# Planning, Design And Access Statement

For Agricultural Building, Silage Clamp, Slurry Tank and yard. 

 
at  
  
New Barn Farm,  
Aldwark, Matlock, Derbyshire, DE4 4HX 
 
On behalf of  
 
George Lomas 
 
Prepared by: 
Fisher German LLP 
The Estates Office Norman Court Ashby de la Zouch LE65 2UZ 
 
March 2018

## Contents


      Page 1.0        INTRODUCTION……………………………………………………….........................................1 2.0        BACKGROUND……………………………………………………………………………………..2 3.0        SITE AND SURROUNDING AREA…………………………………………………………………4 
4.0        PROPOSED DEVELOPMENT………………………………………………………………………6 
5.0        RELEVANT PLANNING POLICY ……………………………………………………..…………...9 6.0        ASSESSMENT………………………………………………………………………………………,13 7.0        CONCLUSION……………………………………………………………………………………..15 
 

## 1.0 Introduction

1.1 
This Planning, Design and Access Statement is submitted in support of an application for an 
agricultural building, silage clamp, slurry tank and yard at New Barn Farm, Aldwark, Matlock, Derbyshire.  The submission forms part of a wider proposal for farm development and should be assessed in the context of the parallel Prior Notification application for farm tracks between New Barn Farm and the adjacent Aston Hill Farm, which, together with repairs to existing buildings at the Aston Hill Farm, will enable the applicant, George Lomas, to grow his organic dairy business as a third generation farmer. 
 
1.2 
The statement provides a commentary of the existing farm and the proposals to expand the 
business; a description of the site and context of the surrounding area; details of the proposal alongside an overview and assessment of the planning policy context relevant to the proposed development. 
1.3 
The application is supported by the following documentation: 
- 
Application forms and application fee  
- 
Location Plan (Drawing Number: 118673-002.5) 
- 
Block Plans (Drawing Number: 118673-003) 
- 
Floor plans and elevations of agricultural building (Drawing Number: 118673-004.2) 
- 
Floor plans and elevations of silage clamp (Drawing Number: 118673-005) 
- 
Floor plans and elevations of slurry tank (Drawing Number: 118673-006) 
 
1.4 
The statement concludes that the proposal complies with the Development Plan and 
National Planning Policy as appropriate farming development allowing an existing rural business to expand in a sustainable manner.  It is therefore respectfully requested that the application is viewed favourably and approved without delay. 

## 2.0 Background

2.1 
The applicant, George Lomas, and his family have farmed Aston Hill Farm for over 30 years with 
George being the third generation entering the business 5 years ago and setting up home at the adjacent New Barn Farm.   Aston Hill Farm is operated under a Farm Business Tenancy and New Barn Farm is owned by the applicant.  The farming operation totals 302 acres and moved to an organic dairy when George and his wife, Katie Lomas, took on the farm in 2013. 
2.2 
The business has a 20-year growth plan and is currently in Year 4. The existing organic dairy farm supplies OMSCO, the Organic Milk Suppliers Cooperative, which gives a guaranteed high 
return, maximising profit per litre of milk.  There is growing demand for organic products and this 
gives certainty and stability to the farming business through OMSCO. 
2.3 
The farm currently has a milking herd of approximately 150 cows with 67 heifers and calves, giving around 217 head of cattle.  The business plan is to increase the milking herd to 250 and to do this additional cattle housing for the winter months and ancillary development is required at New Barn Farm, which forms the basis of this planning application. 
 
2.4 
In addition to the buildings, the operation of the farm in terms of grazing, movement of cattle and significant reduction of feedstock is proposed.  The new system will involve moving cattle between enclosed grazing areas on a rolling 24-hour programme.  This gives the grass time to recover and gain good growth, and drastically reduces the amount of supplementary feed required due to the improved grass provision.   
 
