AGRICULTURE

Introduction

7.67 Agriculture is an important sector in the local economy and is particularly so in relation to the rural areas. Agriculture is also the predominant user of land in the District's countryside.

7.68 In order to assess at a broad level, the value of land to agriculture, the Department of Environment, Food and Rural Affairs (DEFRA) uses a system of classification which divides the land into grades according to the degree to which its physical characteristics impose long term limitations on agricultural use. These range from Grade 1, which is the best and most versatile agricultural land, down to Grade 5. Grade 3 is subdivided into Grades 3A and 3B.

7.69 The need to retain agricultural land wherever possible has been afforded lower priority in recent years. There is, however, still considerable importance attached to retaining the best and most versatile land (Grades 1, 2 and 3A). This group represents the land best suited to adapting to the future requirements of agriculture in the UK and should be safeguarded as part of the national land resource from loss through development.

7.70 The former Ministry of Agriculture Fisheries and Food published in 1982 a 1:25,000 land classification map for part of the District. Elsewhere only the provisional 1 inch to 1 mile classification map is available, but this does not distinguish between Grades 3A and 3B.

Agricultural Land Quality in Wyre Forest District

7.71 Within the District land quality is generally very high in the area running from east and south-east of Kidderminster eastwards to the District boundary. Other significant blocks of high quality land are found to the north of Kidderminster and around Rock.

7.72 A recent revision to PPG7 states that the development of greenfield land, (including the best and most versatile agricultural land) should not be permitted, unless opportunities have been assessed for accommodating development on previously developed land, and land in urban areas. Where development on agricultural land is unavoidable, the use of poorer quality land is preferred unless sustainability considerations suggest otherwise.

Agricultural Land Quality

Policy AG.1 Development of the best and most versatile agricultural land (Grades 1, 2 and 3A) will not be permitted unless it is clearly demonstrated that opportunities do not exist for accommodating the development elsewhere, as follows: i) on previously developed land; ii) on land within the boundaries of existing settlements;or iii) on poorer quality agricultural land. Development on agricultural land should not prejudice the viability of farming operations on any remaining agricultural land.

 

Agricultural and Forestry Workers' Dwellings

7.73 As part of the nature of the agricultural and forestry industry, there can be occasions where the need for residential accommodation to house a worker, on the unit or nearby, to deal with 'out of hours' emergencies, can arise. Due to the location of most agricultural units being situated in open countryside, planning policies have long recognised that in some cases the functional requirements of farming or forestry work may mean that one or more workers need to live at, or very close to their place of work. Whether or not this is considered to be essential will depend on the needs of the particular farm or forestry enterprise, and not on the personal circumstances of the individual concerned.

7.74 When considering applications for agricultural and forestry workers' dwellings, the District Council will have regard to the advice set out in Annex I of PPG7: The Countryside - Environmental Quality and Economic and Social Development.

Agricultural and Forestry Workers' Dwellings

Policy AG.2 Applications for the erection of dwellings in connection with agriculture or forestry will only be permitted where it can be clearly demonstrated that: i) there is a clearly established existing functional need for a dwelling, which cannot be met through existing accommodation in the locality; ii) the enterprise is proven to be economically viable; iii) the need relates to a full-time worker, or one person solely or mainly employed locally in agriculture or forestry; iv) the proposed dwelling is of a size commensurate with the functional requirement and financial capabilities of the enterprise. Where permission is given for such development the District Council will impose and enforce a condition restricting occupation of the dwelling to a person solely or mainly employed, or last employed in the locality in agriculture or forestry, or a widow or widower of such a person, and any resident dependants. The District Council will also consider the removal of permitted development rights, and may impose a condition or require an obligation under Section 106 of the Town and Country Planning Act, to ensure that the dwelling cannot be sold separately to the agricultural or forestry unit without the express consent of the authority. Existing dwellings on the unit which are not subject to occupancy conditions, but which are under the control of the applicant and are needed in connection with the operation of the unit may have similar conditions imposed, or require obligations to be entered into if additional dwellings are approved. Wherever possible, such dwellings should be sited within, and designed in relation to the main farm building complex, or a nearby group of dwellings.

 

7.75 In the case of temporary dwellings to support a new activity, the advice contained in PPG7 (Annex I, paras.I14 & I15) will be a material consideration.

7.76 In considering applications, regard will be had to existing accommodation on the farm unit. Where approval is given for an additional dwelling and an existing dwelling is shown to be necessary for the proper operation of the unit, then the applicant will be expected to agree to the retention of this existing accommodation for use with the farm unit. If part of the justification for a new dwelling is the erection of new livestock or other buildings, the applicant will, in appropriate circumstances, be expected to agree to the tying of the two proposals by way of a planning obligation.

7.77 Changes in the scale and character of agriculture and forestry may affect the longer term requirement for dwellings subject to occupancy conditions. Applications for the removal of occupancy conditions will be considered on the basis of a realistic assessment of existing need.

7.78 Convincing evidence of the absence of such need will have to be provided with any application for the removal of an occupancy condition. This should include evidence to demonstrate that the dwelling has been actively marketed by an estate agent for a reasonable period, at a price which reflects the existence of the occupancy condition, and that no interest has been expressed from within a reasonable travelling distance.

7.79 The District Council considers that in this instance, twelve months would represent a reasonable period. The locality, as referred to in Policy AG.3, is taken to mean within the District, or its adjoining Parishes.

Agricultural and Forestry Workers' Dwellings - Removal of Conditions

Policy AG.3 The removal of an occupancy condition will only be permitted where it has been proven through the marketing of the property, that there is no long term need for a dwelling on the unit or in the locality, for a person solely or mainly employed in agriculture or forestry, or a widow or widower of such a person, and any resident dependents.

