planning in woodland?

[Ty Unnos]

Hi John

 

Sorry to hear it took 8 years to get your barn. Was it for agriculture or forestry?

 

Why did the planners refuse the permitted development? Did they claim it was not 'necessary'?

 

Of course you are right - the planners are not 'supposed' to say no to permitted development but they do still seem to try and find a way to refuse usually by claiming you do not meet the criteria.

[John Russell]

I really do wish that was the case. It has taken 8 years to get our 15mtr x 25mtr "permitted development" barn approved and then only on appeal at the second attempt. So planners do say no even when there not supposed to.

 

How much land do you have? Less than 10 acres and it's not considered to be capable of supporting an agricultural of forestry operation and it will be almost impossible to get planning for a building. It also helps if you provide employment in the local area.

 

It also depends on whether you have any neighbours that could object. The planners get interested if your proposed development is within sight of a road or neighbouring properties.

 

Best wishes,

 

John Russell

[RichardT]

I think you can avoid notification if the new track doesn't directly connect with a council road, ie only extends existing tracks. Clearly though it will be of pretty limited use if it doesn't connect to anything at all........

[Justme]

How much land do you have? Less than 10 acres and it's not considered to be capable of supporting an agricultural of forestry operation and it will be almost impossible to get planning for a building.

 

 

Whilst agriculture does have min holding sizes to qualify for full PD rights (you get smaller allowances on smaller holdings) Forestry does not. Forestry also does not have to be economically viable so hobby forestry does count for PD rights. Obviously it still has to be suitably sized for the operations.

[djbobbins]

Whilst agriculture does have min holding sizes to qualify for full PD rights (you get smaller allowances on smaller holdings) Forestry does not. Forestry also does not have to be economically viable so hobby forestry does count for PD rights. Obviously it still has to be suitably sized for the operations.

 

I'd be very interested in finding out if that is set out in written guidance or regulations somewhere...

[renewablejohn]

Hi John

 

Sorry to hear it took 8 years to get your barn. Was it for agriculture or forestry?

 

Why did the planners refuse the permitted development? Did they claim it was not 'necessary'?

 

Of course you are right - the planners are not 'supposed' to say no to permitted development but they do still seem to try and find a way to refuse usually by claiming you do not meet the criteria.

 

We are over the 5 hectares threshold so are classed as a "proper" farm (agriculture not forestry) the problem arose because the planners insisted that permitted development did not apply to our green belt site. They also wanted to site the barn next to the house but because it is grade 2 listed the listed building inspector said it could not be built within the curtilage of the listed building. So conflict within council departments. Finally I only have 2 neighbours but they were very effective at generating misinformation so much so that there was 14 objectors turned up to the council meeting.

 

Fortunately the inspector saw straight through the council and not only gave us permission but awarded use costs as well. Only reservation is agreement of materials as the green tin sides and roof building we proposed which is the same as all the others in the area is now not good enough. It has to be timber sides and cement fibre roof. Just the same as what was refused on the first appeal as being material "not being in keeping with an agricultural building".

[Justme]

I'd be very interested in finding out if that is set out in written guidance or regulations somewhere...

 

 

Off the top of my head its contained in the GPDO & also TAN6e rings a bell but that might be Wales only.

 

Oh yes I'm good

 

Development Related to Agriculture and Forestry

 

Permitted Development Rights for Agricultural Holdings

 

26. Permitted development rights are granted for a range of agricultural buildings

and operations. Rights to erect, extend or alter such buildings, and for excavations and

engineering operations, are available to agricultural units of at least 5 hectares under

Class A of GPDO. More limited rights, including extensions and alterations adding not

more than 10% to the content of the original building, are available to smaller units of

not less than 0.4 hectare under Class B of GPDO (for details see Annex A).

Reference

Welsh Office Circular

35/95, 'The Use of

Conditions in Planning

Permissions’

The Town and Country

Planning (General

Permitted Development)

Order 1995 (GPDO) SI No

1995/418, Schedule 2, Part

6.

A Farmers Guide to the

Planning System, DoE,

Welsh Office and MAFF,

1992

 

Permitted Development Rights for Forestry

 

27. Permitted development rights are granted to erect, extend or alter a forestry

building, to form, alter or maintain private ways, and for other operations (excluding

engineering and mining). Development is not permitted for dwellings, or development

exceeding 3 metres in height within 3 kilometres of an aerodrome, or within 25 metres

of a trunk or classified road.

 

But note the lack of holding sizes for forestry

[Justme]

Also of note is

 

Part 7 of Schedule 2 to the GPDO