At the meeting of the YDNPA planning committee on July 15 2025 the following were discussed: A development in the open countryside near Countersett; a proposal for a self-build bungalow near Sedbergh; and the addition of a rear extension to a house in Grassington.
Pip Pointon reports on the planning meetings on a voluntary basis as part of the commitment of the Association of Rural Communities to local democracy.
Countersett
Would the application by millionaire Jonathan Reed to develop Thorns Farm near Countersett bring culture in a broader sense to the Dales? Or would it have been refused if it was a farming application?
The majority of the committee did approve the application which included the conversion of two agricultural buildings (retrospective), a car park, and the erection of two new buildings which will contain a workshop, two-bed staff accommodation, three short stay visitor accommodation units (each two-bed). In the application it stated that the converted barns will be used as a gallery and studio for craft, art and cultural events by invitation.
The planning officer said the staff and visitor accommodation, on their own, would conflict with the Authority’s policies. But she stated: ‘The Authority will presume in favour of development which is sustainable, including where it makes the National Park a high quality place to live and work, contributes positively to the built environment, conserves or enhances the landscape character through use of high quality design, improves biodiversity, and conserves and enhances the historic environment. [This] development does achieve these objectives and potentially provides a world class facility in the National Park setting. In accordance with [policy], the provision of a tranquil space to enjoy world class art inspired by the National Park, together with the creation of a sustainable environment does further the purposes of the National Park.’
The range of benefits, she said, would include economic growth, the renovation of buildings and support for the land management of the estate.
David Colley, speaking on behalf of the applicant, said in the past ten years Mr Reed’s home at Wood End near Thorns Farm, had been restored and conservation farming practices introduced on the estate. He added: ‘The income from farming alone cannot justify the investment … and the people employed currently. Diversification is required to maintain progress.
‘Diversification at Wood End is different to other farming situations as it is within a creative, cultural framework largely due to the owners who are internationally recognised for their achievements in the world of design and architecture. So income will be generated from the sale of art, sculpture, furniture and also developing an architecture and design studio on site and engaging with other culture and creative activities. Also by provision of very high standard, high quality visitor accommodation.
‘To date more than £2.5 million has been spent on works on the estate with local businesses. It is projected that another £1 million will be spent locally on the development of Thorns Farm.’ Mr Colley told the committee that it was expected that ten full-time and two to three part time staff would be employed.
He said that there were nature friendly farming practices and environmental stewardships for all the land. The farm produced high quality organic meat which is not only being supplied to specialist butchers but will also supply a restaurant that Mr Reed and his partner will open in Hawes in the autumn.
North Yorkshire Council (NYC) Cllrs Robert Heseltine and David Ireton quoted an officers’ report that the owner had addressed members of the committee at the site visit. The legal officer, Clare Bevan, said: ‘The owner shouldn’t take part in the site visit itself – just give access to the area.’
Cllr Yvonne Peacock (NYC) proposed approval of the application in line with the officer’s recommendation. She said: ‘As far as I am concerned it ticks so many boxes.’ She especially noted how beautiful the meadows looked and was pleased to see good farming practices. She added that everything had been done to a high standard including the walling by local wallers, and the renovation of the barns, plus the project would provide local employment and encourage different people to come to the Dales.
Cllr Steve Shaw Wright (NYC) commented: ‘I think it’s an opportunity for the Authority to support an innovative approach to bring, as Cllr Peacock said, a different set of people. We need quality jobs and we need people … who will come in and spend some money. I think we have to support this …and support the development of the business as well.’ He noted that Mr Colley had mentioned the Haworth Wakefield and Yorkshire Sculpture Park and Cllr Andrew Murday (NYC) pointed out that the sculpture Coldstones Cut in Nidderdale attracted tens of thousands every year.
Cllr Simon Myers (NYC) was pleased to see culture in the broader sense being brought to both residents and visitors in the Yorkshire Dales and, like Cllr Peacock, was impressed by the quality of work that had been carried out in the renovated barns.
Parish council representative Cllr Allen Kirkbride said he was also very impressed by that but said: ‘My reason for not supporting this is this has been done without planning permission.’ He added : ‘If this had been a farming application I don’t think it would have got past the first hurdle.’ He also pointed out that 50 per cent of Raydale (which includes Countersett) was now covered by environmental schemes such as that owned by the applicant.
The list of objections reported by the officer included: the increase in traffic along a narrow road should the project be opened up to the public in the future; design concerns in respect of the large glazed window on one of the converted barns; and that the new building for visitor accommodation was tantamount to a new dwelling in the countryside.
Also see https://www.darlingtonandstocktontimes.co.uk/news/25318065.arts-gallery-set-built-yorkshire-dales – which includes a computer generated photo of how Thorns Farm will be developed.
Sedbergh
‘With due respect I do struggle to recognise the site from the officer’s report and I do propose we arrange a site visit so that members can visualise [it] for themselves -and the location,’ parish council representative Cllr Libby Bateman told the committee concerning the application for a self-build bungalow at Frostrow Lane near Sedbergh.
Her proposal for a site visit was accepted with some members stating they would have voted for approving the application by Brian Steadman, a retired deputy chief fire officer for Cumbria. His application included the partial demolition of the stables currently on the site and the creation of a new public pedestrian right of way along the A684.
