BCM

Design, Access, Planning, Heritage Statement & FRA

The Dairy Experience
Change of Use of Agricultural Barns ((inclusive of Extension (and
retention of biomass unit) and Raised Deck Building 1)) and Land
into
Mixed Use Tourism & Leisure; Proposed Installation of Car Park,
Educational/Display Units and Play Facilities;
Extensions to Agricultural Barn and Raised Deck
October 2014

BCM Ref: 750/4231

rural consultancy | sales & purchases | lettings

architecture & design | planning & development

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

Contents

Page

1. Introduction & Proposal .........................................................................................................

2. Executive Summary ................................................................................................................

3. Planning Policy & History .......................................................................................................

4. Diversification Objectives .......................................................................................................

5. Layout, Scale & Design ...........................................................................................................

11

6. Landscape Considerations ......................................................................................................

13

7. Highway Considerations .........................................................................................................

16

8. Heritage Considerations .........................................................................................................

16

9. Drainage & Flood Risk ............................................................................................................

17

9. Conclusion ..............................................................................................................................

18

Page 2

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

1.0 Introduction & Proposal

1.1

The application seeks full planning consent based on the following concept:

Change of Use of 2 redundant farm buildings:

- Building 1 Mixed Use retail, caf/restaurant with ancillary yoga and conference
facility, inclusive of an extension and raised deck.
- Building 2 Play and education zone.

Change of Use to the land from agriculture to mixed use tourism and leisure
consisting of landscaping and play facilities.

Proposed educational/display units.

Proposed car park.

1.2

The whole objective of the application is to sustain Tapnell Farm and to diversify its income
with an experience that directly correlates with planning policy and needs of the business. The
proposal will deliver a tourism destination within the West Wight to increase its sustainability
and provide an experience that is niche and in vogue. This works in harmony with the existing
tourism facilities at Tapnell Farm including its holiday cottages and eco lodges.

1.3

The focus of the project is to act in harmony with the farming operation; having a synergy with
the land. The brand and experience will educate and promote the farming industry and assist
in meeting niche markets when supplying local independent food producers specialising in
dairy and beef. The applicants also want to act as food champions for suppliers to assist in
local food and farm industries.

1.4

Due to the economic downturn and the general demise of the dairy industry throughout the
UK this application has to be implemented so that the remaining parts of the farm enterprise
are sustained.

2.0 Executive Summary

2.1

The Local Authority have consistently recognised the need to diversify the income at Tapnell
Farm. This correlates with defined planning policies.

2.2

The proposal does not create a divorced or unrelated experience, but has a direct correlation
to the existing farm and will highlight the core role it plays in maintaining and working within
the countryside.

2.3

The proposal is sensitive to the environment and has been laid out in the most logical and
coherent manner to deliver a quality experience which has little impact.

2.4

The scale, layout and design works with the aesthetic of the farm and the rural environment
and will actually help educate all visitors to appreciate the surroundings rather than detracting
from it.

2.5

The proposal has considered the landscape interactions and works within the context of the
key characteristics.

Page 3

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

2.6

The proposal will have no implications on the setting of any Listed building. It is contained
within a definitive zone; albeit subtly visually connected.

2.7

The highway system, junction and car parking are suitable for the level of development.

3.0 Planning Policy & History

3.1

As a preamble, the Local Authority has been aware of the need to diversify incomes on the
farm holding, particularly in light of the general demise of the dairy industry within the UK.
Over recent years Tapnell Farm has had to diversify which has culminated in both
implemented planning consents and also an array of pre-application enquiries. One such
enquiry was to undertake a joint venture with a company called Wave Garden. Although this
was accepted as a concept, it was suggested to be in inappropriate for that particular business.
However it was recognised by the Council that some form of tourism and leisure experience
would be supported.

3.2

It is within this context that the applicants have moved forward with a specific proposal that
does deliver a tourism and leisure experience, but focuses heavily on the farming system; thus
creating The Dairy Experience. Historic correspondence and feedback can be produced on
request, although it is felt to be slightly onerous and unnecessary given the strength of the
project and its correlation with planning policies.

