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| Agriculture |
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| 16.1 |
The District has a mixed agricultural
economy with intensive production units, market gardening and pastoral
farming predominating. A historic pattern of fields and field boundaries
are still maintained which together with numerous traditional farm
buildings make an important contribution to the overall character
and appearance of the landscape. Changes in farming practice have
witnessed the loss of many agricultural buildings as their original
function has disappeared. As these buildings become surplus to agricultural
requirements alternative uses are commonly proposed. Achieving the
retention of the better examples needs to be offset against the constant
theme of Green Belt and environmental protection. |
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| Protection Of High Quality
Agricultural Land |
| C20 |
Normally the best and most versatile
agricultural land (grades 1, 2 and 3a) will be protected from
development which would lead to an irreversible loss of land,
or of land quality, for agricultural purposes. Where some loss
of the best and most versatile land is unavoidable in order
to meet established development needs the proposals should ensure
that the loss of such land is minimised. |
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| 16.2 |
The District Council will follow the guidance
in PPG7 "The Countryside - Environmental Quality and Economic and
Social Development" concerning the protection of high quality agricultural
land and in particular paragraph 2.18. Proposals for development likely
to lead to a loss of the highest quality agricultural land will be
resisted. In certain instances, however, some loss of high quality
agricultural land may be necessary given the merits of a particular
case where, for instance, no other site is suitable. |
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| New Agricultural Dwellings |
| C21 |
Applicants proposing a new dwelling
for the use of a person employed in agricultural activities
(agricultural dwelling) will need to demonstrate to the District
Council that a genuine need exists. Information in support of
a proposal will be necessary. This will need to indicate the
extent of assistance needed and the reasons why it is needed
(whether for animal husbandry, safety, agricultural emergencies
or other reasons). In some instances financial information may
also be required. In cases where an agricultural worker's dwelling
is permitted an appropriate occupancy condition will be imposed. |
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| C22 |
The District Council will require
that new agricultural dwellings are well related to the rural
environment. The siting of such dwellings will normally be expected
within a nearby settlement or the farm complex as opposed to
the open countryside. Dwellings for essential agricultural workers
must be in scale and character with the site and surroundings
and must be of a size and cost appropriate to the extent and
nature of the holding and the general needs of the local agricultural
sector. |
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| 16.3 |
The District Council will require information
on the long term agricultural need for any proposed dwelling in a
location where permission would not normally be forthcoming. Where
sensitive locations are involved the blending of new buildings into
the countryside is of paramount importance. Applicants will be expected
to pay very careful attention to the appearance of the building in
the landscape. Applicants are referred to Annex I of PPG7 "The Countryside
- Environmental Quality and Economic and Social Development" and to
the District Council's Policy Guidance Notes 5 and 6 relating to agricultural
buildings and dwellings in Green Belt areas which provide information
on factors to be considered. |
| 16.4 |
The siting of a dwelling within a nearby
settlement will be encouraged and only failing this will the District
Council accept a location on the farm holding. In the latter instance
alternative buildings should be used within an existing farm complex
e.g. farm buildings, in preference to the construction of a new building
and any new development must be sited next to the existing group of
buildings associated with the agricultural activity. |
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| Additional Dwelling Units
On Farms |
| C23 |
Where planning permission is granted
for the construction of an additional dwelling unit on an agricultural
holding, the District Council will consider imposing an occupancy
condition on existing dwellings on the unit which are under
the control of the applicant, do not have occupancy conditions
and need at the time of the application to be used in connection
with the farm. In appropriate circumstances, an agreement under
Section 106 of the Town and Country Planning Act 1990 may be
sought to tie a farmhouse to adjacent farm buildings or to the
agricultural land of the unit. |
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| 16.5 |
The District Council is entrusted with
safeguarding the rural environment, particularly in view of its Green
Belt designation. Where dwellings are required in support of agricultural
activities the District Council will expect to see full justification
of need and will consider imposing occupancy conditions on existing
