Author name: black8

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Help Protect our Best and Most Versatile (BMV) land from unnecessary development

The Emily Estate has acquired 2500 plus acres locally and over 11 farms including an organic farm it has decommissioned.   It now wishes to build a significant new farm in an unspoilt area of countryside that is grade one soil which is rare in the south west.

Agricultural experts say that both manor farm Yarlington and Castle Farm Castle Cary can still be used and are viable farms.

Natural England Guidelines say that existing buildings should be reused and any development should be in the farm curtilage.  The Emily Estate proposals do neither and threaten to concrete over 22000 m2, running alongside the national Monarchs Way and ruining what is described as a most cherished view.

If you have an opinion on this planning application please go to South Somerset Planning website and use

ref no: 24/01203/FUL

For further information please look at our post “Planning Is In!” which outlines further policy reasons for objecting and is also linked to the planning application

Time is running out we only have three weeks to make an objection.  Hope to see you at the meeting.

The Emily Estate Planning Application for Yarlington Manor Farm has been submitted and we need to oppose it.

Comments and objections must be filed by 21st July 2024.  To do this, please use this link and complete the form.

You should write your own text, but we have laid out some of the key points on how this application contravenes principles of planning policy laid out in the following documents:

South Somerset plan

North Cadbury and Yarlington Neighbourhood plan 

Natural England Guide

1.     The Somerset Plan

Under Policy EP 446 (referring to expansion of existing Businesses in the Countryside), Emily Estate will need to demonstrate that the new farm needs to be situated at Black Eight Acres so that the old farm can be converted into housing.  But:

–              Emily Estate has provided no cogent reason why they cannot re-develop the current farms at Yarlington and Castle Cary

–              The Policy EP446 requires existing buildings to be used where possible.  We believe buildings can be re-used and EE has given no cogent reason why not.

–              Government Planning Policy states that land outside the curtilage of the current farm should only be used where essential to the needs of the business.  If the current farm can be developed, there is clearly no NEED to build a new farm.

–              The Policy states there should be no adverse impact on countryside.  It is unarguable that a large new development at Black Eight Acres (with the potential to spread further) will be a blight on cherished views to and from Yarlington Sleights as well as adversely affecting views from Designated Open Access Areas including Corton Ridge and Cadbury Castle.

–              Any new development should not negatively impact existing wildlife and their habitats.  A new farm would obviously impact on the ancient copse and the hedgerows that line the footpaths bordering the proposed site.

–              In addition to the above, taking this and all the other developments on Emily Estate land, we believe that an Independent Environmental Impact Assessment needs to be conducted on the whole Emily Estate before any planning decision is made.

Policy EP547 covers “Farm diversification”.  Any diversification of Yarlington Manor Farm has to comply with certain criteria.  For example:

·      The scale, type and character of the proposal has to be compatible with its location and landscape setting.

–              Creating a new farm and turning the old farm into a housing development are not compatible with either location or landscape setting.

·      Appropriately located existing buildings should be re-used where possible.

–              Building a new farm without re-using existing agricultural buildings is directly at odds with this requirement.  Current buildings at Yarlington Manor Farm CAN be re-used as part of a modern farm as stated in the Independent Agricultural Report

·      Any new buildings should be in scale with the surroundings and well related to any existing buildings on site.

–              The creation of a new farm is clearly not in scale with the surrounding greenfield and is not well related to any existing buildings because there are none.

2.     North Cadbury & Yarlington Neighbourhood Plan

The planning application is wholly inconsistent with the Neighbourhood Plan because:

–              This is a site for which no development is deemed allowable within the Neighbourhood Plan

–              The proposed development would destroy what is described in the
Plan as a view that is “most cherished and admired”.

3.     Natural England Guide to Assessing Development proposal

The Guide on Agricultural land aims to:

·      Protect the best and most versatile (BMV) agricultural land from significant, inappropriate or unsustainable development proposals.

·      Protect all soils by managing them in a sustainable way.  BUT:

–              Black 8 Acres is classified as Grade 1 agricultural land (according to the latest UK Government Agricultural Land Classification Maps) and should not be built upon as it is BMV land – a rare commodity across the whole of the Southwest. 