3.3

The Vision of Central Government

3.4

The context of the NPPF is manifested through a number of background papers produced by
Central Government. One of the focal papers is the Governments Tourism Policy (March
2011). Clearly the tourism industry is essential to overall GDP and must be a catalyst
particularly when increasing domestic tourism and productivity. Therefore within the
presumption of sustainable development this proposal is critical to both national and local
goals.

3.5

National Planning Policy Framework

3.6

The National Planning Policy Framework (NPPF) sets out the Governments objectives for the
planning system. It sets the strategic tone in which Local Authorities and applicants use in
order to achieve sustainable development.

3.7

As a presumption, there is a goal to deliver sustainable development. Section 17 (Core

Planning Principles) suggest that Local Planning Authorities should proactively drive and
support sustainable economic development to deliver the homes, businesses and
infrastructure that the Country needs. It also recognises and encourages and effective use of
land by reusing land and buildings that have been previously developed, provided that it is not
of high environmental value.

3.8

Under Section 1 (Building a Strong, Competitive Economy) the Government is committed to

securing economic growth in order to create jobs and prosperity and to rely on the Countrys
inherent strengths.

Page 4

750/4231
Design, Access, Planning & Heritage Statement

3.9

October / 2014

Section 3 (Supporting a Prosperous Rural Economy) clearly encapsulates the intension of

central government and has a direct correlation with the proposal. It suggests that planning
policy should support economic growth in rural area in order to create jobs and prosperity by
taking a positive to sustainable new development. To promote a stronger economy, the Local
and Neighbourhood Plan should:

Support the sustainable growth and expansion of all types of business and enterprise in
rural areas, both through conversion of existing buildings and well designed new
buildings.

Promote the development and diversification of agriculture and other land based rural
businesses.

Support sustainable rural tourism and leisure developments that benefit business in
rural areas, communities and visitors, and which respect the character of the
countryside. This should include supporting the provision and expansion of tourist
visitor facilities in appropriate locations where identified needs are not met by existing
facilities in rural services centres.

3.10 It is hard to distinguish how the proposal would be contrary to any of the above aims.

The Vision of the Isle of Wight Council

3.11 The Isle of Wight Core Strategy has been collated via a number of background papers which
formulated the direction of SP4 (Tourism). The extracts of relevant background papers can be
produced on request, but mainly consist of the following:

The Economic Development Delivery Action Plan

The Tourism Development Plan

3.12 The key aspiration is to develop a 21st century tourist offer which includes:

To develop an attractive brand that encourages visitors to the Island for a range of
experiences.

To position the Isle of Wight as a destination of choice within key markets and sectors
and to develop innovative markets and promotional activities.

3.13 The reports highlight the need to develop a clear and distinctive offer for rural areas via
creating a strong sense of place and to provide a focus for a new higher value tourist
experience.
3.14 It is within this context that the proposal must be supported. It clearly does deliver a product
fit for a 21st century visitor.
3.15 Some key conclusions indicate that seasonality and poor quality has led to insufficient trade
and market share.
3.16 The outlined solutions include:

Provide a wider choice of different types of accommodation and attractions on the

Island.

Appeal to new types of customer.

Page 5

750/4231
Design, Access, Planning & Heritage Statement

Attract higher spending visitors.

Assist in extending the season.