 

New Agricultural Buildings

7.80 As with any developing enterprise the requirements for building on a farm are likely to change over time with new working methods, modern machinery and technological innovations. Agriculture has enjoyed a privileged position in the planning system, which meant that most farm units have had considerable freedom from the need to obtain planning consent for substantial developments.

7.81 In January 1992 restrictions on permitted development rights were introduced, together with a determination system which requires prior notification of proposals to be submitted to the Local Planning Authority. The Local Planning Authority may, on receipt of such proposals, give notice that formal approval of the details is required.

7.82 The objective of introducing these tighter controls is to ensure that significant agricultural developments, which are often located in sensitive open countryside areas, do not damage the landscape, archaeological sites or areas of nature conservation interest.

7.83 The District Council supports these controls and believes that through the careful siting and design of buildings the legitimate needs of agricultural development can be accommodated within the District. In accordance with guidance in PPG7 (para.2.11), account will be taken of feasibility and cost constraints when appraising proposals for new agricultural buildings; together with the importance that such buildings should have regard to their context, including local building traditions and materials, visual impact, and the degree to which their design maintains or enhances local distinctiveness. Particular attention is drawn to the need for development to accord with Policies AG.4, D.3, D.5, D.11, LA.1 and TR.9 of the Local Plan.

New Agricultural Buildings

Policy AG.4 Proposals for the erection of new agricultural buildings will be permitted where the need for the building(s) is proven. The building(s) should: i) be sited adjacent to existing farm buildings rather than in isolated positions; ii) be designed and sited so as to minimise any detrimental effects on the amenities of nearby dwellings, particularly where the proposed use may give rise to noise, dust, fumes, vibration, smell or other pollution; iii) complement the materials and style of adjacent buildings; iv) in the case of cladding, exhibit attention to detailing and appropriate dark colours in order to help assimilate the building into the local environment; v) avoid the use of reflective materials.

 

Intensive Livestock Units

7.84 Very careful consideration will be given to proposals for intensive livestock units, such as chicken rearing units. The scale of the units which are often more akin to industrial buildings makes their location and assimilation into the landscape of the open countryside a difficult task. Problems also can arise in the form of adverse impacts on neighbouring residential and other buildings occupied by people, by reason of odours and noise. Proposals must achieve adequate separation distances. An environmental assessment, including details of the proposed methods and effects of effluent disposal, may be required. Particular attention is drawn to the need for development to accord with Policies AG.4, D.3, D.5, D.11, LA1 and TR.9 of the Local Plan. Intensive livestock units may be subject to Integrated Pollution Prevention and Control Regulations.

Intensive Livestock Units

Policy AG.5 Proposals for such new or extended intensive livestock units, which are subject to planning control must be located at a sufficient distance from buildings unrelated to the use to ensure that such buildings are not unduly affected by noxious or offensive smells. Proposals must also include satisfactory arrangements for the disposal of waste and effluent.

 

 

Farm Shops

7.86 Traditionally many farms have sold produce grown on the farm to the general public, sometimes from part of the farm buildings and in more recent years from 'farm shops'. With the pressures for agricultural diversification increasing many more farmers are looking towards such developments as a means of generating income, particularly in an area with a large urban market in the form of the West Midlands Conurbation and the District's main towns close by.

7.87 As a general guiding principle the District Council would wish to see any farm shop developments located within the existing farm building complex in order to minimise impact on the open countryside and to utilise existing highway accesses where suitable.

7.88 The range of goods sold at farm shops should be limited to agricultural produce originating predominantly from the farming unit.and its immediate environment, and to non-local agricultural produce needed to overcome the problems of seasonality; provided that non-local agricultural produce does not predominate. The sale of non-local agricultural produce (i.e. produce originating from beyond the farm unit and its immediate environment) should therefore be subsidiary to the sale of local agricultural produce. The sale of wider ranges of goods represents general retailing, which is regarded as inappropriate to farm shops.

Farm Shops

Policy AG.7 Where planning permission is required, farm shops will be permitted provided they are primarily for the sale of produce which is grown in the locality. Appropriate conditions may be imposed on any permission to limit the range of goods to be sold. Proposals must comply with all other relevant policies in the Plan, including Policy AG.8, and Policy GB.1 in the case of sites within the Green Belt. Proposals should, wherever possible, utilise existing buildings within the farm complex.

 

Farm Diversification

7.89 Farm diversification is an increasingly important aspect of the rural economy. It is now acknowledged that diversification into non-agricultural activities is vital to the continuing viability of many farm businesses. The District Council recognises this, and is prepared to be supportive of well-conceived farm diversification projects, provided that they are of a scale well related to their location. Activities such as food processing or packing are related to agriculture, but may in effect be commercial operations. Engineering workshops or services may also be related to the needs of agriculture, but offer a range of industrial services. Sport and leisure activities, employment uses and tourist facilities are also common types of diversification.

7.90 Development associated with farm diversification should reuse existing buildings wherever possible. New buildings should be of a small individual and cumulative scale, of a design appropriate to their rural surroundings, and satisfy sustainable development objectives.

Farm Diversification

Policy AG.8 Proposals for activities or facilities for farm diversification should: i) not have a detrimental impact on the environment; ii) reuse existing buildings wherever possible; or involve the construction of new buildings of a small individual and cumulative scale, of a design appropriate to their rural surroundings, and satisfy sustainable development objectives; and iii) not conflict with other policies in the Plan.