Three detached dwellings at The Beeches Livery Centre, The Beeches Livery Centre Mustard Lane, Croft

What was proposed

The application sought demolition of the existing stable building and menage and construction of up to three detached dwellings with landscaping and infrastructure.

“Description of Development: Outline application for proposed demolition of existing stable building and menage and erection of up to 3no. dwellings with associated landscaping and infrastructure…”

Officer report

The site and surroundings

The site is a livery centre near Mustard Lane, screened by a conifer hedgerow, with dwellings nearby and agricultural land to the north.

“The application site is The Beeches Livery Centre, located to the north of Mustard Lane, roughly equidistant between Croft and Culcheth. The site is well screened from Mustard Lane by a dense conifer hedgerow along the front site boundary, behind which is the livery’s car park. An access track from the car park leads to a large stable building and behind this is 45”

“The adjacent properties to the east and west of the site are dwellinghouses, as well as to the southeast of the site on the other side of Mustard Lane. To the north of the site, beyond the livery centre is open agricultural land.”

Officer report

Earlier planning history

Earlier applications concerned a change to horse stabling, which was refused, and a barn for hay storage, which was approved.

“Planning Ref: 94/31762 Description of Development: Change of use from agricultural livestock shed into stabling of horses for showjumping and DIY livery, creation of ancillary hardstanding Decision: Refused Date of Decision: 18/05/1994 Planning Ref: 95/34387 Description of Development: Erection of a barn for hay storage Decision: Approved Date of Decision: 29/03/1996”

Officer report

Officers’ assessment

Officers considered the Green Belt redevelopment acceptable, with suitable density, highway effects, tree and hedgerow protection, ecological measures and biodiversity net gain.

“However, the proposal, whilst having some impact on the openness of the Green Belt is assessed to not result in substantial harm to the openness. As mentioned, substantial harm is the highest bar for harm contained in the NPPF. In this instance, the proposal is for up to three dwellings to replace an existing barn, with the floorspace and overall size of the dwellings comparable to that of the building which is to be demolished.”

“The hawthorn and elderberry hedge to be partially removed is along the northeastern site boundary. The comments from the Tree Officer confirm that due to the age of this hedgerow, it may qualify as an “important hedgerow”, and a Hedgerow Regulations Assessment (1997) would be required at reserved matters to understand if it qualifies for statutory protection.”

Officer report

Objections and consultation

Three objections and a parish council objection raised concerns about Green Belt harm, character, amenity, services and precedent, while consultees raised no objections subject to conditions.

“Proposal would lead to the loss of a livery yard and change to the character of the area. • Development is harmful to the Green Belt, and the most northerly proposed dwelling is not on any existing built footprint. • Proposal is not in a sustainable location for homes and proposed dwellings are not affordable either, meaning the relevant exceptions for development in the Green Belt are not met.”

“Objection raised. Proposal is alteration from rural and equestrian character by building a small housing estate on Green Belt. This will set a precedent for further housing development.”

Officer report

Who spoke

Representations were heard both in favour of and against the application.

The committee’s vote

The committee resolved to approve the application subject to conditions in line with the officer recommendation.

“The application was approved subject to conditions as per officer recommendations.”

Minutes

The decision

Permission was granted subject to conditions, including reserved matters, contaminated land, visibility splays, ecological protection, accessibility, tree protection and hedgerow controls.

“The development hereby approved shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters as defined by condition below, whichever is the later.”

“An assessment of Hedgerow H2 under the Hedgerow Regulations 1997, to determine whether it qualifies as an important hedgerow for the purposes of the Regulations. • Confirmation of the hedgerow’s ownership and boundary position, supported by appropriate evidence such as Land Registry title information or updated boundary plans. • Layout drawings demonstrating how Hedgerow H2 can be retained in situ wherever reasonably achievable.”

Officer report