October / 2014

Local Planning Policy

3.17 At a local level, the Isle of Wight Core Strategy is applicable. The Isle of Wight is subdivided by
a number of specific zones; the largest of which is the Key Regeneration Area.
SP1 Spatial Strategy
The Council will, in principle and in line with its overarching approach to economic led
regeneration and national policy, support development on appropriate land within or
immediately adjacent the defined settlement boundaries of the Key Regeneration Areas, Smaller
Regeneration Areas and Rural Service Centres and will prioritise the redevelopment of previously
developed land where such land is available, suitable and viable for the development proposed.
Unless a specific local need is identified, development proposals outside of, or not
immediately adjacent to the following defined settlements will not be supported.
Key Regeneration Areas:
Medina Valley (Newport, Cowes and East Cowes); Ryde; The Bay (Sandown, Shanklin and Lake)
Smaller Regeneration Areas:
West Wight (Freshwater and Totland); Ventnor
Rural Service Centres:
Arreton; Bembridge; Brading; Brighstone; Godshill; Niton; Rookley; St Helens; Wootton; Wroxall;
Yarmouth
Appropriate land is considered to be deliverable within, and immediately adjacent, the
settlement boundaries of the Key Regeneration Areas and Smaller Regeneration Areas. For Rural
Service Centres, proposals for greenfield and/or non-previously developed land within or immediately
adjacent to settlement boundaries will need to demonstrate that deliverable previously developed land is
not available and an identified local need will be met.
In all cases development on non-previously developed land will need to clearly demonstrate how it will
enhance the character and context of the local area, and the Council will prepare a Design Principles
SPD to provide guidance on how development can achieve this.
Outside of defined settlements proposals for tourism related development will be supported in
accordance with Policy SP4.
Proposals that contribute to delivering the identified level of development set out in SP2, SP3 and SP4
will need to demonstrate how, in line with the Habitat Regulations, there will be no significant impact on
the integrity of European designated sites. Where this cannot be demonstrated planning permission will
not be granted.

3.18 Section 5.17 (The Wider Rural Area) suggests that generally, development is not expected to
occur in the Wider Rural Areas unless, as set out in SP1, a local need for development can be
demonstrated, or it is tourism related development. A greater number of the Islands tourism
facilities are located in rural areas to take advantage of the Islands high quality environment.
The Council will continue to support the maintenance or improvement of these facilities inline
with Policy SP4.

Page 6

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

SP4 Tourism
The Council will support sustainable growth in high quality tourism and proposals that
increase the quality of existing tourism destinations and accommodation across the Island.
To reflect the special tourism offer of the Isle of Wight, proposals for tourism related
development should utilise the unique characteristics of the historic and natural
environments, without compromising their integrity. The Council also wishes to see the Island
become an all year round tourism destination, which develops green and new niche tourism
products, and development proposals should reflect this.
Whilst the target is to improve and maintain the quality of existing tourism destinations and
accommodation, a loss of bed spaces through redevelopment or conversion to other uses will
be permitted where it can be demonstrated that the use is no longer viable and that the
premises/site has been marketed for at least 12 months at an appropriate market price.
Tourism-related development proposals should maintain a mix of tourism accommodation
that offer a range of styles, types and quality of provision and make use of current or former
tourism sites wherever possible.

3.19 The overarching guide of Policy SP4 is to improve the economic prosperity by increasing the
proportion of high value visitors to the Island. Section 5.158 requires that there is an increase
to the overall quality of tourism in terms of its accommodation, opportunities, events,
attractions and leisure activities. This is in direct correlation with the proposal.
3.20 So often many new tourism proposals simply concentrate on increasing bedstock; however
this proposal develops an attraction within the West Wight which will increase its sustainability
and visitor profile. Apart from the Needles Leisure Park there is little visitor attraction, apart
from visiting Yarmouth as a historic settlement. Therefore the proposal meets the
diversification and aims of the farm, but also will help the wider economic prosperity of the
West Wight. It will create a strong visitor destination.
DM2 Design Quality for New Development
The Council will support proposals for high quality and inclusive design to protect, conserve and
enhance our existing environment whilst allowing change to take place. A robust design process with
the use of skilled designers and pre-application discussions will be promoted. Relevant information
according to the sites size, location and context will be required in order for the Council to determine
planning applications properly and quickly. All new development should respond to a clear
understanding of physical, social, economic, environmental and policy context.
Development proposals will be expected to:

1. Provide an attractive, functional, accessible, safe and adaptable built environment with a sense of
place.

2. Optimise the potential of the site but have regard to existing constraints such as adjacent buildings,
topography, views, water courses, hedges, trees, wildlife corridors or other features which significantly
contribute to the character of the area.

