Ceredigion councillors approved a new farm dwelling despite refusal recommendation

J & C Evans applied through Morgan & Flynn Architectural Services for permission to build a rural enterprise dwelling at Garnfach, near Llanon. The proposal was considered by Ceredigion County Council’s development management committee at its September meeting after local member Keith Henson referred it to the committee.

Garnfach is a dairy holding with about 43 hectares of owned land and a further 26 hectares rented in. The farm keeps 132 cows, 24 young cattle and two bulls. The application said an additional home would support farm husbandry and allow sufficient staffing to be maintained close to the business.

Planning permission had been granted in 1985 for an agricultural bungalow opposite the holding, now known as Gernant. That permission was tied to Garnfach. According to the officer report, the property had been occupied in breach of its condition because it was rented out, but a certificate protecting it from enforcement was issued in 2023.

The bungalow was subsequently sold by the applicant’s sister. Henson’s submission said the farming family had attempted to buy it from a sibling at a price the farm could afford, but the offer was rejected in favour of the full open-market price. The property was then no longer under the family farm’s control.

Henson said the proposed second dwelling would enable a young family to remain close to the farm and help the unit operate effectively. He also said its size was consistent with the dimensions of an affordable home. His referral noted that the previous property’s availability would have changed the circumstances, but that it had first been rented and later sold.

Planning officers accepted that there was a principle of need for a dwelling but recommended refusal because a tied agricultural home had already existed on the holding. Their report said selling that property could be regarded as removing the need used to justify another dwelling on the same land. Rhodri Evans moved to approve the scheme, arguing that the historic sale was the sole reason for refusal. Committee members approved the application against the officer recommendation.