Planning:

New Agricultural Buildings

Guide to New Agricultural Buildings

Introduction

Farming plays a significant role in the Borough’s local economy and is important in shaping its landscape. Traditional farm buildings are evident throughout the Borough, although significant changes in farming practices and intensified mechanisation, has resulted in an increasing demand for modern purpose built farm buildings. These often cover a large floor area with a single span construction using modern materials which can be unsympathetic within the landscape. The introduction of modern buildings can lead to traditional farm buildings becoming surplus to requirement, although the Council is willing to consider the conversion of traditional farm buildings, to commercial, community or residential use in some cases, as a means of retaining important traditional buildings in the landscape.

The Council’s Policy as detailed in the Berwick-upon-Tweed Borough Local Plan 1999, to which this leaflet provides Supplementary Planning Guidance, is intended to encourage the sympathetic integration of new farm buildings with existing buildings and the landscape.

NEW FARM BUILDINGS

Generally, the requirements for new farm buildings are for large single span buildings. These require access for machinery and are often used to house winter livestock and provide storage facilities for bulk feed, silage and machinery.

All new farm buildings and structures fall within the scope of the planning system. Planning permission will be required for proposals to erect new farm buildings, which would be:

• In excess of 465 square metres in area, taken on their own or with other nearby buildings constructed within the previous two years
• Over 12 metres in height
• Within 25 metres of a classified road
• A livestock building or waste storage facility within 400 metres of a non-agricultural dwelling

Development not requiring full planning permission will need to be ‘prior notified’ to the Local Planning Authority by completing a ‘Notice of Intention’. Work should not commence on the building until approval is granted or until the full 28 day notification period has elapsed.

Siting and Scale
It is recognised that the siting of new farm buildings is largely determined by the agricultural functions that they are intended to fulfil. It is generally preferable for a new building to form part of an existing group of buildings rather than stand isolated. The orientation of the new building should where possible reflect the alignment of any original building, generally in parallel rather than at right angles. Not only is this usually less visually intrusive but it should also assist with its functional requirements e.g. access for machinery and livestock.

Sometimes where a group of original farm buildings have a distinctive form and character, it is better to locate a new building adjacent to the group, rather than within the existing complex. The latter may result in the loss of important spaces and affect relationships between the original buildings.

The massing and orientation of the building should not dominate the original buildings especially the farmhouse, or preclude any further sympathetic expansion of the group. It may be that very large span buildings can be better integrated by dividing the building into a multi-span construction. This can reduce the height of the ridge, the expanse of roof space and also accommodate minor changes in ground level on a sloping site.

It may not always be acceptable or feasible to site a new building adjacent to an existing group of buildings. Consideration should be given to reusing any existing farm building in the locality for which grants may be available.

However if it is necessary to site an isolated building in the countryside careful consideration should be given to its siting and orientation. In general, prominent sites visible from public view points or which adversely impact on the skyline should be avoided.

Where possible, advantage should be taken of the natural landform e.g. siting the building in a dip in the land or against a hillside or existing group of mature trees, to reduce the visual impact of the building.

Cut and fill techniques can be employed to achieve a level platform integrating a new building into a sloping site.

The area developed should be sufficient to allow for access around the building. New tracks or roads to serve the building should wherever possible follow the edge of the field against a boundary wall or hedge, or if on open ground follow the low lying contours.

The orientation of the building should generally align the ridges parallel with the contours of the surrounding land. A shallow roof pitch and low eaves help integrate the building into the landscape. A gable facing down a slope will be more conspicuous than the eaves elevation particularly if large doors are involved. A hipped roof at a gable end can help to reduce the apparent bulk of the building.

Materials and Colour
All new agricultural buildings must comply with British Standard (BS 5502). This details the minimum standards of design and construction including environmental considerations, fire protection, security, energy, services, vermin and pollution control, ventilation and fuel and chemical storage amongst ot. In sensitive locations, e.g. in a conservation area, within the setting of a listed building or in a prominent location, the use of traditional natural materials, e.g. stone, slate or pantiles, and timber is especially important. However, elsewhere it is recognised that both functional and financial factors often dictate the use of a wide range of artificial factory products now available. To ensure the successful integration of the new building, the colour and texture of the materials used should complement existing buildings and landscape.

Walls are generally acceptable in contrasting materials of broad horizontal bands of unequal depths. For instance the lower wall, comprising one third of the buildings height, in pre-cast concrete block work would be complemented on the upper wall by vertical slatted ‘Yorkshire boarding’ which allows for ventilation whilst providing an attractive and durable building material. The extension of the solid lower wall into the adjacent yard or field would help to integrate the new building into its setting.

The roof is often the most conspicuous part of a new farm building. Generally the lower the roof pitch, the less visually intrusive it is. The effect of reducing the overall scale of the building can be achieved by extending the roofing material beyond eaves of the building thus creating shadows. The type and colour of the materials used can enhance the incorporation of a new building into its surroundings. Roofing materials will normally be profiled fibre cement or steel cladding. The colour of the materials used is especially important. Dark tones with a low reflectivity are preferred, and the roof colour should be generally darker than the walls since the angle of the roof makes it reflect more light. Most manufacturers of fibre cement and co-polymer coated steel cladding offer a wide range of colours applied at the factory. Painting on site is not recommended. The suggested colours from the British Standard range are, Slate Blue, Dark Brown and, Dark Green for roof cladding and Grey/Brown, Grey and Stone for wall areas. The most suitable colours will depend on the particular location of the building; there may be an established local tradition to follow or a predominant colour on adjacent buildings. Also the main background colour against which the proposed building will be read can assist in determining appropriate colour e.g green against a grass slope.

Planting
Planting of trees and shrubs can be used to help integrate a new building into its surroundings. However planting should not be used as a means of screening or hiding what would be an inappropriately designed or positioned building. The emphasis should be on good design and location of the new building and in many instances additional planting will not be required. There are however occasions when the use of trees or shrubs native or typical to the locality will be required. Planting areas should leave sufficient space around the building for access and future expansion; this also reduces the potential impact of root damage to the building. Following planting it is important to undertake regular management including replanting where necessary. Recommended tree species depending on the locality include; Ash, Oak, Wild Cherry Lime and Sycamore, Rowan, Birch Alder, Maple, Larch, Scots Pine, Holly Hazel, Hawthorn, Dogrose and Blackthorn;

Other Agricultural Structures
Silo’s and grain stores can be very intrusive especially in isolated locations. This is generally due to the materials used (usually galvanised steel), and the relative height and bulk of the structures. To reduce the visual intrusion these structures should, where possible, be sited against a background of other buildings, banking or plantation and be finished in a dark colour of low reflectivity. Where possible the height of the structure should be reduced and the width increased to achieve the necessary volume, and to minimise impact in the landscape and skyscape.

Poly tunnels are increasingly being used as temporary structures, especially during the lambing season. These structures can be particularly intrusive in the landscape and where possible should be sited in a screened location, and immediately removed after the use has ceased.

Please note: It is not possible to detail every planning requirement in this leaflet. All applicants are advised to seek professional advice as soon as possible when considering any form of development.

Further information:
A Farmer's Guide to the Planning System
Our Countryside: The Future (White Paper)