3. Be appropriately landscaped to provide an attractive setting for the development that integrates with
the surroundings.

4. Complement the character of the surrounding area, particularly in Conservation Areas and AONB, as
defined in Conservation Area Appraisals, Village Design Statements or other Supplementary Planning
Documents that define locally distinctive areas.

5. Minimise the consumption of natural resources and the production of waste or pollution.
Development proposals which preserve or enhance a Heritage Asset or the setting of a Heritage Asset
will be supported.

Page 7

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

3.21 The development does provide an attractive, functional and appropriate form of development
which respects the sense of place.
3.22 The design does optimise the site and has had regard to existing constraints.
compliment the area and is felt to comply with Policy DM2.

It does

DM8 Economic Development

The Council will, in principle and in line with national policy, support growth in economic
development. The Council will support proposals for:
1. The extension of existing employment sites in sustainable locations.
2. The development of clusters in knowledge-driven and high technology industries. These should be
focussed within the Medina Valley and Ryde Key Regeneration Areas.
3. The development of start-up units and premises that offer room for the expansion of existing Island
companies and potential inward investors.
4. B1a (office) development in, or on the edge of, existing town centres, close to public transport links
and accommodated as part of mixed-use development schemes, where appropriate.
5. Rural economic development opportunities and farm diversification schemes that contribute to the
sustainability of the wider countryside.
6. The conversion and re-use of existing buildings.
Development proposals will be expected to ensure appropriate infrastructure is developed to facilitate the
proposed development.
The loss of employment sites referred to in Policy SP3 will only be permitted if evidence of marketing for
at least 12 months at an appropriate market price is provided and where it can be shown that a mixed use
redevelopment would lead to no net loss in employment opportunities within the site.

3.23 Policy DM8 establishes the goals for economic development which includes rural economic
development opportunities that contribute to the sustainability of the wider countryside.
3.24 The proposal does deliver opportunities for strong farm diversification that will contribute to
the sustainability of the wider countryside, both through conversion and reuse of existing
buildings, but also delivering new infrastructure that will make the site attractive and deliver a
high quality experience for the 21st century visitor.

4.0 Diversification Objectives

Business Structure and history
4.1

The sustainability of Tapnell Farm is imperative and so this form of diversification is

fundamental in order to secure its future. Tapnell Farm has a clear commitment to
sustainability based on previous work undertaken with PV installations, eco-lodges and the
general building ethos and management.

4.2

In recent years the farm as diversified, delivering some key statistics:

Producing 270,000 kWh/ year of renewable electricity.

Tapnell borehole supplies 100 cubic meters of fresh drinking water per day.

The bio-mass boiler provides renewable heat to all tenants (200KW system).

Page 8

750/4231
Design, Access, Planning & Heritage Statement

4.3

October / 2014

Tapnell farm is part of a partnership creating an Anaerobic Digester which will produce
and supply renewable gas to 500 homes on the Island.

They have planted 25 acres of tree in the last five years (sustainable wood supply)

3,000 guests stayed at Tapnell Holiday Accommodation 2014 (Winning local and
National Accommodation Awards), equating to a spend of over 500,000 in the local
economy while staying.

The business is owned by the family farming partnership of Andrew and Paul Turney, albeit the
new generation of Turney is now starting to manage the unit. The farm was purchased in the
1980s by the partnership and has been run as a dairy and arable unit since that time. Since
purchasing the farm the partners have invested in the dairy enterprise including general
infrastructure, farm buildings and services. However the dairy industry has suffered
throughout the UK particularly as milk prices remain low and unsustainable.
Cropping

4.4

The main holding comprises of approximately 850 acres of owned land; and several hundred
acres is rented on short term tenancies or cropping arrangements. The majority of the land is
sown to short and medium term grass leys. The land to the north of the holding is used
predominantly for grazing while the land to the south is ley grass rotated with cereal crops.
Rented land tends to be used for growing maize and cereals to service the dairy enterprise.
Stocking

4.5

Tapnell Farm dairy now supports approximately 400 cows, although historically numbers were
much higher. The holding also supports dairy followers although a proportion of dairy heifers
are reared off site.
Staffing

4.6

At Tapnell Farm there are 3 full time and 1 part time farmworkers, although many more are
employed within the sphere of tourism. The proposal will increase employment numbers;
albeit exact figures cannot be estimated at this stage.

