Rural enterprise dwelling at Land at Higher Lanes Iscoyd, Whitchurch

What was proposed

Outline permission was sought for a rural enterprise dwelling, with access considered now and appearance, landscaping, layout and scale reserved.

“Description of Development (AMLINELLIAD) CODI ANNEDD MENTERGARWCH GWLEDIG A GWAITH CYSYLLTIEDIG (RHAI MATERION WEDI'U CADW YN ÔL) / (OUTLINE) ERECTION OF RURAL ENTERPRISE DWELLING AND ASSOCIATED WORKS (SOME MATTERS RESERVED)”

“Proposal Outline planning permission is sought for the erection of a rural enterprise dwelling. Approval for access is sought at this stage, with all other detailed matters (appearance, landscaping, layout, and scale) reserved for future approval.”

Officer report

The site

The 0.1-hectare site forms part of a farming complex, is surrounded by hedgerows and trees, and lies in open farmland.

“Site Description The site is a 0.1ha parcel of land of situated in a rural area. It forms part of a farming complex at Higher Lanes, Iscoyd Whitchurch. Two existing large agricultural buildings belonging to the farming business lie to the south of the site. A hedgerow and trees bound the parcel of land on all sides.”

Officer report

Earlier site history

The site has a planning history involving agricultural buildings, a barn extension, a roof over a manure store and a manure store.

“Site History P/2025/0278 - Erection of Manure Store. Granted 4th July 2025 P/2023/0758 - Erection of roof over existing manure store - Granted 10th July 2024 P/2021/0579 - Prior notification for erection of agricultural building. Approval not required. 7th July 2021 P/2021/0417 - Prior notification for erection of agricultural building. Approval not required. 1st June 2021 P/2017/0484 - Prior Notification for extension to barn.”

Officer report

Why officers supported it

Officers found a full-time on-site worker was needed, the business was profitable, alternatives were unsuitable, and the proposal raised no significant planning concerns.

“Report of the Chief Officer Economy and Planning The supporting information indicates that CCTV and calving sensors can assist the management of the enterprise, but that these are not foolproof. Furthermore, the applicant’s current living arrangements mean he is a minimum of 15 minutes away, whereas living on site would be mean someone was 30 seconds away. This is considered essential for the sustainability of the business.”

“The nature, scale, and intensity of the agricultural enterprise requires a full-time worker to be readily available at most times to safeguard animal welfare, respond to emergencies, and protect the operational viability of the holding in connection with the breeding and calving of livestock, and keeping of high-value pedigree animals.”

Officer report

What consultees said

The community council objected, while highways, trees, public protection and natural resources consultees raised no objections subject to conditions or safeguards.

“Natural Resources Wales: Phosphates: No objection provided that the Council is satisfied that the proposed private sewage treatment system follows NRW advice in relation to such provision.”

“Highway Officer: No objections subject to conditions.”

Officer report

Public responses

One neighbour was notified and no public responses were received.

“Publicity Undertaken: Notification Letters: 1 neighbour notified.”

Officer report

Who spoke

The officer presented the application and explained the restrictions on countryside housing and the case for a rural enterprise dwelling.

Members’ discussion

The matters highlighted included the livestock management need, the applicant’s distance from the site, business finances, alternative accommodation and the dwelling’s setting.

“The Officer presented the report and in doing so explained that the site was located in open countryside where new residential development was normally restricted, except in cases such as farm worker or rural enterprise dwellings. The following points were highlighted:”

“The Rural Enterprise Dwelling Appraisal demonstrated a clear functional need for a full-time worker to live on site to manage livestock, with the applicants’ current home five miles away preventing adequate response to emergencies. • Six years of financial evidence showed the business was profitable with a reasonable prospect of remaining so.”

Minutes

The committee vote

The committee resolved to grant permission in accordance with the officer recommendation.

“RESOLVED – That permission be granted in accordance with the Officer recommendation.”

Minutes