103998 New Farm Buildings - Devon County Council · NEW FARM BUILDINGS IN DEVON ... practice tend to be large,clad,portal frame buildings.The siting,size and ... landscape is an essential

NEW FARM BUILDINGS IN DEVON

A D E S I G N G U I D E

Page No.

1. Introduction ........................................................................................................................................................ 2

2. Devon’s Landscape & Farming Traditions...................................................................................................... 3

3. Design Objectives .............................................................................................................................................. 5

4. Statutory Constraints and Other Design Considerations........................................................................ 6

5. Achieving Economy & Efficiency .................................................................................................................. 10

6. Minimising Impact ............................................................................................................................................ 14

7. Other Agricultural Development ................................................................................................................ 19

8. Publications & Contacts.................................................................................................................................. 20

N E W F A R M B U I L D I N G S I N D E V O N - A D E S I G N G U I D E

Contents

Produced by Devon County Council in association with the County’s Local Planning Authorities, DEFRA and the RuralDesign and Build Association.

Additional funding provided by East Devon District Council, Mid Devon District Council, South Hams District Counciland Dartmoor National Park Authority.

© Devon County Council 2003

Environment Directorate, County Hall,Topsham Road, Exeter EX2 4QW

Tel: 01392 382261

www.devon.gov.uk

DAVID MORRISH, MSc, FRGS,Environment Portfolio Holder Devon County Council

Devon has a rich inheritance of farm buildingswhich, in all their variety, contribute to theunique rural landscape of the county.We allknow the granite longhouses on Dartmoor, thewarm cob walls of a Barton in the Culm landsor the slate stones of a barn in the South Hams.They express a vernacular tradition which wewill not see again as the quarries have closedand the construction skills have been lost. Intheir time farming was on a different scale andbuildings could be tucked away, almost hidden,in the natural folds and hollows of thelandscape.

Times have changed. Farming practices have tobe flexible, the scale of operations has changed,building materials and styles are ubiquitous andthere are regulations and standards to beobserved.The one consideration is that thefarmer has to make a living and that has rarelybeen more difficult.

Devon's agriculture has emerged from thedevastation of Foot and Mouth.A younger

generation of farmers is showing faith in thefuture. In the face of pressures fromglobalisation and supermarkets, Devon farmersare providing quality local produce to localmarkets. Diversification is now an importantelement in making farming profitable, and in thenext decade or so our farms will need to meetnew challenges. Rural tourism will continue tohave growing significance, but our farms willalso need to play a vital role in renewableenergy production both from biomassproduction and from harnessing the wind, tothe benefit not only of their local communitiesbut also to the wider region.

Our earlier generation of Devon farmerserected buildings that served the industry intheir time but also gave us the landscape weenjoy today. Our priority is still to encouragegood quality functional buildings for theprosperity of the industry.This booklet sets outto show that in planning new buildings, in theseregulated times, we can continue to add to thevisual delight of Devon’s working countryside,both for the enjoyment of those which live andwork here as well as those who seek leisureand recreation.

N E W F A R M B U I L D I N G S I N D E V O N - A D E S I G N G U I D E 1

Foreword

The purpose of this guide is togive practical advice on how todesign new farm buildings thatboth function efficiently andhave a minimal impact uponthe environment.

The county of Devon has a wide variety oflandscape, much of which is protected bystatutory designations such as National Parksand Areas of Outstanding Natural Beauty.Agriculture, by far the dominant land use, bothreflects the varied topography, soils anddrainage of the county and has a major impactupon its landscape. In recent years changes infarming practice have created a demand forlarger buildings.These new buildings can bevisually intrusive and detrimental to thecharacter of the landscape, this fact, coupledwith increasing concern about the state of theenvironment, has brought agriculturaldevelopment into public focus.

The guide has been produced to assist farmers,designers, planning authorities and building andmaterials manufacturers. It has been preparedby Devon County Council with support fromthe county’s Local Planning Authorities and theother organisations listed at the end of theguide. It provides a brief description of Devon’scharacteristic landscape and farming practicesand identifies and details design objectives,statutory and other design constraints. It detailsconstruction techniques and building materialsthat can be used to construct efficient buildingsthat sit well in the landscape. Publication andcontact details are provided at the end of theguide.

2 N E W F A R M B U I L D I N G S I N D E V O N - A D E S I G N G U I D E

1. Introduction

The rich colour of the local soil showing in a Mid Devonfarmstead built of cob.

Large, former farmstead, built of local rubble stone nestled intoa valley in the South Hams, showing how a courtyard can beextended in a way which is in keeping with the character of theoriginal farm.

Local rubble stone farm buildings in Teignbridge Districtshowing that large traditional buildings are a characteristicfeature of Devon’s landscape.

The long history of farming activity in the SouthWest is an essential part of the character ofDevon’s landscape. The County’s upland,lowland and coastal landscapes have all beenaffected by farming practices. Farming hasintroduced such landscape features as patternsof grassland fields enclosed by hedgebanks orstone walls, mixed woodlands, copses and treelines and small-scale traditional farmsteadscomprising houses, barns and other structuresall built of locally sourced materials such asrubble stone, cob and slate.

The varied topography generates a variety offarming types each of which has characteristiclandscape features.The hill farms of Dartmoorand Exmoor, where sheep and beef farmingpredominate, contrast with the dairy holdings inthe North and South of the County and thoseon the fertile soils of parts of East Devon andthe South Hams, Exe and Teign valleys where,alongside dairy farming, a wide range ofhorticultural crops are produced. However, themild, wet climate causes grassland farming to befavoured throughout the County: rough grazingin the uplands and mixed farming in the lowerlying areas.