2.5 
Key to this system is the construction of a track crossing centrally through the grazing land and providing access for the cattle to the individual paddocks. The track, detailed in the parallel Prior Notification application, will ensure that the cattle follow a single route and do not erode or poach other paddocks.  The track will also enable the access through to the paddocks during spring and autumn months, when traditionally routes become heavily eroded and open grazing would have eradicated the fresh grass.  The use of the track and the segregated grazing paddocks enables the grass to recover and continue to be grown for a much longer 
season.  At present, open grazing of the farm enables cattle to be turned out between May and September; with the proposed paddock and track system, the open grazing can begin much earlier in March and follow through until mid December. 


2.6 
The environmental and economic benefits of the proposed system are substantial.  At present the cattle are fed on around 5kg of corn per day.  With the higher quality grass, which has time to recover in the proposed scheme, only 0.3kg of corn will be required to supplement the 
animals diet.  In addition, the period of time that the cattle are outside will extend by up to 20 weeks further reducing the cost of food supplements.  Equally, the time that the cattle are housed in the barns will reduce by the same period, bringing savings in bedding and labour. 
 
2.7 
The environmental benefits of the paddock grazing system stem from the controlled grazing and the ability of the grass to recover.  The use of the central track through the farms will also steer the cattle off the grass and minimise unnecessary land erosion.  The cultivation of the grass paddocks will not require ploughing as the existing grass cover will be supplemented by indigenous grasses through overseeding.  The removal of the need to plough the land will avoid damage to soil structure and erosion.  In more general terms, the need for bedding, corn supplements and intensive management when the cattle are no longer housed for an extended 20-week period will be reduced accordingly.  This reduction of resources is a positive environmental gain. 
 
2.8 
The final element of the proposed development which will facilitate growth of the herd and expansion of the business is the repair and refurbishment of existing barns at Aston Hill Farm. These buildings would be converted to calving units and for rearing young stock.  The track provides an important formal route between Aston Hill Farm and New Barn Farm where the main farm buildings are located, and where George lives with his family.  The track will facilitate the movement of cattle between the farm buildings, avoiding transport of cattle, 
equipment and food/bedding on the public highway, which reduces conflict of slow moving farm traffic and general vehicles. 
 

## 3.0 Site And Surrounding Area

3.1 
New Barn Farm and Aston Hill Farm are within the Peak District National Park and sit adjacent 
to one another lying I mile to the east of Pikehall and 6 miles south of Bakewell.  The farms are to the south of the A5012.  Aston Hill is the western farm and New Barn is situated to the east. The image below illustrated the general location of the farms. 

3.2 
New Barn Farm is now the centre of the applicant's organic dairy business with cattle sheds, a yard and parlour all recently constructed.  The historic courtyard buildings are in need of 
repair and no longer fit for modern farming purposes, they are separated from the new farm buildings by a small tree copse. 

3.3 
Planning permission has been granted for a new farmhouse and this is due to commence construction this year, however at present the Lomas family are residing in a caravan on site. The land around the farm is used predominantly for grazing with stone walls dividing the land. Access to New Barn Farm is via an unclassified road spurring south off the A5012.   
 
3.4 
There are no known heritage, ecological or flood designations on the site of the proposed farm development.   

## 4.0 Proposed Development

4.1 
The proposed development is for a new agricultural building, silage clamp, slurry tank and 
hardstanding area to be used as a farm yard.  The Figure 4 below illustrates the proposal. 

## Use

4.2 
The development proposed at New Barn Farm is for agricultural purposes to enable the expansion of the organic dairy farm. The buildings and structures are typical of modern farms being of a scale and mass similar to those already on site.  The agricultural building would be used to house additional cattle with the silage clamp and slurry store providing additional 
ancillary capacity to facilitate the animals.  The second yard would provide an additional 
handling area.   

## Layout

4.3 
The proposed development is laid out to link to the existing farm yard and buildings.  The cattle shed will open onto the existing yard on its eastern elevation.  The silage clamp will also open on to the existing yard with access into the clamp from the north.  The new yard will link directly through to the existing yard. 