dwellings, as well as the new dwelling. A legal agreement may be sought
to maintain the existing range of dwellings for agriculture to prevent
them being sold separately without a further planning application. |
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| Removal Of Occupancy Conditions |
| C24 |
The District Council will not
remove an agricultural occupancy condition unless it is satisfied
that the property is no longer required for the holding and
for the agricultural needs of the area. |
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| 16.6 |
There is constant demand for further dwellings
on agricultural holdings in Bromsgrove District. To ensure the continued
availability of dwellings to satisfy agricultural needs occupancy
conditions may be applied. Where such conditions are imposed the Council
will only consider their removal where the owner can prove to the
satisfaction of the District Council that circumstances have materially
changed and that the property is no longer needed for the purposes
of the agricultural holding itself or to fulfil a need of the agricultural
community in or immediately adjacent to Bromsgrove District. Further
information concerning the removal of occupancy conditions is contained
in the Council's Policy Guidance Note 6. |
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| Agricultural Workers Temporary
Accommodation |
| C25 |
Where the need for an agricultural
workers' dwelling is proven to the satisfaction of the Local
Planning Authority the temporary siting of a caravan or mobile
home may be considered. |
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| C26 |
The siting of any proposed temporary
accommodation must not lead to the creation of an obtrusive
feature in the landscape. |
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| 16.7 |
Satisfactory evidence of the need for
an agricultural dwelling will be a prerequisite prior to an approval
being granted for temporary accommodation. The latter will be granted
only for a temporary period. If deemed necessary appropriate landscaping
of the site may be required. Wherever possible the District Council
will encourage the siting of any temporary accommodation close to
existing buildings. |
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| Re-Use Of Existing Rural Buildings |
| C27 |
The re-use or adaptation of existing
rural buildings for alternative uses in the Green Belt will
be considered against the criteria below. |
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a) |
any re-use of an existing rural
building must not have a materially greater impact than the
present use on the openness of the Green Belt and the purposes
of including land in it; |
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b) |
extensions to any re-used rural
building and associated land surrounding the building will be
strictly controlled, where this would conflict with the openness
of the Green Belt and the purposes of including land in it; |
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c) |
the buildings are of permanent
and substantial construction and are capable of conversion without
major works or complete reconstruction; the Council will require
a structural survey to demonstrate this; |
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d) |
the form, bulk and general design
of the conversion scheme is in keeping with its surroundings
and respects local building styles and materials; |
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e) |
traffic generated by the development
can be accommodated and parking facilities should exist or could
be provided, without detriment to highway safety or the visual
amenities of the Green Belt; or the character of the local rural
environment. |
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f) |
the provision of necessary services
does not adversely affect the environmental character or visual
amenities of the Green Belt; |
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g) |
the conversion does not lead to
a number of dispersed land uses that would be detrimental to
the function and role of nearby settlements. |
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The Council will consider withdrawing
permitted development rights in the interest of safeguarding
the openness of the Green Belt. |
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| Removal Of Permitted Development
Rights |
| C27A |
Where a previous agricultural
building is given permission for re-use, the District Council
will consider withdrawing permitted development rights for any
farm buildings erected in the same group of buildings, in the
interests of safeguarding the openness of the Green Belt. |
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| Residential And Commercial
Re-Use Of A Rural Building |
| C27B |
Where residential conversion is
part of a scheme for the commercial or other re-use of a rural
building, the District Council will impose a planning condition
requiring works necessary for the establishment of the scheme
to have been completed before the dwelling is occupied. A planning
condition may be imposed or a planning obligation may be sought
to tie the dwelling to the rest of the building re-use. |
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| 16.8 |
The District Council will encourage the
reuse of rural buildings where this is practical and appropriate.