The Countryside Agency, through studyinglandforms, land cover, land use, settlementpatterns and buildings, has identified sevenCountryside Character Areas in Devon.TheCounty Council, making a finer assessment ofthe character of the landscape, has identified 32Landscape Character Zones that, to a largeextent, are sub-divisions of the CountrysideCharacter Areas. Even finer local characterassessments, accompanied by design guidance,have been produced by some Local PlanningAuthorities in the County.

Traditional farm buildings are an essential partof the County’s landscape, however thesignificant changes in farming practices over thelast few decades mean that these cannotgenerally satisfy modern farming requirements.Buildings to accommodate modern farmingpractice tend to be large, clad, portal framebuildings.The siting, size and construction ofthese often makes them visually intrusive in thelandscape rather than harmonious, as traditionalfarmsteads tend to be. It is only through carefulconsideration of the design of these modernbuildings that they can be provided in a waythat does not damage the beauty of theCounty’s landscapes.

Farming practice in Devon may be furtherchanged by the Foot and Mouth Diseaseoutbreak in 2001.There may be movementaway from livestock farming to more mixedproduction and diversification into non-agricultural businesses, both of which maycreate a demand for new farm buildings.Thisguide should help the process of rebuilding in away that also serves to protect Devon’senvironment.


2. Devon’s Landscape & Farming Traditions


Character MapsThe Countryside Agency MapCountryside Character Areas in DevonCharacter Areas 145 Exmoor

147 Blackdown Hills

148 Devon Redlands

149 The Culm

150 Dartmoor

151 South Devon

159 Lundy

Maritime 173 Lyme Bay

Character Areas 174 Start Point to Land’s End

175 Land’s End to Minehead

32 Landscape character zones

Eastern Devon 1 Greensand Ranges

2 Coastal Chalk Plateaux

3 Axe and Otter Valleys

4 Pebble Bed Heaths

Central Devon 5 Exeter and Estuary Fringe

6 Exe Valley and Environs

7 Bampton and Beer Downs

8 Mid Devon Farming Belt

9 Teign Valley

10 Haldon Ridge

Culm Measures 11 Witheridge/Rackenford Moor

12 High Culm Ridges

13 Taw/Torridge River Systems

14 Hartland/Atlantic Coast Interior

15 Broadbury and Western Devon

Ridges

16 Tedburn St Mary Area

Northern Devon 17 Lundy

18 Clovelly Coast

19 Barnstaple/Bideford Estuary

20 North Devon Downs

21 Exmoor and North Devon High

Coast

22 Exmoor Fringe

23 Exmoor Upland

Southern Devon 24 Bovey Basin

25 Tourist Riviera

26 South Devon Coast Plateaux

27 Ria Coastline

28 Under Dartmoor

Dartmoor and 29 Plymouth City, Estuary and

West Devon Environs

30 Dartmoor - Enclosed

31 Dartmoor - High Moor

32 Tamar and Tavy Valleys

Devon County Council Landscape Character Zones

It is essential to support good farming practiceby encouraging the provision of efficientbuildings, but farm buildings must also bedesigned in a way that is sympathetic with theirsetting and not damaging to the widerenvironment if the beauty of Devon’s landscapeis not to be compromised.

Objective 1 - Economy andEfficiencyThe primary influence upon the design of anynew farm building will be the provision of aneconomic and efficient facility for the farm.National guidance on minimum standards forthe design and construction of all agriculturalbuildings is provided in British Standard BS 5502‘Buildings and Structures for Agriculture’.Compliance with BS 5502, Class II, will providea building with a minimum of a 20 year designlife. In addition to the British Standard there areother codes of practice, standards and FarmAssurance Schemes for most features ofagricultural buildings. Farmers, designers andadvisers are urged to check that the proposedbuildings and materials will comply with therelevant standards.Always seek professionalhelp if in doubt.

Objective 2 - Minimising theimpact of development uponthe LandscapeTo ensure that the beauty of Devon’s landscapeis not compromised by the provision of newfarm facilities, they must be provided in awaythat minimises their impact upon the landscape.Awareness of the character of the locallandscape is an essential tool in designing a farmbuilding that will preserve, rather than detractfrom, the character of the area. Considerationof the siting, how to break up the bulk of abuilding, the construction materials andlandscaping will all help to reduce the visualimpact of a new facility.

Objective 3 - Minimising theimpact of development uponthe wider environment In recent years there has been increasingconcern about the impact of development uponthe environment.To combat this the concept ofsustainable development, development thatmeets the needs of today’s generation withoutcompromising the needs of future generations,has been widely adopted. Development shouldnot damage water and air quality, soils, bio-diversity or historic and cultural environments.Positive actions include the sympathetic re-useof existing buildings, use of non-toxic, recycled,recyclable or biodegradable materials, theconstruction of energy efficient buildings,protection of natural habitats and species, thecreation of new wildlife habitats, the protectionof archaeological sites and the avoidance ofpollution. It is only by the careful considerationof the impact of any new building upon allaspects of the environment that sustainabledevelopment can be achieved, therebyprotecting the environment for current andfuture generations.


3. Design Objectives

New farm building sheltered in a valley and by existing planting.

Planning PermissionAll new farm buildings and structures fall withinthe scope of the planning system, requiringeither ‘prior notification’ or planningpermission. Detailed planning requirements foragricultural development are not included inthis guide.The Local Planning Authority shouldbe contacted at the earliest opportunity foradvice upon consents that will be needed andthe type of development that is likely to gainconsent. National planning guidance on theprovision of new farm buildings is contained inPlanning Policy Guidance Note 7 (PPG7) “TheCountryside - Environmental Quality andEconomic & Social Development” (1997). Inaddition, the Local Planning Authority may havepublished its own design guide to providefurther advice. Early contact with the LocalPlanning Authority will save time and moneyand should help to achieve development thatwill meet the agricultural need and be inkeeping with the character of the landscape.