4.     Environmental and agricultural reasons to object

–              The proposed farm is defined as a large farm development at over 22,000m² plus dirty water lagoons.

–              The proposals form part of a wider pattern by Emily Estate of taking farms out of use and building residential properties including holiday lets.

–              The plans, as they stand, would involve poor farming practise bringing all livestock together on one site within a designated high TB area, according to the Independent Agricultural Report.

–              There is a strong case to argue for a professionally Environmental Impact Assessment to be undertaken covering the whole of the Emily Estate developments.

Please visit the Somerset Planning Website to register your opposition using any or all of the above reasons.  The more people who oppose it, the more likely the council will turn down the application.

Thank you for your support. 

The Planning Application for Yarlington Manor Farm is Imminent!

This week, Yarlington residents received a letter from Paul Rawson advising that Emily Estate will shortly submit a planning application to build a new farm on the Black Eight Acres site.

We are implacably opposed to this.

The new farm would be on a green field site, in the middle of an area designated “a much-cherished view” in our Neighbourhood Plan.  The planned development would destroy this.

Emily Estate has made many planning applications over the years, which have caused varying amounts of controversy, but this is the first to propose a new development on pristine farmland.  Mr Rawson’s reasons for doing it are, at best, disingenuous.

1. He states that Yarlington Manor Farm (YMF) is not fit for purpose and there is no other way to service the milking herd of buffalo.  This is simply not true, for the following reasons:
   1. Independent agricultural experts are of the opinion that YMF is fit for purpose and could easily accommodate the facilities Emily Estate require. 
   2. In addition, Castle Cary Manor Farm could also provide the facilities required, and indeed ought to be required to be used in conjunction with YMF. 
   3. The bridge over the A359 was originally given consent to join different parts of the estate – which would include these two farms.

2. Mr Rawson suggests that the new proposal is required to reduce traffic through Yarlington village, but
   1. The proposed farm is only a few hundred yards from YMF, so traffic can still be diverted from Yarlington if they so wish.

3. Mr Rawson states that the new farm would be far from neighbours and barely visible from the villages but
   1. This ignores the fact that it is a fine piece of unspoilt countryside.
   2. Footpaths and public bridleways run along three sides of the field.  A new farm would destroy the bucolic charm of the countryside walks.

4. Mr Rawson states the farm would include planting that would link up existing hedgerows and pockets of habitat.  Emily Estate’s credentials in preserving habitat are not strong:
   1. They have previously ripped out large parts of hedgerow close to site, along the Monarch’s way, leaving a large open area of grassland where once were hedgerows and trees.
   2. Further stretches of hedgerow have been removed in the construction of their farm tracks.
   3. In other areas, dry stone walls have replaced hedgerows.

1. Mr Rawson refers to the survey of Yarlington residents to support the plan to re-develop YMF into five residential properties, but he omits to mention some crucial findings of the survey which were:
   1. Most respondents preferred the farm to remain on its current site, with the priority being to reduce traffic through the village.
   2. If the farm was moved, the highest concerns were:  further development of the farm; loss of the protected views;  and the environmental impact of the concrete required.

We have consulted widely on these matters and are confident we can make a strong case in opposition to Emily Estate’s proposals and will hope to have the active support of a large section of the community.

Mr Rawson references the use of regenerative farming practices.  It is difficult to see how these proposals support regenerative farming, which ought to be working with the land, restoring it, rather than burying it under thousands of tons of concrete.

Stop The Farm

Black Eight

We read with ironic interest the latest “Community Matters” communications from The Newt in which Ed Workman explains that “as custodians of the land, it is our aim to preserve right of ways and do our best in protecting the vista”.

It would be wonderful if this indicates that The Newt have decided not to build a new Yarlington Manor Farm on prime agricultural land.  But it does not.  On 11^th March we were informed that any changes to plans for the farm would be reported to the community ‘soon’ and we are still waiting. 

