Family farm denied expansion as shop and cafe plans are kicked to the kerb

A family farm has been denied their expansion after their plan for a new shop and cafe was rejected by the council due to the potential impact on green belt land.

The owners of Bank Top Farm, in Littleborough, were hoping to open a farm shop, café and community room in order to expand their current business which sells home-produced meats. Currently their farm produce is sold from a ‘farm shop’ trailer which is towed to the bottom of the farm lane on Hollingworth Road.

The owners saw this expansion was the next stage of their 20 year journey to redevelop the farm since purchasing it back in 1993. During that time they have rebuilt the property and brought the farm back into operation with sheep, cattle, pigs, chickens and turkeys.

The design and access statement said: “The cafe will be an important element to generate additional income for the farm. It will enhance the trip to the farm shop and be available for passing trade.

“The addition of a community room would enable Bank Top Farm to develop links with local schools to support the teaching of the national curriculum in areas of ‘Farm to Fork’ to help children understand where food comes from and to appreciate the environment and ecology of the area. The community room could also be used as a meeting place for local groups such as Young Farmers, arts and crafts and walkers.

“The development would facilitate the diversification of the farm which is key to ensuring its viability going forward.”

The planning application submitted by the farm received 104 letters of support and only two objections. One concern recognised the busy Hollingworth Road from which the site is accessed and how this plan could add to that problem.

This concern was shared by Highways officers who took issue with how HGVs and refuse collection vehicles would access the site. However, the numerous supporters of the proposals saw how this could be a local asset that would be open more regularly.

 

 

Currently the farm only sells their wares on a weekend and this proposal would have allowed them to be open during the week as well and gather more income. However, the planning committee felt there would be a detrimental impact on the green belt.

The decision notice published by the Rochdale Council stated: “The proposed development comprises inappropriate development in the green belt that is harmful by definition and furthermore, fails to preserve the openness of the green belt and the purposes of including land within it through encroachment. In addition, the provision of the two storey building, engineering works, parking and access would result in a development that would fail to respect the existing character of the area and result in harm to the visual amenity of the area and the landscape.

“Very special circumstances do not exist as the identified harm is not clearly outweighed by other considerations.”

George Lythgoe, Local Democracy Reporter