Holiday let shepherd’s hut at 8 Belle Vue, Lowton, Warrington

What was proposed

The retrospective application sought a short-stay holiday let using a shepherd’s hut, gazebo, hot tub and associated landscaping.

“Planning permission is sought retrospectively for the use of the land for the siting of a shepherd’s hut along with the erection of a timber gazebo and associated landscaping, in connection with the provision of short stay holiday let accommodation.”

“The shepherd’s hut is predominately constructed from timber and measures 6.25 metres in length by 3.65 metres in width, with a maximum height of 4.05 metres. The hut includes an open plan double bedroom, living area and kitchen with a separate shower room. The gazebo is constructed from timber and measures 3.5 metres in length by 2.8 metres in width, with a maximum height of 3.8 metres. The gazebo provides sheltered cover for a hot tub.”

Officer report

The site

The site is beside a detached house, accessed by a private road and public footpath, and lies wholly within the Green Belt.

“The application site comprises an area of land located adjacent to, and accessed via, 8 Belle Vue, a two-storey detached dwelling situated at the end of a private access road to the south of Byrom Lane. The private road also provides access to neighbouring properties at nos. 2, 3 and 4 Belle Vue and forms a public footpath (Golborne no.35) from Byrom Lane as far as 2 Belle Vue.”

“The site lies wholly within the designated Green Belt. Pennington Flash Nature Reserve is located approximately 300 metres to the north-east of the site.”

Officer report

Earlier planning history

Earlier applications included refusals, dismissed appeals, lawful development certificates and approval for a garden building at the address.

“- Planning application reference: A/19/88124/LUCP Address: 8 Belle Vue, Lowton, Warrington, WA3 1BN. Proposal: Certificate of lawfulness for a proposed two storey at rear and single storey to side. Decision: Granted Lawful Development Certificate on 20 th January 2020.”

“- Planning application reference: A/22/94088/HH Address: 8 Belle Vue, Lowton, Wigan, WA3 1BN. Proposal: To erect a garden building in the rear garden. Decision: Approved with conditions on 21 st October 2022.”

Officer report

Consultees’ views

consultees raised no objections overall, while ecology and drainage advice led to recommended controls for lighting, hot-tub water and related matters.

“No details have been provided on site lighting, and potential impacts on bats (particularly foraging and commuting along suitable habitat) need to be considered. A condition is recommended requiring a “Lighting Design Strategy for Biodiversity” to be submitted and approved in writing by the LPA. The strategy shall: a) Identify bat-sensitive areas and key routes.”

“Full details of the method of discharging surface water and a drainage strategy with evidence that drainage hierarchy has been applied are requested prior to commencement of work on site.”

Officer report

What people said

Twenty-six representations supported the application and 19 objected, with views covering tourism benefits, Green Belt impact, ecology, drainage, traffic and residential amenity.

“Constitutes inappropriate development in the Green Belt, causing harm to the openness and rural character, and could set a precedent for further holiday-let or similar developments in the Green Belt. ▪ Retrospective nature of the application undermines the planning process. ▪ Impact on wildlife and ecology from increased activity and artificial lighting, particularly given the absence of ecological surveys and the site's proximity to Pennington Flash Nature Reserve.”

“Impact on neighbouring residential amenity, including overlooking, loss of privacy, increased visitor activity and noise disturbance, particularly from the hot tub and evening use of the site. ▪ The consultation and application process; neighbours were not adequately informed or consulted before the development became operational.”

Officer report

Who was due to speak

The speaking arrangements provided for one speaker against and one speaker in favour, each for four minutes.

What was decided

The committee granted planning permission for the retrospective holiday let, subject to the listed conditions.

“The Committee approve the planning application and grant planning permission, subject to the conditions specified below.”

Minutes