Précis of articles Published in numerous magazines in 2005
and 2006
Planning Permission @ Wellground
Alpaca Stud
By Rob Rawlins - Wellground Alpaca Stud
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The ‘Wellground’ was once a
typical Wiltshire smallholding of just 6 acres with no buildings other than some
timber stables. That was until the arrival of alpacas at Wellground Farm. Rob
and Lesley Rawlins began breeding alpacas back in the nineties. Their breeding programme involved the finest alpacas they could source for their foundation
herd. This has paid off with an outstanding herd of top quality alpacas.
Careful selection culminated in successfully breeding a superb white stud
alpaca, ‘Wellground Farleigh’ who won the ‘Supreme Champion’ at Europe’s biggest Alpaca
Show, the Royal Bath and West Show in 2004.
Rob and Lesley wanted to
farm Alpacas on their smallholding. They needed to live on the land to
provide adequate care for the alpacas. Using a sound business plan involving
breeding and farming alpacas on the existing 6 acres of grazing land, they
successfully obtained temporary planning permission on the smallholding.
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Permission was given
for a Canadian Log Cabin as their farmhouse (with Agricultural Tie). The dream
of a solid timber log home came true. In March 2003, the farmhouse constructed
entirely of Canadian eastern white pine was finished. A photographic sequence
showing the construction of the Log Cabin can be seen on their web site at
www.wellground.com
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Successfully obtaining
Agricultural Tied Planning Permission for a dwelling on just 6 acres of grazing
land gave heart to other smallholders. Encouragement has been given to others
who also own small pockets of land and dream of living with their animals on
their smallholding.
Thanks to the current
viability of farming alpacas in the U.K. and the understanding
of the Planning Authorities, Wellground Farm was created from scratch. It became
one of the Britain’s
first purpose built alpaca farms.
In November 2005, the
Planning Authority gave ‘permanent permission’ to Wellground Farm, based on the
applicants successfully achieving the goals set for a ‘functional test’ and a
‘financial test’.
Rob and Lesley Rawlins at
Wellground have proved that Alpaca Farming has a viable future in the U.K. The future is bright at Wellground Alpaca
Stud.
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So, what is involved in
obtaining planning permission for an agricultural dwelling? Here is a précis of
the Planning Policy Statement by the Government.
Agricultural Occupancy
Planning Permission – A Précis of PPS 7
Planning Permission guidance
is laid down to Local Authorities by the Office of the Deputy Prime Minister (ODPM).
They have created a series of ‘Planning Policy Statement’ (PPS). For the
purposes of Agricultural Occupancy Planning Permission, PPS7 Annex ‘A’ applies.
PPS7 makes it clear that isolated new houses in the countryside require special
justification for planning permission to be granted. There are provisions for
‘Temporary’ and ‘Permanent’ Agricultural Dwellings.
Permanent Planning
Permission
The annex explains that new
Permanent dwellings should only be allowed to support existing agricultural
activities on well-established agricultural units.
Temporary Planning
Permission
In relation to temporary
planning permission, it says, If a new dwelling is essential to support a new
farming activity, whether on a newly-created agricultural unit or an established
one, it should normally, for the first three years, be provided by a caravan, a
wooden structure which can be easily dismantled, or other temporary
accommodation.
Criteria to be achieved for
Planning Permission for Alpaca Farming
There are many criteria to
meet to satisfy the need for planning permission. Specifically the planning
authorities will set two main tests, a Functional Test and a Financial Test.
A
functional test is necessary to
establish whether it is essential for the proper functioning of the enterprise
for one or more workers to be readily available at most times, for example, if
workers are needed to be on hand day and night.
Alpaca farming creates a
specific need for workers to be on hand at day and night. Alpacas are induced
ovulators, and as such do not have effective mating seasons. Unlike sheep and
their lambing season, the alpaca can produce offspring in any month of the year
and time of the day. (Although most offspring are born in daylight, some night
birthing can be experienced.) This creates a functional need to care for the
alpaca on site all year round and creates a need for the alpaca farmer to live
on site and have a suitable dwelling.
Annex ‘A’ says that new
permanent accommodation cannot be justified on agricultural grounds unless the
farming enterprise is economically viable. A
financial test is necessary for
this purpose, and to provide evidence of the size of dwelling which the unit can
sustain. In applying this test planning authorities are required to take a
realistic approach to the level of profitability, taking account of the nature
of the enterprise concerned. In most cases, the planning authorities require the
‘alpaca farmer’ to prove he can earn the minimum agricultural wage for each
worker in the enterprise. This must be earned solely from the agricultural
enterprise involved. Alpaca farming is proving to be one of the more flourishing
areas of agriculture in current times. Satisfying the financial test will
ultimately rely on the ability of the ‘alpaca farmer’ to put together a
successful business plan that can prove to be effective and sustained.
Many Planning Authorities
have now given planning permission based on Alpaca Farming. The full transcript
of PPS7 Annex ‘A’ is available from the Office of the Deputy Prime Minister, and
available to download from their web site
www.odpm.gov.uk .
Anyone looking for
information or advice regarding agricultural occupancy planning permission in
relation to alpaca farming are welcome to contact Rob or Lesley Rawlins on 01380
830431. Try their web site at
www.wellground.com for further information.
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