## Amount, Scale And Appearance

4.4 
The cattle shed would be 30m x 46m in size with a height of 8m to the ridge and 5.9m to the eaves.  It would be constructed of concrete block panels on the lower section with Yorkshire 
boarding above.  The roof would be profiled metal sheeting.  Openings are proposed on the eastern elevation with gated entrances to allow the cattle to move through to the yard. Drawing No. 118673-004.2 shows the proposed agricultural building with an extract below in Figure 5. 
4.5 
The silage clamp would be a simple square enclosure, open on the northern side.  The walls would be concrete block panels and it is proposed that the clamp would be separated into three bays, although the dividing panels would be movable.  The clamp would cover a concrete hardstanding area of 30m x 30m with the walls 3m high. 
4.6 
The slurry store is an essential facility for the farm to ensure compliance with both agricultural and Environment Agency standards.  The store would be a circular holding tank with no roof. The diameter of the tank would be just over 29m and the walls would be 5.67m high.  The 
tank would be constructed of vitreous enamel coated sheeting and would have and an access ladder and platform.  There would also be a lower level valve out pipe and a full height in pipe.  Figure 6 below shows a similar storage tank although this has a greater number of access ladders. 

## Access

4.7 
The farm buildings and structures at New Barn Farm will be accessed via a new track proposed as part of a parallel Prior Notification application.  The Track would link the development to the highway and via a new internal track system to the adjacent Aston Hill Farm where young cattle will be raised.  The track will adjoin the existing yard adjacent to the proposed silage clamp as shown in Figure 7 below. 

## 5.0 Relvant Planning Policy

5.1 
  Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires applications for 
planning permission to be determined in accordance with the Development Plan unless material considerations indicate otherwise. In addition, Government policy, principally the National Planning Policy Framework published in March 2012 (the Framework), is material to the determination of planning applications.  
5.2 
  The statutory Development Plan against which this application should be determined 
comprises:  
o The Peak District National Park Core Strategy DPD, 2011. o The saved policies of the Peak District National Park Local Plan, 2001. 
 
5.3 
  The emerging Peak District National Park Development Management Policies Document does 
not yet form part of the statutory development plan; however, it is a material consideration in line with paragraph 216 of the NPPF.  The emerging plan has been submitted to the Secretary of State and the Examination of the document will follow this summer. 

## Peak District National Park Core Strategy, 2011

5.4 
  The Core Strategy sets out the strategic policies for the Peak Park and underlines the 
importance of the national designation which identifies the Park as an area of natural beauty, wildlife and cultural heritage. 
5.5 
  General Spatial Policy GSP1 reiterates the purposes of the National Park in securing 
sustainable development where it is consistent with the designation in terms of conserving and enhancing the valued characteristics and to promote opportunities for the understanding and enjoyment of the special qualities by the public. 
 
5.6 
  Policy GSP2 requires the enhancement of the National Park through design that respects the 
character of the area. 
 
5.7 
  Development management principles are set out in Policy GSP3, requiring all development to 
respect, conserve and enhance all valued characteristics of the site.  In particular attention should be paid to: 
- the character and setting of buildings - a scale appropriate to the character and appearance of the Park 
- the form and intensity of use 
 

5.8 
  With regard to farm development, the Vision of the Core Strategy sets out to deliver "a viable 
and thriving economy" with a more detailed Spatial Objective to "Support agricultural businesses that conserve and enhance the valued characteristics of the landscape".  
Development Strategy Policy DS1 states that agricultural development is acceptable in principle outside the Natural Zone, which this proposal is. 
5.9 
   Policies LS1, LS2 and LS3 require development to conserve and enhance the landscape, 
biodiversity and heritage assets of the National Park respectively. 

## Peak District National Park Local Plan, 2001

5.10 
  The saved policies of the 2001 Local Plan relevant to this planning application are Policy LC4: 
Design, layout and landscaping and Policy LC13: Agricultural operational Development. 
5.11 
  Where development is acceptable in Principle, Policy LC4 requires detailed treatment to be 
to the highest standards that respects, conserves and where possible enhances the characteristics of the area.  In particular the scale, form, mass and relationship to existing buildings and the landscape; how the design and materials complement local buildings; and the use of the landscape. 
 