Landscape DesignationsMuch of Devon is covered by national and locallandscape designations; nationally designatedNational Parks and Areas of OutstandingNatural Beauty (AONBs) and Countydesignated Areas of Great Landscape Value(AGLVs).The designations require localauthorities to preserve and enhance thelandscape character of the area.This is achievedthrough planning regulations and partnershipbetween individuals and relevant bodies.

National ParksDartmoor National Park and part of ExmoorNational Park lie within Devon.The statutorypurposes of National Parks are to conserve andenhance their natural beauty, wildlife and

cultural heritage and to promote opportunitiesfor the understanding and enjoyment of theirspecial qualities by the public. Planning in theNational Parks is the responsibility of theNational Park Authorities. Both Parks haveadopted Management Plans, Local Plans andDesign Guides to help achieve their statutorypurposes.

Areas of Outstanding Natural Beauty(AONBs)There are 5 AONBs in the County: BlackdownHills, South Devon, East Devon, North Devonand the Tamar Valley.They cover almost 18% ofDevon.The Local Planning Authorities areobliged to reflect the primary objective of thedesignation - the conservation of the area’snatural beauty.This objective extends toproposals outside an AONB that would have animpact upon their beauty.

Areas of Great Landscape Value (AGLVs)AGLVs are areas of considerable importance inthe landscape, although they lack the nationalsignificance of National Parks and AONBs.Theyare areas with a discernible local character andquality that is of county-wide significance.Theyare defined in the County Structure Plan, withdetailed boundary definitions provided in theDistrict Councils’ Local Plans. Policies requirethat any development within an AGLV shouldnot detract from the particular qualities andcharacteristics of the landscape that led to itsdesignation.

WildlifeThe construction, location, access to andinfrastructure of a new building can all have animpact upon wildlife.Wildlife habitats referredto as ‘semi-natural’, such as unimproved


4. Statutory Constraints and Other DesignConsiderations

grassland, heathland, woodland, watercoursesand other wetland, receive special protection.The best examples are designated as Sites ofSpecial Scientific Interest (SSSIs). If of Europeansignificance they are designated as Special Areasof Conservation and, for birds, SpecialProtection Areas, these sites being referred tocollectively as Natura 2000 sites. Protection isprovided by the Wildlife and Countryside Act1981, as amended by the Countryside andRights of Way Act 2000 and by theConservation (Natural Habitats etc)Regulations 1994. Consent must be obtainedfrom English Nature before carrying out anyworks on or adjacent to these sites. Sites ofcounty importance are identified as CountyWildlife Sites, details of these are maintained bythe Devon Biodiversity Record Centre. Localactions and proposals for the conservation ofhabitats and species are set out in the Devon,Dartmoor and Exmoor Biodiversity ActionPlans.

Birds All wild birds, except those covered by speciallicence, are protected by law. Some species,such as Barn Owls, are afforded specialprotection.

BatsAll species of bat are very strictly protected bylaw. It is often necessary to gain a licence fromDEFRA for works that might affect bats or theirroosts.

Listed Buildings, traditionalbuildings of local interest andConservation AreasTo protect national and local heritage for futuregenerations it is essential to consider theimpact of new farm buildings upon historicbuildings and areas.Advice should be sought asearly as possible from Conservation Officersand Planning Officers at the Local PlanningAuthority on development that would affecthistoric buildings and conservation areas.

Listed buildingsMany farmhouses and some farm buildings are‘listed’ as being buildings of ‘special architecturalor historic interest’ and afforded specialprotection. Farm buildings which are not listedin their own right but are within the ‘curtilage’of a listed building, are also protected by thePlanning (Listed Buildings & ConservationAreas) Act 1990.Works which affect the fabricof a listed building will require Listed BuildingConsent and may require planning permissionas well. If development affects the setting of alisted building this will be a ‘materialconsideration’ in the assessment of any planningapplication.With buildings listed grade II* or I,English Heritage will be involved with theassessment.


Owl box.

Traditional buildings of local interestSome traditional farm buildings while notconsidered to be of sufficient importance forlisting may still be of sufficient local interest towarrant special attention when developing anew farm building.

Conservation AreasFarms on the edge of villages may be includedwithin a conservation area; an area designatedby the Local Planning Authority as an ‘area ofspecial architectural or historic interest, thecharacter or appearance of which it is desirableto preserve or enhance’. Special attention mustbe paid to the siting, form, and materials of anew farm building in a conservation area toensure that it preserves or enhances thecharacter and appearance of the area.

Archaeology Devon’s countryside; its detailed pattern offields, boundaries, woods, heaths and moors,farms, hamlets and villages, has been created byover 60,000 years of human activity. In additionto the general historic value of the landscapemany farms contain specific sites of historic orarchaeological importance; evidence that whichmay be in the form of upstanding earthworksor structures or completely concealedunderground. Some sites are afforded specialprotection through designation as ScheduledAncient Monuments. Under the AncientMonuments and Archaeological Areas Act 1979,Scheduled Monument Consent must beobtained for any works which will affect aScheduled Ancient Monument. In addition toScheduled Ancient Monuments, the DevonCounty Sites and Monuments Register (SMR),maintained by Devon County Council, andrecords maintained by the Dartmoor and

Exmoor National Parks and Plymouth andTorbay Councils, record more than 60,000 sitesand features of archaeological significance in theCounty.These too are afforded protectionthrough the planning system but also relyheavily upon protection through positivemanagement by landowners. It is important thatarchaeological features are not destroyed ordamaged by the construction of new buildingsand associated development, even tree plantingcan be damaging.Archaeologists, ConservationOfficers and Planning Officers at the LocalPlanning Authority, County Council, EnglishHeritage and DEFRA are able to advise uponthe protection of historic and archaeologicalsites.

