Temporary agricultural mobile home at Land At Woodacott Cross

What was proposed

The application sought a three-year temporary agricultural workers’ mobile home in the southeast corner of the land beside the existing access gate.

“Proposed development The application seeks planning permission for a temporary agricultural workers’ mobile home. The mobile home will be located in the southeast corner of the plot adjacent to the existing access gate.”

“The application submitted is for a temporary rural workers' mobile home for a three-year period. The application was accompanied by an agricultural appraisal prepared by Bateman Hosegood which makes reference to a business plan which ‘shows a clear aim to progress to running a sustainable and profitable business at the farm’. No financial information or business plan was submitted in support of the application.”

Officer report

The site and business

The 1.21-hectare countryside site contained grazing paddocks, agricultural buildings, a caravan, a polytunnel, raised beds and livestock enterprises.

“Site description The application site is a parcel of land of 1.21 hectares located approximately 3 miles northwest of the town of Holsworthy, which is defined as a ‘Main Centre’ in the adopted North Devon and Torridge Local Plan (Local Plan). Woodacott is the nearest hamlet and is located to the south of the site.”

“The application site comprises grazing paddocks, an agricultural storage building, a partially constructed goat shed and parlour, and a field shelter. The site also contains a towing caravan, a small polytunnel and raised beds and at the time of the site visit, an area was fenced off to…”

Officer report

Earlier applications

Three previous applications for open-market dwellings were refused, while applications for agricultural barns and a goat shed were permitted.

“Three previous applications for open market dwellings on the site have been refused - application numbers 1/0288/1980, 1/1071/2020/FUL and 1/0057/2023/FUL refer.”

Officer report

Why officers recommended refusal

Officers found insufficient evidence of an essential functional need, sound financial planning, or a suitable justification for accommodation in the countryside.

“Paragraph 3.15 of the SPD states the following in respect to the Financial Test: If a functional need has been established for a permanent dwelling then it will be necessary to confirm that the operation which has generated the need for a resident worker is economically viable and there is a realistic prospect of it remaining so.”

“Paragraph 3.22 of the SPD relates to temporary rural dwellings and states: It will be necessary to demonstrate that a new enterprise is planned on a sound financial basis. It is for the applicant to demonstrate sound financial planning to the local planning authority. An application for a temporary dwelling should normally be accompanied by a detailed business plan, which includes budgets and projections.”

Officer report

Consultees and residents

The parish council sought evidence of essential need and viability, while environmental and water consultees accepted the proposed drainage arrangements.

“Environmental Protection Officer: First response received 4 Jun 2025 The proposed dwelling is to be served by a new septic tank discharging to a drainage field. However, no percolation test results have been provided to assess whether the ground has suitable permeability. The applicant will need to conduct percolation testing in accordance with BS6297 and submit the test results, as well as the calculated drainage field area and location, for review.”

Officer report

Support and objections

There were 15 letters of support and five objections, concerning business benefits, animal welfare, drainage, capacity, highway access and the nature of the holding.

“Number of neighbours consulted: Number of letters of support: Number of representations received: Number of neutral representations: Number of objection letters: 5”

“Representations objecting to the application are summarised below: • Concerns regarding drainage • Business already at capacity with no room for expansion • Inappropriate highways access • The site is a smallholding rather than a farm • Poor drainage…”

Officer report

Who spoke

A parish representative and a member of the public spoke against the application, while the applicant and the ward member spoke in support.

Members debated the proposal

Members supported local business growth, reduced travel, lower carbon emissions and animal welfare, and discussed conditions removing the existing caravan and the mobile home.

“Councillor Bushby stated that the Committee should support local business and the application for a temporary mobile home on site gives an opportunity for the business to become sustainable.”

“Councillor Hames detailed that as the applicants would be based on-site, it would reduce the need for travel, thereby lower their carbon footprint and improve animal welfare.”

Minutes

The vote

Councillors voted seven to one, with no abstentions, on a proposal to approve the application.

“It was proposed by Councillor Hackett, seconded by Councillor Bushby that the application is approved.”

“(Vote: For - 7, Against - 1, Abstentions - 0)”

Minutes

The committee’s decision

The application was granted, subject to all conditions being finalised by officers in consultation with the chair and vice-chair.

“That the application is granted subject to all conditions being finalised by Officer’s in consultation with the Chair and Vice-Chair.”

Minutes

Conditions discussed

The committee was told that conditions would address caravan removal, drainage and agricultural-worker occupancy, with removal of the mobile home after three years if the business failed.

“Councillor O’Rourke expressed support for all previously stated comments and requested that a condition be included to ensure the mobile home is removed after the three-year period if the business does not prove successful.”

“She further clarified that if the proposal is approved, a condition should be included requiring the removal of the caravan after the three-year period, with the applicants being able to submit an application for a permanent dwelling if they wish. She added that additional conditions would also be necessary, including those relating to drainage and an occupancy restriction for agricultural workers.”

Minutes