# Banbh Farm, Breinton Common

- **Decision:** dismissed, 17 August 2026
- **Decided by:** Planning Inspector: Jonathan Edwards
- **Authority:** Herefordshire (West Midlands)
- **Appeal reference:** 6011206
- **Application reference:** 253587
- **Procedure:** written-representations
- **Development:** Part 6 Class A agricultural prior approval — general-purpose agricultural building for feed, machinery and emergency livestock housing
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** DP3
- **Development plan policies:** Herefordshire Core Strategy 2015 SS6, SD1, LD1, Breinton Neighbourhood Development Plan B6, B7, B14
- **Main issues:** siting, design and appearance
- **Tags:** tier-2, prior-approval, agricultural-building, landscape-harm, limited-nppf-engagement

## Summary
Agricultural building prior approval, refused on siting and appearance. The barn "would stand out starkly against the natural landscape given its isolated position within an open field" (DL ¶10). Dismissed. The letter is dated 17 August 2026 and does not mention either Framework.

## What made the difference
Isolation from other buildings and visibility through gaps and the gate in winter. Screening offers were unsecured, because the "obligation" letter was not a deed, and planting "cannot be relied upon" long term (DL ¶¶6, 11).

## Policy findings
- **DP3: fail.** GPDO siting/design/appearance — isolated large barn in open field sloping to River Wye; stark and visually dominant; planting not reliable screening (DL 8-12); Framework not cited

## Key facts
- Unsigned, undated "planning obligation" letter not a valid s106 deed (DL 5-6)
- Decision dated 17 August 2026 — publication day of the new Framework; letter silent on it

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/0c39327f-dcef-480b-aa62-9e17dbda229b
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6011206

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6011206.html

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