Public Rights of WayDevon has some 5000 km of public rights ofway: footpaths, bridleways and byways open toall traffic. It is the duty of farmers to knowwhere public rights of way cross their land andto ensure that they are not obstructed. If a newbuilding is likely to affect a public right of waythis will be considered as part of the planningapplication process.An alternative route willhave to be proposed which the highwayauthority, Devon County Council, considers tobe equally acceptable to the public.The grantingof planning permission does not entitle adeveloper to obstruct a public right of way, sowork should not start until the necessarydiversion order has been obtained under theTown and Country Planning Act 1990. It can notbe assumed that such an order will be madeand confirmed.


Building Regulations Building Control Officers at the Local Authoritywill provide advice on Building Regulations.Many agricultural buildings are exempt fromBuilding Regulation control.Without control, inwhat is a highly competitive market, it ispossible for buildings to be constructed thatwill not function correctly, be safe, nor last aslong as might be expected. It is thereforeadvisable to seek advice upon constructionmethods and building materials to ensure thatthe proposed building is built to be as efficientand safe as possible.

Water Protection and PollutionControlThe Control of Pollution (Silage, Slurry andAgricultural Fuel Oil) Regulations 1991, asamended, and The Code of Good AgriculturalPractice for the Protection of Water - 1998Revision, known as The Water Code, stipulatedesign and construction standards to ensurethe avoidance of pollution.The Water Code,administered principally by the EnvironmentAgency, covers all aspects of farm managementrequired to protect water.The regulations makenotifying the Environment Agency of all new oraltered structures a legal requirement.TheWater Code is available free from DEFRA andthe Environment Agency.

Construction (Design andManagement) Regulations 1994(CDM)This legislation, enforced by the Health & SafetyExecutive, applies to all farm building siteswhere there is any demolition or constructionwork where the works will last more than 30days, involve 5 people or more at any one timeor involve 500 man days of work.

British Standard Institution,Kite Marks & Farm AssuranceSchemesBest practice standards for agriculturalstructures are covered by British StandardInstitution (BSI) standards and Agrementcertification or kite marks, these may also bebacked by manufacturers’ performanceguarantees. Farm Assurance Schemes covermost of the main produce areas, setting wide-ranging standards for buildings and their fittings.These are all voluntary codes of practice,detailing minimum standards.


Integration with the existingfarmThe siting of a new building in relation to thefunctioning of the existing farm is a fundamentalconsideration. It is advisable to keep newbuildings and the traffic that they will generateaway from the farmhouse. Ideally a new buildingshould be sufficiently far away and upwind fromthe farmhouse to avoid intrusive smells andflies. But for security, and if used for functionssuch as calving, it should be visible from thehouse or at least readily accessible from it.Livestock buildings should be located close tofeed and straw storage areas. In the case of adairy farm it is recommended that the parlourand dairy are constructed as far as possiblefrom the waste storage area. ‘Clean’ and ‘dirty’operations should always be separated.

Remote LocationsRemote locations should be avoided in allinstances unless there is an overridingfunctional need. Remote buildings tend to bevisually intrusive can be a high security risk andnormal services and infrastructure are generallynot available.

SecuritySecurity is of growing concern to farmers andthe police.When considering a site for a newbuilding it should ideally be within sight andsound of the house, away from a public accesspoint and have appropriate security measuresinstalled.

Machinery and LivestockAccessA new building must be designed to allowadequate access for machinery and livestock,ideally based on a circular flow of traffic. Iftractors and trailers are required to passbetween the sides of buildings, a minimum gapof 4.5 metres is recommended plus a minimumprovision for turning at gable ends of 7.2metres. Access for service vehicles, such as milktankers and feed lorries also needs to beconsidered. However care needs to be takento avoid creating wind tunnels. Landscaping andplanting can be used to help avoid wind tunnels.


5. Achieving Economy & Efficiency

A new Farm building set back from the historic farmstead, but still accessible and secure.

ServicesIf new water or electricity supplies arerequired, consideration must be given to thelocation of existing supply points and themethod of relay to the new building. A newabove ground electrical supply using poles canbe very intrusive in the landscape and will be atgreater risk from tall vehicles and extremeweather conditions.

Waste storageIf the new building requires new or additionalwaste storage facilities these should form anintegral part of the building’s design process toensure that all water protection and pollutioncontrol requirements are satisfied in anenvironmentally acceptable manner.The basicrequirement is that new waste storage facilitiesshould be sited at least 50 metres from anyspring, well or borehole and 10 metres fromany other watercourse, including land drains,which could be polluted.Thought should also begiven to how the waste is to be removed fromthe building to storage areas.

Portal frame constructionPortal frames are generally the cheapest way toprovide a building that will satisfy modernfarming practice’s demand for a clear, flexiblefloor space. Manufacturer’s provide standardframe configurations.The configuration and thewidth of bays can be altered to suit the functionof the building and to help minimise its bulk andease it into its setting. Galvanised steel is thecommonest material for frames, howeverpressure treated softwood, a more sustainableoption, especially if sourced locally, can be usedfor smaller frames. Roof pitches of standardframes are generally between 10 - 22.5 degrees,

with any pitch in between being set at a 2.5degree increment to suit standard fittings.15degrees is generally recommended as the pitchfor livestock buildings.The eaves height, theheight measured on the inside of the building toavoid confusion as the land outside may beuneven or sloping, will vary with the function ofthe building and the necessity to minimise itsvisual impact.To accommodate moderntractors, the eaves height will have to be at least3.5 metres.