4.7

Contractors are used for specialist tasks such as forage harvesting and combine harvesting
Farm Operation

4.8

Overall the farm produces some 3 million litres of milk per annum. Milk is sold to diary
processors primarily for the liquid consumption market. The farm wants to continue its
production, but must diversify its income and use its redundant land and buildings for an
economic use.

4.9

The farm has made significant environmental improvements through investing its own funds
with the assistance of an Entry Level Stewardship scheme. This has included hedge planting,
pond creation, conservation margin management around field edges and low input farming on
environmentally sensitive areas. Some 25 acres of new woodland has been planted in the last
decade through the Jigsaw scheme to encourage dormice and red squirrels. The
environmental role will form a strong educational tone within the proposal so that all visitors
are aware that they are custodians to the countryside.

4.10 Whilst the model will have national appeal there are a number of reasons which make the IOW
a well suited location for the concept.

Page 9

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

There is already a Dairy Farm at Tapnell Farm. Vacant buildings and land can be used
which is an opportunity to efficiently convert to tourism; the primary income
generator on the IOW.
There are currently no dairy focussed educational attractions on the IOW.

Infrastructure is in place with ample parking and access for many vehicles.

Existing captive audience at Tapnell with the holiday lets, Tapnell Manor, the Eco
Lodges and any future developments, such as conferencing.

2.5m captivated tourists each year on the IOW with resulting efficient marketing
spend.

Although the IOW has a core tourist base of families, there is also a strong contingent
of couples without children, both young and old. With a relevant offering this can
extend the season from just the school holidays.

The local community in West Wight is underserved by restaurants and attractions

giving the opportunity to create a strong local following.

Existing farm diversification models on the IOW prove there is appetite for the
concept.

An educational and interactive dairy farming experience giving visitors the

opportunity to meet the cows, feed the calves and learn about beef and dairy
farming in a fun and interactive way.

The Cow Sheds - The Proposed Cow Herd and the Wider Site
4.11 The Cow Sheds - A more focussed and informative look at the various elements of the cow.
There will be focused on education in particular areas, for example:

Beef a life size cow with all of the cuts of meat drawn on it. Pictures of different beef
cattle, details of how to cook different bits of beef etc. Beef farming the history,
from the wild-west to modern day.

Dairy how to make ice cream, the history of the milk bottle, making milkshakes, dairy
farming all over the world

4.12 Ecology highlighting the eco credentials at Tapnell farm. Biomass, AD, Solar, Bore hole.
Bicycles with a dynamo which need to be pedalled to show a video.
The Herd
4.13 There will also be up to 20 life sized model cows and calves. The herd will be made up of four
different styles:-

Page 10

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

Conventionally painted, either black and white or other natural colour.

In-house designed to further educate on cow facts or stories.
School Projects local schools will be invited to decorate a cow.
Local artists will also be invited to decorate a cow.
Together the herd will form a museum piece of its own with visitors encouraged to
walk amongst it looking at each of the animals.

The Wider Site

4.14 As well as grazing the existing herd of Friesian/Holstein cross dairy cows, the appellants will
work with their dairying and beef partners to graze a selection of beef breeds on the land close
to the main attraction hub. Rather than farming beef, these will be stock animals which are
grazed for the summer and then sold on at the end of the season to be replaced the following
year.
4.15 There will also be an outdoor play area with various piece of kit to add extra incentive to young
families to visit the site and stay on-site for longer. These are likely to include jumping pillow,
pioneering climbing equipment and imagination play blocks.