5.12 
  New agricultural developments will be permitted by Policy LC13 subject to being close to 
existing buildings and making best use of landscape features; respecting the design, scale, mass and colour of existing buildings; avoid harm to the valued characteristics; and there being no requirement for excessive services. 

## Peak District National Park Development Management Policies, Consultation Document October 2016

5.13 
  The emerging Development Management Policies outline more detailed requirements for 
development.  With regard to the proposed agricultural scheme at New Barn Farm the following policies are considered of relevance.   
 
5.14 
  Policy DM1 states that there is a presumption in favour of sustainable development and that 
the National Park Authority will take a positive approach and will work proactively to find solutions in the context of conserving and enhancing the natural beauty of the area. 
 

5.15 
  Policy DMC1 reiterates the conservation and enhancement of nationally significant 
landscapes, stating that development that does not respect, has an adverse impact or causes undesirable change to the landscape will not be permitted. 
5.16 
  Where developments are acceptable in principle, Policy DM3 requires that design is to high 
standards and where possible enhances the natural beauty, quality and visual amenity of the landscape.  The siting, mass, scale, height, design, building materials should all be appropriate to the context.   Accessibility of the development should also be a key consideration. 
5.17 
  Agricultural developments should be in accordance with Policy DME1, which confirms that 
such development will be permitted where it is demonstrated that the building is a scale, size, form, location, design and type that is functionally required for the farming operation.  The buildings should be situated close to the farmstead, relate will to existing buildings and make use of landscape features.  New buildings should respect the design, scale, mass and colour of existing buildings. 

## Supplementary Planning Guidance: Agricultural Developments In The Peak District National Park, 2003

5.18 
  The SPG relating to agricultural developments reflects adopted and emerging planning 
policy in terms of detailed design guidance and siting of new buildings.  Whilst the guidance is now 15 years old, it is very much in line with Policy DME1 of the emerging Development Management Policies Document. 

## National Planning Policy Framework (2012)

5.19 
The National Planning Policy Framework (NPPF) was published in March 2012 and provides over-arching guidelines for the planning system that replace all previous planning policy statements and planning policy guidance notes. The document states that 'the purpose of planning is to help achieve sustainable development.' The central theme of the framework is the introduction of a presumption in favour of sustainable development. 
5.20 
The principle of sustainable development is at the core of the planning system. The NPPF promotes sustainable development through economic, social and environmental objectives. Paragraph 9 outlines that sustainable development involves 'seeking improvements in the quality of the built, natural and historic environment, as well as in people's quality of life'.  
 

5.21 
Paragraph 14 of the NPPF outlines a presumption in favour of sustainable development. Proposed development which is in accordance with an up to date development plan should be approved, and proposed development which conflicts with it should be refused, unless 
material considerations indicate otherwise.  
 
5.22 
Paragraph 18 underlines the Government's commitment to economic growth in order to create jobs and prosperity and Paragraph 28 gives more direction on the rural economy stating that planning authorities should take a positive approach to sustainable new development in rural areas.  To create a strong rural economy agricultural development should be promoted. 
 
5.23 
Good design is promoted in Paragraphs 56 - 58 by using high standards in all development and Paragraph 115 places great weight to protecting the landscape and scenic beauty of National Parks. 

## 6.0 Assessment

6.1 
  This proposal involves the erection of a farm building, sileage clamp, slurry tank and a new 
yard area.  The assessment below considers the scheme against general development, agricultural and rural economic policy in the adopted Development Plan, emerging Development Management Policies document and the NPPF, examining firstly the principle and then the details of the proposal. 

## Principle Of Agricultural Development

6.2 
The proposed building, ancillary structures and yard at New Barn Farm are required for the 
existing agricultural business to grow in a sustainable manner that gives security to both direct 
and indirect employment, bringing investment to the rural area and delivering a development that conserves and respects its National Park setting. 
 