Types of portal frame configuration.

Walls generally have a solid lower section witha sheet material or timber used to clad theupper section.Whatever cladding is used it isessential that it overlaps the solid, lower wall toensure that building weathers efficiently.

Traditional constructionFor smaller buildings the option of traditionalconstruction should not be overlooked,particularly in sensitive locations and wherethere is a ready supply of traditional buildingmaterials already on the farm such as rubblestone, perhaps from a collapsed building, or cob.In terms of the likely life span of a traditionallyconstructed farm building it is interesting toconsider the number of traditional farmbuildings that remain in use which are well overone hundred years old.

Natural LightingMost agricultural buildings require naturallighting, except crop or bulk feed stores wherenatural light should be excluded to discouragebirds. For livestock buildings generally 10% ofthe roof area should be in the form of rooflights or spaced roofing.The most economicand efficient way of providing natural light is inthe form of roof lights, evenly distributed ratherthan laid in strips, ideally constructed of GRP orPolycarbonate. Rooflights can add to the visualdiscordance of a modern farm building in thelandscape so should be placed on the leastprominent roof slope.

Crop and Feed Store buildingsWhere crops or feed are to be stored, thebuilding design should prevent penetration bydamp, excessive light, vermin and birds. FarmAssurance Schemes make it mandatory for allfeed stores to be vermin proof as does the

Code of Practice for the Control of Salmonella.This has an effect on the external appearance ofthe building.There must be close fit ridging,filled eaves, vermin proof doors and completeenclosure by walls and cladding.

Ventilation - livestockbuildingsThe consideration of ventilation is essentialwhen designing a livestock building. Inadequateventilation can result in pneumonia andencourages the spread of airborne diseases.Natural ventilation is provided by the wind andthrough encouraging the ‘stack effect’ that iscreated by the body heat generated by theanimals in the building. Cool fresh air enters thebuilding below eaves level, normally betweenthe timber boards of the upper wall cladding,this descends until it is warmed by the heatgenerated by the animals.The warmed, humidair rises, drawn up through either ridge vents orspaced roof sheeting and in doing so drawsmore cool, fresh air into the building. Basic rulesneed to be applied if the stack effect is to workeffectively, these are provided in detail inBS5520 and other codes of practice. Steel forpurlins and roof sheets must not be usedbecause of the condensation that can collect.The roof should be at a 15 degree pitch if ridgevents are used but can drop to 10 degrees withspaced roofing sheets. Eaves height, dependingupon how the animals are housed, should be setbetween 3 - 5 metres. Careful calculations needto be applied to the location, type and amountof roof and wall ventilation to ensure that it iscorrect for the function, size and setting of thebuilding. Consideration of the topographicalsetting of the building is also essential. If tooexposed, or in a ‘wind tunnel’, excessivedraughts could result in unacceptably low


temperatures.Too much shelter, for example ifsited too close to adjoining buildings, could stopthe natural ventilation process from working.

Drainage All guttering and downpipes must be sized inproportion to the area of roof being served.Alldownpipes must be linked into a drainagesystem to ensure that they do not dischargeinto an area that may be contaminated withlivestock waste or silage as this could result inthe pollution of a watercourse. Furtherprotection is provided for watercourses by therequirement that all new development shouldbe constructed at least 7 metres away from awatercourse or area of wetland interest andany physical features, plants or animals in the 7metre buffer zone should be left undisturbed.Site risk assessments and waste managementplans, including how to cope with adverseconditions such as exceptional rainfall,prolonged freezing and heavy snowfall should beprepared to help avoid, or if unavoidable, tomanage, high risk operations and sites. Ideallysurface water run-off should be dealt with bythe use of ‘Sustainable Urban DrainageSystems’ - SUDS.The aim being to reduce thequantity and rate of run-off and pollutioncaused by new development through the use ofmeasures such as trenches, swales, infiltrationbasins and porous paving.A simple and cost

effective measure is to collect clean water run-off from the roofs.This water can be used onthe farm or to feed into a clean water lagoonwhich would both provide a wildlife habitat andan essential fire fighting water source if thebuilding is in a remote location.

Fire safetyAdvice upon fire safety should be sought at anearly stage of design.Advice can be obtainedform DEFRA, NFU and the Local Fire Authority.If people are to be employed in a building it maybe covered by the Fire Precautions (Workplace)Regulations and be subject to a fire riskassessment by the Fire Authority. Causes of firein agricultural buildings are numerous soprofessional advice on fire protection isessential. If, despite having taken allprecautionary measures, a fire breaks out, it isessential for the fire fighters that the farm islocatable, that the building is accessible, thatthere is a good supply of water nearby and thatthe contents of the building are known.The firerisk of residential buildings is often higher thanthat of agricultural buildings because of the highnumber of ignition sources.To protect both thehome and adjacent agricultural buildings, inaddition to smoke alarms, consideration shouldbe given to installing residential sprinklersystems, particularly if the house is remoteand/or an historic building. Feed and strawstorage areas should be situated on the edge ofthe farm to minimise fire risk.


The stack effect.