5.0 Layout, Scale & Design

5.1

The layout of the site has corresponded to the understanding of the tourism industry and
makes use of two redundant farm buildings and its associated land. This will provide a
separate zone that subdivides the residential units from the tourism and the operational dairy
unit (to the East). This transition provides a suitable interrelationship.

5.2

The layout is somewhat orchestrated around the use of the agricultural buildings (via a change
of use). All external areas will be landscaped with various play facilities and the model cows.

5.3

Building 1 will be utilised for the main public realm; subdivided between a caf/restaurant,
retail space, seating as well as an ancillary (upstairs) yoga, conference and mixed use space.
The concept is to provide a low key high quality experience. It will utilise quality food, the
landscape and views to attract the required market. All seating within the spaces will be
aligned with a rural code so it is not too urban or disjointed from the farming system.

South Elevation: Building 1 Proposed Deck Position

Building 1 (East and North Elevation)

Page 11

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

5.4

The building will require some alterations. The North elevation will be extended with a leantoo/rain screen. The South elevation will provide a raised deck with picnic tables. The retail
space will remain open and offer products closely assimilated with the farm, although offering
other commodities too. A simple roller shutter door will close the retail space each day. The
conference, yoga and public realm space at first floor will be flexible and can diversify
dependant on the uses which are required at any given time. There is no one defining use.

5.5

Building 2 will provide a play zone, namely using hay bales and a climbing wall. It aims to
entice children to become active and has a strong connection with drinking milk (to encourage
healthy lifestyles and bones). Within the centre of the barn will be an animal pen displaying
some dairy and beef cows.

Building 2 (West & North Elevation)

5.6

Scattered throughout the site will be various play equipment both for adults and children, all
set within a landscape that is softened via grass and trees.

Farmyard to be Landscaped

5.7

The design works with a farm aesthetic as largely the buildings will retain their agricultural
form, but subtly adjusted to make them suitable.

5.8

The car park will be overlaid with local stone (from the farm quarry) and seeded with grass.
This will mature back into the landscape. This will be bounded by both existing and proposed
hedgerows.

Page 12

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

6.0 Landscape Considerations

6.1

It is felt that the specific site is not open to key visual receptors to warrant a significant impact
on visual amenity. It is felt that this is a good position which will not affect the landscape
character, context or rural aesthetic.

6.2

Public rights of way were considered as part of the site assessment. The illustration below is
an extract taken from the Definitive Map & Statement showing all of the rights of way within
the area. The footpath Is of benefit because it encourages trade by foot.

The Site

6.3

Extract from the Definitive Map & Statement 2000. Public footpaths as a dashed black line (
) and bridleways as a dashed a upright line ( I I I I ).

6.4

Tapnell Farm is situated in the western quarter of the Isle of Wight and located under grid
reference 137 600 865 500. It is some 400m to the north of the main road B3399.

6.5

Tapnell Farm is located on a southern slope of a central chalk ridge with access from the
Middle Road.

6.6

Tapnell Farm has essentially evolved throughout the century with the historic traditional
farmstead sitting to the west, made up of a range of traditional natural stone buildings which
have been subdivided into both residential and holiday accommodation.

Page 13

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

Tapnell Farm - 1964 Existing barn sat on proposed site

6.7

As defined by the West Wight Partnership Landscape Character Assessment, Tapnell Farm lies
within character area 6A, known as Thorley and Wellow open farmland. The key
characteristics of this area consist of the following;

Elevated, large scale, gently shelving open landscape with wide skies and distant
views to the high ground of the downs to the south.

Mix of arable cultivation and pasture with cows and sheep grazing, particularly in the
south of the area adjacent to the chalk downs, plus some horse paddocks particularly
to the southwest.

Larger irregular fields, bounded by fences and low, gabby hedges.

General lack of tree cover and woodland in the centre of the area, combined with
elevations create a windswept and exposed landscape, emphasised by an occasional
Thorn tree bent by the wind.

