# Ashton Farm, Wedmore

- **Decision:** dismissed, 21 September 2026
- **Decided by:** Planning Inspector: C Butcher
- **Authority:** Somerset (South West)
- **Appeal reference:** 6010649
- **Application reference:** 15/25/00014
- **Procedure:** written-representations
- **Development:** Class Q prior approval, two agricultural barns to 7 dwellinghouses with building operations
- **Homes:** 7
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** P3(2)(a)
- **Main issues:** noise to future occupiers, reasonably necessary demolition
- **Tags:** tier-2, prior-approval, class-q, limited-nppf-engagement

## Summary
Class Q conversion of two barns to 7 dwellings, dismissed on noise from retained farm buildings. The decision-maker "must have necessary certainty … prior to an award of prior approval", so noise could not be left to a condition (DL ¶11). Partial demolition was accepted as "reasonably necessary". The letter does not mention the Framework at all.

## What made the difference
The noise review was "light on detail" and did not assess whether mitigation was needed or would work, including against intensified future agricultural use (DL ¶¶8–9). The EHO's suggestion of a condition was rejected (DL ¶¶10–11).

## Policy findings
- **P3(2)(a): fail.** GPDO Q.2(1)(b) noise — review of retained farm buildings (telehandler, possible intensification) too thin; not deferred to condition (DL 4-11); Framework not cited
- **DM9: pass.** partial demolition of barn 2 "reasonably necessary" under Q1(j)(ii) — reasonable-person test; conversion not rebuild (DL 13-17)

## Key facts
- UU to demolish or cease agricultural use of barn 3 accepted as mitigating that noise source
- Other farm buildings used for bedding storage with a telehandler 2-3 times a week; no assessment of the effect of mitigation

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/545f96f9-3129-4523-87ed-4d195a3cdd04
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010649

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010649.html

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