Landscape characterisationAs stressed in the Design Objectives of thisguide, ‘awareness of the character of the locallandscape is an essential tool in designing a farmbuilding that will preserve rather than detractfrom the character of the landscape’. Factorssuch as indigenous plant species and the forms,construction materials and orientation oftraditional buildings are important elements ofan area’s character.These factors will provideguidance on the construction materials, forms,colours, relationship with other buildings andlandscaping and planting that will help theproposed new building to settle into thelandscape. In particularly sensitive areas LocalPlanning Authorities may require a landscapeassessment to be submitted as part of theplanning application.

Use of existing buildings Before planning for the construction of a newbuilding, all opportunities for the repair ormodification of existing buildings should beconsidered.The use of an existing building willhave less impact upon the landscape and the

wider environment than the construction of anew building. Grants may be available to helprepair traditional farm buildings from eitherDEFRA or, if listed, from the Local PlanningAuthority. Specialist advice should be sought ifthe alteration of a listed building is beingconsidered, as alterations to listed buildings willrequire Listed Building Consent.

Building formHaving assessed the ideal form and location, interms of function, for a new farm building, thenext consideration is the form of building thatwill be most appropriate in the landscape.Whileit may be simpler to provide one large building,the bulky form that this produces may be overlyobtrusive in the landscape. Breaking up the bulkof the building by using a series of linked,shorter span portal frames will provide it withsmaller scale elevations and a lower overall roofheight making it less prominent in itssurroundings.A series of parallel frames, framesset at right angles to provide an L or T shapebuilding, for example, or a courtyard form,could also be considered.


6. Minimising Impact

Isolated building set into existing planting and using local rubble stone for the lower walling material.

Siting Isolated BuildingsIf there is a proven need for an isolated farmbuilding its location should, where possible, takeadvantage of natural dips in the land or be setagainst a hillside to reduce visual impact.Skyline sites or sites prominent from publicviewpoints should be avoided. Careful siting inrelation to existing mature trees will helpmerge a new building into the landscapealthough there needs to be carefulconsideration of the root and canopy spread oftrees to ensure that conflicts between treegrowth and building use do not arise.Theemphasis on the building’s design though, shouldbe on integration with the landscape ratherthan on how to provide planting or landscapingto screen it.

Integration with the farmyardIf the functional considerations place thebuilding within or in close proximity to thefarmyard it must be designed to harmoniserather than visually dominate the yard.

Adjacent to existing farm buildingsA standard portal frame building can be adaptedto fit in with the character of a traditionalfarmstead.The elevation facing into a farmyardcan be made as similar as possible to theexisting buildings through the use ofappropriate materials, detailing and matchingthe eaves height and roof pitch. Standardbuilding materials and a shallower pitch, sheetcovered roof can then be used on the back andsides of the building.

Free standing farmyard buildingsIf the courtyard is particularly sensitive it maybe necessary to locate the building at somedistance from the yard. It should be sited awayfrom principal public view points and the mostimportant views of the farmyard.

New farmyardsIn some cases the most sensitive way toprovide a new building could be to design abuilding which has the appearance of an entirelynew yard.


Integrated new building adjacent to an historic farmstead.

Siting Buildings on SlopesWhere level ground is unavailable or isconsidered to be too prominent or sensitive alocation for a new building, sloping ground mayhave to be used. Careful consideration needs tobe given to the exact location of the building ona slope to ensure that its visual impact isminimised and that the benefits of a sloping siteare maximised in its construction andfunctioning.

If used to best advantage, a slope can help toreduce the impact of a modern farm building,providing it with a visual backdrop.A locationwell below the brow of the hillside or at anatural break in the angle of the slope will helpto settle a building into the landscape.To helpthe building work with the slope, a steppedstructure should be constructed rather thanseeking to create a level base for the buildingthrough the use of cut and fill excavationtechniques.The stepped appearance andresultant shadow lines created by the eaves willalso help to break up large expanses of roofcladding. Sites that are shaded all day should beavoided as should narrow valleys as these canprove to be damaging wind tunnels.

Walling materialsFor portal frame buildings the walls aregenerally made up of two elements; a solidlower section and a clad upper section. For thelower section the most commonly usedmaterial is concrete block. Concrete blocks arecomparatively cheap, readily available andconvenient to use, however in their raw statethey can appear out of place in the landscape soshould be rendered or at least painted to helpthe building fit in with its setting.Awareness ofthe area’s landscape character will help to

identify appropriate colours.Alternatively,timber sleepers, a generally more sustainablematerial, can be effective both for external wallsand internal partitions. However, the best lowerwall material to help a building settle into thelandscape will be the traditional buildingmaterial which predominates in the area; inDevon this will be stone, brick or cob. Insensitive areas such as the National Parks andconservation areas the use of traditional localbuilding materials for lower walls may be aplanning requirement. For the upper section ofwalls timber is generally used.The direction ofcladding and the use of a coloured stain canhelp the building fit into its setting. Fibrecement sheeting may be used but this is a lesssustainable material and because of itscomparatively fragile nature is unlikely to last aslong as timber. Steel sheeting can be used but iscostly and its appearance is generally not suitedto a rural environment.With manufacturersproducing sheeting designed specifically forrural settings it is unlikely that unfinished rawcement or steel sheets will gain approval fromthe Local Planning Authority.


Use of locally quarried rubble stone as a lower walling materialin East Devon, reinforces the area’s local distinctiveness.

Roof coveringsThe wide span and shallow roof pitch of aportal frame building generally makes the use oftraditional roofing materials inappropriate. Fibrecement or steel sheets, often corrugated, aremost frequently used. Dark coloured roofingsheets should not be used on any buildingbecause of the comparative amount of heat thatdark materials absorb.While being cheap andefficient, modern sheet materials can appear asalien areas of highly reflective or vivid blocks ofcolour in the landscape. In recognition of this,manufacturers provide a range of matt sheets,factory finished in colours appropriate for ruralenvironments. In addition it may be possible touse traditional roofing materials on the roofslopes of particularly sensitive elevations of aproposed building. For instance, as describedpreviously, adjacent to a traditional farmyard theuse of an asymmetrical portal frame could allowa steeper slope on the courtyard elevation tobe clad with slate while the rear slope would beshallow and covered in a sheet material.