Few roads cross the area and settlements are sparse, consisting of scattered
farmsteads and a few villages.

6.8

As the site is in a fairly isolated position, it is felt that the reuse of redundant barns and land
will be appropriate without any demonstrable impact.

6.9

Tapnell Farm does sit within a relatively exposed position, but depending upon the line of
sight, the complex will somewhat be disguised by the natural topography and landform.

6.10 It is suggested that the main potential receptor viewpoints are from the Middle Road, Broad
Lane as well as upon Afton/Tennyson Down.
6.11 When immediately to the south and when on the Middle Road (below the proposed site) the
natural landform and topography screens the site in totality.
6.12 When travelling to the east on the Middle Road, the proposal will not be seen when travelling
from Freshwater towards Newport.

Page 14

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

6.13 Regard has to be given to the AONB which sits to the south of the Middle Road and rises up
onto Afton/Tennyson Down. Views of Tapnell Farm can be seen when standing on the top of
Tennyson Down. However one must be mindful that when on such an elevated position
peripheral vision takes into account of the wider landscape rather than being focused on
Tapnell Farm.
6.14 The majority of the proposal will use redundant farm buildings; albeit some of the land will be
used for outside play and car parking. Although this will change some of the localised context
this will not have a discernable impact on the wider setting of the countryside. One must also
be mindful that the proposal does reintroduce significant swathes of landscaping, turning hard
surface into green fields. This is felt to comply with Policy DM13.

DM13 Landscape, Seascape, Biodiversity and Geodiversity

The Council will support proposals that conserve, enhance and promote the landscape, seascape,
biodiversity and geological interest of the Island. Development proposals will be expected to:

1. Protect the integrity of international, national and local designations relating to

landscape, seascape, biodiversity and geodiversity and the reasons for these
designations and the weight given to them and enhance their features of interest
wherever possible.

2. Ensure new development avoids both direct and indirect adverse effects upon the
integrity of designated sites and, if necessary, provides appropriate mitigation measures.

3. Promote the maintenance and enhancement of the links between designated sites,
especially through the provision of, and/or enhancement to, Green Infrastructure and
appropriate local designations.

4. Reflect the aims and objectives of the AONB Management Plan, the Councils Landscape Character
Assessment, Historic Landscape Characterisation and any further relevant landscape assessment.

5. Positively contribute to meeting the aims and objectives of the Isle of Wights Local
Biodiversity Action Plan and Local Geodiversity Action Plan.

6. Minimise the threats and promote the opportunities arising from climate change on the Islands
landscape, seascape, biodiversity and geodiversity.

Page 15

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

7.0 Highway Considerations

7.1

The access from the main road provides optimum visibility splays. The visibility into the main
road is unencumbered and thus maintains safety for all existing and potential users. The apron
provides a bonded surface and is of a width to allow two-way movement.

7.2

The access track runs directly to the proposed car park which will contain a sufficient level of
spaces. When giving consideration to the appropriateness of the access and its associated
infrastructure it is felt that the proposal is compliant with planning policy.

8.0 Heritage Considerations

8.1

The historic group of buildings around Tapnell Farm consist of C18th and C19th farm buildings
attached to a C18th farmhouse which is to the west.

8.2

The main barns and the farmhouse are constructed of natural stone with red clay plain tiled
roofs.

8.3

During the 1990s the barns were restored and converted into dwellings. The original farm
group is kept within a residential use.

8.4

The Historic Environment Record establishes the following:

The Farmhouse listed under SMR10353.

The Barn and Dovecote part of listed barn under SMR10357.

The Cart Shed (The Linney) - SMR10356.

The Coach House SMR10354.

The Stable SMR10355.

8.5

All buildings sit within a reasonable tight cluster, forming part of the historic working farmyard.
They sit within a consolidated grouping and create their own setting and presence within the
landscape.

8.6

Clearly as the farm evolved into modern agriculture new barns (capable of modern agricultural
requirements) were erected to the east of the historic grouping.