Proposals must be in accordance with government planning policy guidance
in PPG2 "Green Belts" and PPG7 "The Countryside - Environmental Quality
and Economic and Social Development". Schemes that propose the conversion
of rural buildings for business or community use will be acceptable
provided that they meet the criteria of the policy. They can make
a positive contribution to local employment. Residential uses may
however, have a part to play in meeting identified need for new market
or affordable housing within existing settlements. The District Council
will require a detailed structural survey in order to demonstrate
stability and soundness of a rural building. Supplementary planning
guidance on suitable schemes and detailed design guidance is published
in the District Council's Guidance Note 4 entitled "The Conversion
of Rural Buildings". |
| 16.9 |
The District Council will examine particularly
carefully applications for re-use within four years of the substantial
completion of agricultural buildings erected under the General Development
Order, in order to ascertain whether a breach of planning control
has taken place. Proliferation of farm buildings constructed under
permitted development rights could have a detrimental effect on the
openness of the Green Belt. The District Council may consider it reasonable
to attach a condition withdrawing these rights for new farm buildings
in respect of the particular agricultural holding or unit where re-use
of a building is granted permission. If re-use is associated with
residential development, particularly in open countryside, a condition
may be imposed to tie occupation of the dwelling to the other uses
in the scheme in order to prevent it being sold separately without
further application to the District Council. |
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| Extensions To Converted Rural
Buildings |
| C27C |
Proposals for extensions to converted
rural buildings will be assessed against the impact of the scheme
on the character of the building as it existed immediately prior
to conversion rather than the use to which it has been converted. |
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| 16.10 |
For the purposes of this policy the key
element is the form and style of the original building rather than
the primary use to which it has since been converted. |
| 16.11 |
The conversion of rural buildings, such
as agricultural barns to alternative uses, can ensure their continued
usefulness. Where buildings of a traditional form and distinctive
character have been converted proposals involving additional building,
particularly extensions, will not be permitted where the proposed
works would detract from the plain, simple and utilitarian appearance
of the original building. Applicants are referred to criteria b) of
Policy C27, which relates to extensions to re-used rural buildings
within the Green Belt. |
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| Conversion Of Listed Buildings |
| C29 |
Where the proposed use involves
the conversion of Grade I, II* or II Listed Buildings the District
Council will not normally allow conversions which have a detrimental
impact on either the internal or external character of the building. |
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| 16.12 |
Conversions of redundant rural buildings,
particularly barns, to other uses are a common and seemingly attractive
proposition. However, concern has arisen over the sheer volume of
conversions which take place for housing use, the incompatibility
of the traditional internal space of such buildings with a residential
function and the external effect of domesticity achieved by the introduction
of gardens, garages, flues, chimneys etc. The District Council recognises
these problems and considers farm buildings which merit listing may
not be appropriate for residential conversion schemes unless very
careful attention is paid to both the internal and external details
of conversion. Advice on treatment will be available to those requiring
it. Alternative uses for storage, local workshops and community uses
which can more faithfully retain the original character of the building
are likely to be preferred. |
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| Twelve Month Limit For Re-Use
Of Building |
| C30 |
Where permission for the conversion
of a barn or farm buildings for non-agricultural purposes is
forthcoming, it may be subject to condition restricting the
period within which development must be commenced to as little
as 12 months, where this is justified by the condition of the
building. It may also incorporate a condition removing permitted
development rights. |
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| 16.13 |
When permitting conversion of agricultural
buildings to other uses the District Council wishes to ensure that
adequate control can be exercised over further minor alterations,
extensions and outbuildings which might otherwise undermine the character
and integrity of the original building. Rural buildings may deteriorate
rapidly, so permission for conversion may be subject to a condition
restricting the period within which development must commence to as
little as 12 months. |
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| New Agricultural Buildings |
| C30A |
Proposals for new agricultural
buildings will be considered favourably where they comply with
the following criteria: |
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a) |
the proposal is in accordance with
the provisions of Policies C4 and C5; |
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b) |
the scale and design of the building
is appropriate to its intended use; |
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c) |
the proposal forms part of a group
of buildings wherever practicable; |
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d) |
appropriate materials and dark
matt colours are employed wherever practicable. |
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| 16.14 |
The General Development Order was amended
in 1991, introducing restrictions on permitted development rights,
together with a determination system which requires prior notification
of significant proposals to be submitted to the District Council.
The District Council may, on receipt of such proposals, give notice
that formal approval of details is required. |
| 16.15 |
This policy is intended to cover proposals
for agricultural buildings which either require a specific planning
permission or are permitted by the Town and Country Planning (General
Permitted Development) Order 1995 but require prior notification to
the Local Planning Authority. |
| 16.16 |
The attractive appearance of the countryside
can be harmed by visually intrusive standard agricultural building
designs. The District Council supports functional and well-designed
agricultural buildings, suited for modern needs, that harmonise with
the surrounding countryside and settlements. Supplementary planning
guidance on suitable schemes and detailed design guidance is published
in the District Council's Policy Guidance Note 5 entitled "Agricultural
Buildings Design". |
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