Eaves detailing and rainwatergoodsModern practice is to recommend that the roofeaves oversail by around 300-400 mm.Oversailing eaves also provide a shadow linewhich can help to break up the bulk of abuilding. However, traditional farm buildings inDevon do not generally have deep, oversailingeaves so in some cases a compromise betweentrying to achieve a traditional appearance andmodern practice will have to be considered.Rainwater goods should ideally be matched tothe colouring of the building to reduce theirprominence.

Accommodating wildlifeWhile new buildings must be constructed in away that does not cause damage to wildlife, asdetailed in Chapter 4, new buildings can also bedesigned in a way that benefits wildlife. Nestand roost sites within a building and semi-natural habitats created in landscaping schemesaround a building can attract many species,including Barn Owl, Little Owl, Swift, Swallow,House Martin, insects, bats and other smallmammals. Barn Owls in particular can benefit asthey rely heavily on agricultural buildings forroosting and nesting places. Loss of old farmbuildings through conversion or neglectincreases the importance of making provisionfor Barn Owls in new buildings. Barn Owls willuse buildings where there is frequent humanactivity as long as they are provided with hidingplaces.

Landscaping Where screening is considered to beappropriate or necessary, the spoil left overfrom excavation can be used to create newbanks around the building to help soften thebuildings outline and anchor it in the landscape.Ideally, new banks should be similar in height toadjoining or nearby hedgebanks and localtraditions of hedge and bank constructionshould be used. It may also be practical to useany excess spoil to restore field boundarybanks on the farm. Newly graded earth banksand cuts associated with new buildings shouldbe restored to appropriate vegetation by grassseeding or native shrub planting and managedpositively to prevent weed growth and avoid anunkempt appearance.


PlantingNew buildings should ideally be designed sothat tree or shrub planting is not considerednecessary to screen it from view. However, ifthere is an over-riding justification for a buildingthat would be obtrusive in the landscape or ifthe building would benefit from shelter on anexposed site, planting can be used to greateffect.The first consideration is to protectexisting trees in close proximity to the site of anew building as they are of value in their ownright and will help to integrate the building inthe landscape. New planting adjacent to farmbuildings should be far enough away to avoidroot damage and any restriction upon thefuture expansion of the buildings.Theappropriate distance will depend upon the treeor shrub species and upon the farming activitythat occurs around the building. New planting atsome distance from the building could also beconsidered especially if the planting would alsoprovide a shelter-belt, expand an existingwoodland, restore a hedge or provide someother benefit to the farm.

There may be grants for this sort of plantingmaking it a way of minimising the impact of abuilding in a cost efficient manner.The aim withall planting should be to use species native orcharacteristic to the area. Native species reflectthe semi-natural species of the area.Characteristic species include those that havebeen commonly planted in the area in the past.Alien species, particularly Leylandii, should beavoided, as they will be detrimental to thelandscape. Once planting has been completedsubsequent management is essential, forexample weeding, thinning and protection fromlivestock and pests such as rabbits.

The table below shows tree and shrub speciesthat are recommended for planting in Devon.In selecting a suitable mix of trees and shrubsconsideration must be given to local landscapecharacter and existing ground conditions. LocalPlanning Authorities may have more detailedguidance available on appropriate species aswell as details of suppliers of plants of localprovenance.


Common Oakwoods, hedgesvaluable species for wildlife

Sessile Oaktypical of uplands

Ashwoods, hedgesfast growing, casts light shade

BeechSmall groups, copses, hedgesupland areas, casts heavy shade

Wild Cherrylowland woods, hedges

Rowanupland woods, hedges

Scots Pinewoods, scrub

Larch (European)woods, copses

Hollywoodland, hedges evergreen, shade tolerant

Hawthornwoodland edges, hedges,scrub

Blackthornwoodland edges, hedges,scrub

Field Maplelowlands, east part of theCounty

Hazelwoodland, hedges

Common Sallowdamp ground, hedges

Goat Willowscrub, hedges

Silage clampsThe design and construction of silage clampsmust strictly adhere to the Water Code and therequirements of the pollution regulations.Themost important consideration is the stabilityand suitability of the ground, but care must alsobe taken to ensure that the impact of thestructure upon the landscape is minimised.Ideally, a silage clamp should be built intosloping ground so that excavated spoil can beused to form screening banks outside theperimeter drainage channels. Clampsconstructed entirely from earth banks, orsimply excavated into the hillside with noproperly constructed walls or drainagechannels, are not permitted by the currentregulations.

Waste Storage Slurry storage, which by definition includes dirtywater, comes within the water protection andpollution control regulations, as detailed inChapter 4. Commonly, slurry and liquid waste iscontained in enamelled steel, circular storesthat can be very intrusive in the landscape.

Siting to provide screening through the use ofthe natural topography, existing buildings,landscaping and planting, having considered theimpact of root growth upon the store, can helpto reduce the impact of the store on thelandscape. Stores can be purchased in a varietyof colours.The landscape characterisation studywill help to indicate which colours would bemost appropriate.