Page 16

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

DM11 Historic and Built Environment

The Council will support proposals that positively conserve and enhance the special character of the
Islands historic and built environment. Development proposals will be expected to:
1. Deliver economic led regeneration.
2. Relate to the continued use, maintenance, rescue/refurbishment, repair and re-use of heritage assets
and historic places, especially where identified as being at risk, or likely to become at risk.
3. Relate to the conservation, enhancement and enjoyment of the Islands heritage assets and public
realm.
4. Consider and balance the relationship between the quality of place, economic, social and
environmental characteristics.
5. Be informed by sufficient evidence to reveal impacts upon the significance of heritage assets and
their settings which may include the Councils Conservation Area Appraisals and Management Plans
and the Local List Supplementary Planning Document.
The demolition or substantial harm to non-designated heritage assets and their settings, which make a
positive contribution to the special character and/or local identity of an area, will be resisted.
Demolition or substantial harm to designated heritage assets and their settings will only be permitted in
exceptional or wholly exceptional circumstances. Depending on their significance; and only once a lack
of appropriate viable alternatives to demolition or substantial alteration have been demonstrated.
Consent will be refused unless I can be demonstrated that:
(i) the substantial harm to or loss of significance is necessary in order to deliver substantial public
benefits that outweigh that harm or loss; or
(ii) (a) the nature of the heritage asset prevents all reasonable uses of the site; and
(b) no viable use of the heritage asset itself can be found in the medium term
that will enable its conservation: and
(c) conservation through grant-funding or some form of charitable or public
ownership is not possible; and
(d) the harm or to loss of the heritage asset is outweighed by the benefits of
bringing the site back to use

8.9

Policy DM11 has a direct correlation with economic lead regeneration. Its aim is to support
and positively enhance the Islands historic and built environment

8.10 There are three distinctive zones of Tapnell Farm. They consist of the historic core, the
proposed site, as well as the modern farm buildings used by the dairy unit. These zones
provide an appropriate transition between the dairy unit and the residential accommodation
(within the historic core). Although there is visual connectivity, there is also a sense of
enclosure to create little effect on the Listings.

9.0
9.1

Drainage & Flood Risk

Analysis of the Environment Agency Indicative Flood Risk map shows that none of the subject
site is located within a Floodplain. An extract from the indicative map is illustrated below.

Page 17

750/4231
Design, Access, Planning & Heritage Statement

October / 2014

The Site

Blue flood plain

Environment Agency Flood Zone Maps

9.2

The site is on high ground, having a relatively topography. It is unsurprising that this area will
not flood.

9.3

With respect to tidal flooding, this site is well outside any areas of tidal influence and so this
has not been considered further. In the event of exceptional weather conditions, which may
result in increased run-off from adjacent areas onto the land or temporary areas of standing
water; the nature of the proposal is such that there would no adverse effect on the operation
to create risk or impact.

9.4

The development will be well away from any significant watercourse or areas which have been
zoned as flood zones 2 or 3. Thus the proposed development will not impinge on such areas.

9.5

The proposed development will not increase the risk of flood because the absorption capacity
of the ground will be retained and will not prejudice or reduce the filtration rates of rainwater
to create effects with hydrological systems. The proposal will therefore not result in increased
flood risk either on the site or to adjacent areas.

10.0 Conclusion
10.1 The proposal has clear roots with its historic and modern farm operations. Tapnell Farm has
diversified over recent years to provide a range of renewable energy projects and self-catering
tourism units, however due to the plight of the dairy industry there is a need to rationalise and
create a tourism experience which works in harmony with the core business. The Dairy
Experience will provide an experience to make the farm sustainable, but will also deliver an
attraction within the West Wight which is fundamentally required.
10.2 Given consideration to all relevant planning policies, it is hard to see how the proposal is
contrary to any of the aims and objectives.
10.3 Therefore when balancing all planning considerations it is felt that this application is
supportable.

Page 18