Summary
Agricultural considerations can at times form a key relevant consideration in the development plan process. Planning Policy WALES (2002). sets out the policy, identifying that land of grades 1, 2 and 3a of the Ministry of Agriculture Fisheries and Food (MAFF) Agricultural Land Classification (ALC) is the best and most versatile agricultural land, and should be protected as a national resource for the future. Land in grades 1 2 and 3a should be developed only exceptionally, if there is an overriding need for the development, and sufficient land in lower grades is unavailable, or available lower grade land has an environmental value which is recognised. Technical Advice Note 6 (TAN 6 2000) accompanies this. The best and most versatile land comprises that classified by DEFRA as Grades 1, 2 and Sub-Grade 3a. This land is defined as the most flexible, productive and efficient in response to inputs. It is thus best suited to adapting to the changing needs of agriculture. Local and national planning policies steer development away from the best and most versatile land because of the national interest in protecting such land. Grade 2 - very good quality agricultural land Description: Land with minor limitations which affect crop yield, cultivations or harvesting. A wide range of agricultural and horticultural crops can usually be grown but on some land in the grade there may be reduced flexibility due to difficulties with the production of the more demanding crops such as winter harvested vegetables and arable root crops. The level of yield is generally high but may be lower or more variable than Grade 1. Land quality will normally be the most important factor in considering the impact of development on agriculture However, there are other considerations which may be material. These include; the location of the development in relation to farms; the farm size and structure; farm buildings and other fixed equipment; land drainage and irrigation. Planning Policy WALES (2002) notes in paragraph 2.8.1 that high quality land is recognised as a finite resource which shotd be conserved for the future, wherever possible. Such land is described as that graded I, 2 and 3a in the system of ALC and is described as “best and most versatile agricultural land” (BMV). “Considerable weight should be given to protecting such land from development, because of it’s special importance. Land in Grades 1, 2 and 3a should only be developed if there is an overriding need for the development, and either previously developed land or land In lower agricultural grades is unavailable, or available lower grade land has an environmental value recognised by a landscape, wildlife, historic or archaeological designation which outweighs the agricultural considerations. If land in grades 1, 2 or 3a does need to be developed. and there Is a choice between sites of different grades, development should be directed to land of the lowest grade”. The national development plan framework for agricultural land is set out in Planning Policy Statement 7. Paragraph 28 of PPS7 states that the presence of best and most versatile agricultural land (defined as land in grades 1, 2 and 3a of the Agricultural Land Classification), should be taken into account alongside other sustainability considerations. Where significant development of agricultural land is unavoidable, local planning authorities should seek to use areas of poorer quality land (grades 3b, 4 and 5) in preference to that of a higher quality, except where this would be inconsistent with other sustainability considerations. The loss of under 5 hectares of BMV agricultural land is classified as - "Slight adverse" (2002 source) - the site at St Nicholas is 3.9 hectares. HOWEVER, need to check that this is the latest guidance... Moderate Adverse, would be 5ha to 20ha of BMV. If the land at Bonvilston was included in the objection... It's unknown what effect the development would have on the farm business.  A potential site at Llandow has inferior agricultural land:  Research needed to find out if this land is contained in the LDP. There are a number of factors in addition to land quality which may be relevant. These include an assessment of trespass and locational issues, the effect on farm businesses and their assets, and potential off-site impacts on field drainage or water supply. These factors are described more fully in TAN
6
TAN 6 - The Location of Development in Relation to Farms
The location does not affect the land from full exploitation for agriculture - indeed, it is farmed intensively.
TAN 6 - Farm Size and Structure
 The price of farmland is increasing with higher grades of land increasing in price more than land of lower quality. Turnover in agricultural land remains at historically low levels and is a tiny proportion of the total area farmed – amounting to just 0.5% in England, only 0.25% in Scotland and 0.2% in Wales. There are low levels of supply for those wishing to expand... Grade 3 agricultural land values rose by 3.6% and higher quality land rose in value by 4.7% in 2011 in Wales. In 2011, farmers represented 54% of all buyers in the eastern regions, 65% in the Western regions and 69% in the Northern (including Scotland) regions. The main reason for buying farmland was expansion, which was cited as the primary reason in 50% of all deals. The majority of these were farmers expanding their farming businesses. ALC information for Wales is held by Welsh Government. Detailed information and advice is available on request from Ian Rugg (ian.rugg@wales.gsi.gov.uk) or David Martyn (david.martyn@wales.gsi.gov.uk). From 1st April 2013, Natural Resources Wales (NRW) took over the functions currently carried out by the Countryside Council for Wales, Forestry Commission Wales and the devolved functions of Environment Agency Wales. Further reading:
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