6.3 
New Barn Farm and the adjoining Aston Hill Farm are both established agricultural holdings. New Barn Farm is owned by the applicant, George Lomas, and is the centre of operations for the organic dairy business with existing cattle buildings, yard and parlour.  It is also the location of the consented new farmhouse planned for construction this year.  The applicant has a long-term farm tenancy covering the land and buildings at Aston Hill Farm and part of the business plan is to repair several buildings here to house calves and the land will be brought into the formal grazing system.  The tracks proposed in the parallel Prior Notification application will link the two farmsteads together and implement the new cattle grazing system.  The application site and neighbouring farm is therefore firmly established as an operating agricultural holding with clear future plans. 
 
6.4 
The proposed cattle shed has been shown as essential to providing winder housing for the larger milking herd.  The increased number of animals will in turn require a greater sileage store and generate greater qualities of slurry.  Both of these ancillary features are essential to the efficient operation of the dairy business, without which it could not meet animal welfare and the highest standard of farm practices.  The new yard would provide complementary external space to the cattle shed for handling and treating the cattle, again this is an essential functional requirement.  These factors show that the agricultural development is required in line with adopted Policy DS1, Saved Policy LC13 and Emerging Policy DME1. Importantly, the application site is outside the Natural Zone where development is more 
restricted.  Furthermore, the development follows the Government objective in the NPPF supporting the rural economy and farming, as well as the Core Strategy Vision and Spatial objectives. 

## Detailed Matters

6.5 
In designing the scheme full regard has been paid to the careful siting of the development locating this immediately adjacent to the existing farmstead and reflecting the scale, 
massing, materials and overall design of the existing agricultural buildings.  All of the proposed elements of the development have a functional relationship to the buildings and farm yard already in situ.  Whilst being of modern functional farming design, they are not considered to pose an unacceptable visual impact on the setting of the existing farm or immediate surroundings and the development respects the character of the area.  As such, the development is in accordance with adopted Policies GSP2 and GSP3, saved Policy LC13, emerging Policy DMC3, Paragraphs 56-58 of the NPPF and the National Park SPG on 
Agricultural Development. 
 
6.6 
Turning specifically to landscape impact and the protection and enhancement of the special character of the National Park, the proposal minimises intrusion through its collective siting with the existing farm buildings which take advantage of the naturally undulating landscape and areas of vegetation.  The tree copse to the east of the farmstead gives some screening to the highway and a larger woodland area to the north west of Aston Hill Farm encloses views from the west.  The rolling topography shields the proposed development from the north and to some degree from the south.  Where it is visible, the structures will be seen in the context of the existing farm, blending in with the overall height, mass, form and colour.  It is therefore considered that the development is consistent with the objectives of the National Park and in particular meets adopted Policy GSP2 and LS1, Saved Policy LC4, emerging Policy DMC1 and Paragraph 115 of the NPPF.   
 
6.7 
There are no wildlife, flood risk or heritage designations on the application site and it is not considered that the development would give rise to impacts on the surrounding area. Policies LS2 and LS3 or the Core Strategy are therefore complied with. 
 
6.8 
Taking the development as a whole and having regard to its context within the national park, it is submitted that the proposal meets the requirements of adopted Policy GSP1 and emerging Policy DM1 with a sustainable development that balances economic, social and environmental objectives set out in the NPPF without any overriding detrimental impact. 
 

## 7.0 Conclusion

7.1 
In planning terms, the key consideration of this planning application is whether the proposal 
accords with the Development Plan and whether material considerations add to or outweigh this position. 
7.2 
It has been demonstrated that the agricultural development at New Barn Farm is necessary to enable the further development of the organic dairy business and allow the applicant to take forward his expansion plans, which are sustainable in minimising harm and actively improving the natural environment, as well as securing the economic expansion for this third 
generation farmer. 
 
7.3 
The development has been designed to link to the existing farmstead using similar form, mass and materials.  The site benefits from screening through the natural topography and mature trees in the immediate and wider vicinity.  The impact on the landscape has been minimised and the wider benefits of the organic dairy farm, using the proposed grazing system will result in direct environmental benefits to the landscape and soil as well have being less demanding on resources. 
 
7.4 
Given that the planning application is in line with the Development Plan, emerging policy and the NPPF, it is respectfully requested that the proposed agricultural building, silage clamp, slurry tank and farm yard are granted planning consent.