Outdoor Feed and Grain BinsOutdoor feed and grain bins are normallyconstructed from untreated galvanised steel.Due to the high reflectivity of this material theycan be very conspicuous in the landscape.Structures with factory applied coatings arenow readily available and should be used tohelp reduce their visual impact. If a silo iserected with untreated galvanised sheeting itmust be left to oxidise for a year beforepainting, usually with a tar paint.Whereverpossible the structures should be integratedwith existing buildings rather than placed inpositions that are prominent from public viewpoints.


7. Other Agricultural Development

A grain store integrated with the farmstead.

PublicationsCountryside Agency - 0870 120 6466

Rural Development & Statutory Planning.Ref RDR 15

DEFRA - 0845 955 6000Code of Practice:Water.Ref PB0587ERDF Rural Enterprise Scheme.Ref PB5267

Environment Agency - 01392 444000Sustainable Urban Drainage Systems, an introduction

HMSO Publications available from The StationaryOffice - 0207 242 6410

BS5502 Buildings & Structures for Agriculture

RSPB - 01392 432691Information on bird species and nest boxes

The Barn Owl Trust - 01364 653026Barn Owls on Site - a Guide for Developers and Planners

ContactsADASMamhead Castle, Mamhead, Exeter, Devon. EX6 8HD (01626) 892600 www.adas.co.uk

The Barn Owl TrustWaterleat,Ashburton, Devon.TQ13 7HU01364 653026www.barnowltrust.org.uk

Countryside AgencySouth West Region, 11-15, Dix’s Field, Exeter. EX1 1QA01392 477150www.countryside.gov.uk

Department for Environment, Food & RuralAffairs (DEFRA) (formerly MAFF)Block 3, Burghill Road,Westbury on Trym, Bristol.BS10 6NJ0117 959 1000www.defra.gov.ukHelpline, 08459 335577

Devon Biodiversity Record Centre Contact Devon Wildlife Trust, details listed below.

Devon Fire & Rescue ServiceService Headquarters,The Knowle, Clyst St George,Exeter. EX3 0NW01392 872200

Devon Wildlife Trust Shirehampton House, 35- 37, St David’s Hill, Exeter.EX4 4DA01392 279244www.devonwildlifetrust.org.uk

English HeritageSouth West Region, 29, Queen Square, Bristol. BS1 4ND0117 975 0700www.english-heritage.org.uk

English NatureRenslade House, Bonhay Road, Exeter.EX4 3AW01392 889770Roughmoor, Bishop’s Hull,Taunton.TA1 5AA01823 283211www.englishnature.org.uk

Environment AgencySouth West Region, Manley House, Kestrel Way, Exeter.EX2 7LQ01392 444000www.environment-agency.gov.uk

Health & Safety Executive (HSE)Infoline: 0541 545 500www.open.gov.uk/hsehome.htm

National Dairy Farm Assurance Scheme (NDFAS)PO Box 236, Reading. RG6 6AT01387 247967www.ndfas.org.uk

National Farmers Union (NFU)South West Region,Agriculture House, Pynes Hill,Rydon Lane, Exeter. EX2 5ST01392 440700www.nfu.org.uk

Royal Institution of Chartered Surveyors (RICS)020 7222 7000 www.rics.org

Royal Institute of British Architects (RIBA)020 7580 5533www.architecture.com

Royal Town Planning Institute (RTPI)020 7929 9494www.rtpi.org.uk


8. Publications & Contacts

Rural Design & Building Association (RDBA)ATSS House, Station Road East, Stowmarket, Suffolk.IP14 1RQ01449 676049www.rdba.org.uk

RSPBSouth West England Regional Office, Keble House,Southernhay Gardens, Exeter. EX1 1NT01392 432691www.rspb.org.uk

Water Regulations Advisory Service (WRAS)Fern Close, Pen-y-Fan Industrial Estate, Oakdale,Newport. NOP11 3EH01495 248 454www.wras.co.uk

Local AuthoritiesDartmoor National Park AuthorityParke, Haytor Road, Bovey Tracey, Newton Abbot.TQ13 9JQ01626 83209www.dartmoor-npa.gov.uk

Devon County CouncilCounty Hall,Topsham Road, Exeter. EX2 4QW01392 382000www.devon.gov.uk

East Devon District CouncilCouncil Offices, Knowle, Sidmouth. EX10 8HL01395 516551www.eastdevon.gov.uk

Exeter City CouncilCivic Centre, Exeter. EX1 1JN01392 277888www.exeter.gov.uk

Exmoor National Park AuthorityExmoor House, Dulverton, Somerset.TA22 9HL01398 323665www.exmoor-nationalpark.gov.uk

Mid Devon District CouncilAilsa House,Tidcombe Lane,Tiverton. EX16 4DZ01884 255255www.middevon.gov.uk

North Devon District CouncilCivic Centre, North Walk, Barnstaple. EX31 1EA01271 327711www.northdevon.gov.uk

Plymouth City CouncilCivic Centre, Plymouth. PL1 2EW01752 668000www.plymouth.gov.uk

South Hams District CouncilFollaton House, Plymouth Road,Totnes.TQ9 5NE01803 861234www.south-hams-dc.gov.uk

Teignbridge District CouncilForde House, Newton Abbot.TQ12 4XTO1626 361101www.teignbridge.gov.uk

Torbay CouncilRoebuck House,Abbey Road,Torquay.TQ2 5DP01803 207787www.torbay.gov.uk

Torridge District CouncilRiverbank House, Bideford. EX39 2QG01237 428700www.torridge.gov.uk

West Devon Borough CouncilKilworthy Park,Tavistock. PL19 0BX01822 813600www.westdevon.gov.uk


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103998 New Farm Buildings - Devon County Council · NEW FARM BUILDINGS IN DEVON ... practice tend to be large,clad,portal frame buildings.The siting,size and ... landscape is an essential