Looking at Mr Workman’s words it is worth noting that a vista is defined as “a pleasing view”.  This begs the question, would a view that currently consists of farmland, hedges and woodland, and is described in the Neighbourhood Plan as “much-cherished” remain “pleasing” or “cherished” if a set of concrete barns, grain and machinery stores and milking sheds was placed in it, front and centre.  We think not, but you are all welcome to make up your own minds by taking a look at the following pictures.

This news has the feel of more smoozy Newt PR, punning on the term ‘Community Matters’.  But at least in this, they are correct: our community matters.  But through the destruction of traditional Somerset farmland and countryside, the purchase of ten farms, with the re-purposing of many of the buildings for holiday lets, the communities of this area are being diminished and gutted.

And that really does matter, which is why we will continue to oppose many of The Newt’s proposed changes in our communities.

www.Black8.org.uk

 Vista April 2024                                                Vista after Emily Estate proposed new farm build

Greetings from Black Eight

There has been little news regarding Emily Estate’s proposal to build a new farm at Black Eight Acres and convert Yarlington Manor Farm into residential accommodation for letting, but we continue to closely monitor developments that might affect our local area and community.

• Yarlington Farm

We are continuing to provide information and views to the local planning committee to counter development on Black Eight Acres and to ensure the local community’s voice is heard.  We understand that Emily Estates are continuing their pre-planning consultations regarding the Black Eight Acres site.  We are gathering information and consulting experts to ensure that, should a formal planning application be submitted, then we are able to make a persuasive case against the proposed new farm.

• Lily Farm – Shepton Montague

Emily Estate’s plans to convert this farm into holiday lets and expand the development to include a restaurant were turned down by Shepton Montague Parish Council. 

Emily Estate assured Shepton Montague PC that they would advise the PC of details of any amendments to their application prior to re-submission to Somerset planning.  They did not fulfil this promise.  They have now re-submitted plans with numerous amendments. 

At the latest Shepton Montague PC meeting, there was heated debate over the issue.

Shepton Montague PC have objected to these further amendments, awaiting the outcome of the flooding mitigation report.

Please note that third party representations already submitted on the original application 23/02318/LBC will remain on record.  Nevertheless, as amendments have since been submitted, third parties are invited to submit further individual representations regarding the amendments.  No further comment results in assumed acceptance of the amendments.

•  Community Liaison Officer and Village Steward

Emily Estate has now appointed to the above positions, and we remain hopeful that the Liaison Officer Zoe Young will be able to work with surrounding villages to ensure that Emily Estate’s development does not threaten to harm our rural communities or cherished environment.

Zoe’s role is to work alongside the community and to address any issues or concerns that may arise relating to the Emily Estate.  She can be contacted via email at zoe.young@thenewtinsomerset.com and will attend parish council meetings.

The village Steward is Robert Askew who will be walking the footpaths across the Estate looking for issues and will take on maintenance.  He can be made aware of concerns locals may have via Zoe at the email address above.

•  Road closures for Bridge A359

Dependent on weather conditions, Galhampton Hill will be close on Friday March 15^th from 9am – 8pm to allow installation of the bridge over the A359 by Emily Estate to allow access for them from Avalon Farm to Manor Farm, Castle Cary (also known as Castle Farm).

This bridge is an example of how Emily Estate were able to get planning permission through quickly with little opposition.  Although the bridge will be situated in the parish of Pitcombe, the visual impact will be on residents of North Cadbury and Castle Cary Parishes, the councils of which were not included in the planning process.

It should be noted that since Black8 began its campaign, we are seeing far more co-operation and sharing of information and concerns between the parishes of North Cadbury, Pitcombe, Shepton Montague and Caste Cary which is fantastic and necessary when the Emily Estate straddles all of these parishes and the impact it is having on the local communities is mutual.

When the bridge is installed, it may provide an example of Emily Estate’s idea of necessary and sympathetic development in rural Somerset.  The pre-application plans for the green-field site at Black Eight Acres is worth a second look.

• Yellow brick roads

Emily Estate continues its quest to build roads in its House Style, akin to The Wizard of Oz.  We will leave it to you to decide who can be playing any of the Wicked Witches, lions, tin men or scare crows.  Anyone with a brain?  A heart?  Courage?

