concern whether this was for agricultural or commercial use.”

Minutes

The vote and decision

The committee refused the application for the report’s reasons and policies after a proposal to approve it was defeated.

“That the application be REFUSED for the reasons and based on the policies contained within the report;”

“That 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 be delegated authority to do so in consultation with the Chair of the Committee, provided thar the changes do not exceed the substantive nature of the Committee’s decision.”

Minutes