The planning officer had recommended refusal. She stated that the site was in the open countryside and outside the Sedbergh housing development boundary. Nor would the design of the proposed bungalow, she said, be of such quality and be so truly outstanding that it could be classified as an exception in accordance with the National Planning Policy Framework (NPPF) or YDNPA policy.
She also stated that the Yorkshire Dales Design Guide specified that bungalows were rarely an appropriate form of dwelling in the National Park because their proportions conflicted starkly with that of traditional buildings in the Dales. She argued that the bungalow would introduce a high intensity use alongside the stable and so would have a negative effect on the landscape and dark skies.
She pointed out that the Highways Authority had suggested removing the hedge between the site and the A684 to increase visibility from the site access and to provide a pathway for pedestrians including those walking to Farfield Mill. This would, however, increase the prominence of the site, the officer said.
Cllr Bateman commented that removing six metres of hedge was not in accordance with the Authority’s primary purpose to conserve. Hedges, she said provided considerable biodiversity, habitat and carbon sequestration. Instead Mr Steadman was offering to create another hedge so that the new footpath ran between that and the old one.
Cllr Bateman added: ‘The proposed multi-user route will create a missing link in our precious public rights of way network joining the end of one bridleway with another and creating a safe route for pedestrians, cyclists and horse riders. This proposal fits like a glove our secondary purpose to provide opportunities for the enjoyment of the National Park.
‘It cannot be logical that we are negotiating with landowners to create a multi-user route at one end of Garsdale yet we are denying a multi-user route at the other which is of no cost to the Authority.’
Like Mr Steadman and Cllr Simon Arnold, chair of Sedbergh Parish Council, she queried that bungalows were inappropriate in the National Park and said: ‘We need bungalows for… older people’.
The planning officer had stated that there were ‘no overt reasons’ to consider the provisions of the Equality Act 2010. Two of the relevant characteristics listed in this are disability and age.
Mr Steadman told the committee: ‘Accessibility was a key consideration during the design process – my wife and I are not yet disabled but facing increasing mobility challenges.’
He said: ‘The planning officer described the scheme as intensive. But it is a two-bedroom bungalow for a retired couple. The footprint is the average of rural homes in the UK so should not be considered a large footprint or high intensity use.’ He added that the proposed bungalow would be on a brownfield site; energy efficient and low carbon; and would be carefully positioned to minimise visual impact. He maintained that it would be in accordance with the Authority’s Design Guide.
He pointed out that the Authority’s policies encouraged housing that supported local communities and commented: ’This is not speculative development. It is about allowing local people to remain part of their community. I do not want to add to the exodus of local families. This will be a local occupancy home that will be occupied by me and my family.’ His family, he said, had lived in and served the community of Sedbergh for several generations.
Cllr Arnold commented: ‘From the perspective of the parish it is people like him who form the backbone of our community in retirement. Building strong and resilient communities is not just about encouraging young people to remain in the Park. It is about having a strong core of community in the first place. There is a gradual drain of those who would be the succession to that core in Sedbergh.
‘The site is located amongst a cluster of properties that form the linear hamlet of Frostrow. It does not sit within open isolated countryside. The most immediate neighbour 30 metres to the west is a late 1940s concrete prefabricated bungalow with an asbestos roof. At no point is this fact included in the [officer’s] report. A few 100 metres further west is a static caravan park.’
Cllr Arnold said the bungalow would be difficult to see from the A684 and explained why he did not believe there was limited visibility when accessing the main road from the site. He said that the new footpath would mean that pedestrians no longer had to walk along the carriageway forcing vehicles into the centre of the road.
Grassington
The provisions for disabled people in the Equality Act 2010 were also quoted by a planning officer when the committee discussed and approved an application by a member of the Authority’s staff to convert a garage and alter a rear extension to a house they own at Grassington.
The planning officer stated: ‘It is considered that the proposal would benefit a person with a protected characteristic, advancing opportunities for them.’
Andy Curtis said he lived at the house with his partner and her children. He explained he has no vision at all which made even the simplest of tasks difficult. The house, he said, was not designed with a blind person in mind. Converting the small garage and adding a full-width rear extension would resolve many problems.
‘As a blind person – a specially designed living area with a distinct kitchen area, distinct sitting area and a distinct dining area would allow me to move safely around the living space and not be as much of a burden on the rest of the family.’ The garage would be converted to provide him with an exercise area and a place to listen to his lap top screen reader when working as a solicitor, away from all other noises in the house, he said. He added: ‘We believe these plans will make a massive difference to our lives. It would make it much safer for me for my specific needs.’
Grassington Parish Council had objected for several reasons. It was concerned that with only one parking space for a four to five bedroom house the proposals would lead to huge congestion on the narrow private road and could block access for emergency vehicles. Such over-development it believed would lead to environmental damage. It was also concerned about the noise from the air source heat pump.
The planning officer reported it had been originally proposed to place the air source heat pump at the front of the house but would now be at the back. The planning officer stated that the noise would be at an acceptable level and so unlikely to affect the amenity of the nearest neighbour. She added that the installation of the air source heat pump and solar panels would improve the environmental sustainability of the house.
As the road was unadopted the Highways Authority could only advise refusal of the application as the North Yorkshire Council’s interim parking policy is that a house of four bedrooms or more requires a minimum of three parking spaces. The planning officer stated, however, that the house already had only one parking space as the garage was so small. And the garage could be converted under permitted development without planning permission.