We attach a picture of the road construction along Lodge Hill for illustration.

• A review

We were amused to read the review of The Newt by Tanya Gold, the restaurant critic of The Spectator 24^th February 2024.  Please see a link to the article below, which can be read in full if you sign up (one month free, then cancel for no cost), or find someone who subscribes.  The article is titled “You can stare at a cow you will soon eat:  The Newt, Hadspen, Reviewed.”

It seems not everyone is taken in by the Newt’s impressive PR machine.

https://www.spectator.co.uk/article/you-can-stare-at-a-cow-you-will-soon-eat-the-newt-hadspen-reviewed/

• “The bench”

For anyone who has had the privilege to walk down the ancient avenue starting across the A371 from Hadspen House, they will understand the sentiment of one of the recent posts from the Newt:

The view from the bench is indeed beautiful, on occasion, stunning.

Imagine it with a new, extraordinary, modern, farm interrupting the bucolic serenity….

I doubt anyone would enjoy tasting their “cyder” at their private picnic then?

Welcome to the second Black Eight Newsletter.

• Yarlington Manor Farm

Further to the site meeting in September we sent a detailed letter of objection to all interested parties, including planners.  Although the proposal still remains at a pre-planning stage, our intention is to make everyone, particularly those making any decisions about the plans, aware of the unwarranted nature of the proposals. 

We believe there is no overwhelming agricultural business requirement for the new farm and are in consultation with experts to provide evidence to support our case. 

• Lily Farm, Shepton Montague

This planning proposal from Emily Estate has been rejected by Shepton Montague Parish Council on grounds regarding flood prevention, but opposition this development is more wide-ranging.

Heritage groups are opposing the development of the farm which includes the Grade 2 listed farmhouse. 

The CPRE has written to object on the grounds of Local Plan Policy EP5: Farm Diversification which states that any diversification of farm business would require ‘delicate management’.  It is the CRPE’s view (and ours) that developing Lily farm as a concentrated group of holiday lets contravenes the requirement for delicate management of buildings in a small village such as Shepton Montague.

Why is opposition to Lily Farm important? 

The development of holiday lets appears to be an increasing element in Emily Estate’s plans.  Building holiday lets reduces the number of residential properties for locals and the inevitable diminution of villages and rural life in the communities surrounding The Newt.

If Lily Farm can be blocked, it will increase the chances of stopping the re-development of Yarlington Manor and the building of the New Manor Farm on Black Eight Acres. 

• Co-ordination between Parish Councils

At a meeting of Pitcombe Parish Council on 14^th November, agreement was reached on greater co-operation and sharing of information between the Parish Councils of Pitcombe, Shepton Montague and North Cadbury with regard to planning applications from Emily Estate. 

This is a welcome development as planning applications in one parish often have a great effect on neighbouring parishes.  The bridge above Avalon Farm is a prime example.  Although it is in the parish of Pitcombe, the bridge is most impactful on the residents of Galhampton.

• Community Liasion Officer & Village Steward

The Newt has advertised for the above positions to improve communication with local groups.  We hope that this will prove to be a positive step towards engagement with the community and we will work to ensure that there is genuine co-operation, with the good health of local rural life at its core.

With The Newt’s PR machine continuing to produce reams of manicured words and pictures to paint their self-congratulatory vision of a bucolic heaven on earth, it is important that we remain committed to getting the message out that a lot of this development is having a negative effect on local life and is not as sustainable and regenerative as they would have its readers believe.

Wishing you all a Happy New Year

From all of us at Black Eight

A lot of effort has been put into writing the letter below which has been sent to Koos Bekker, the Planning Council members and the Parish Council. Please have a look.
(click here or on the letter below to open the full version and the detailed appendix is here)

The following letter has been sent to our MP, Sarah Dyke.
(click on the letter to open the full version)

Have a look at the habitat and wildlife survey of Sleight Lane Copse and the surrounding area.

The following letter was sent to the Planners on 4th October 2023 with 122 signatories.