Barn retention at 41 Rushgreen Road, Lymm, Warrington

What was proposed

The application sought to remove a condition requiring demolition of the existing barn, allowing it to remain on the site.

“The site was granted full permission (2021/39882) in 2024 for the demolition of the existing outbuilding, the construction of a new dwelling, alterations to the existing accesses, creation of a pond, boundary treatment and associated development subject to a legal agreement removed permitted development rights for both the existing property on the site and the new dwelling permitted as part of the permission.”

“This application seeks to remove condition 16 on the permission which required:”

Officer report

The site

The site contains Holly House, a barn or storage building and a new permitted dwelling within the Green Belt, with fields on three sides.

“The application site is situated at Rushgreen Road, (which connects the North Eastern edge of Rushgreen, through to the centre of Lymm), within the Lymm area of Warrington. The site now contains the original two storey detached dwelling (known as Holly House, 41 Rushgreen Road) and associated two storey detached barn/storage building (proposed to be demolished as part of the original application) and the constructed new property (permitted as part of application…”

“The site has a walled, bell-mouth access from the Northern side of Rushgreen Road which is located adjacent to Holly House (41 Rushgreen Road) and is proposed to serve Holly House and there is a further access to the site positioned approximately 85 metres East along Rushgreen Road and this is proposed to be the access for the new property with pedestrian access for the new property shown to be adjacent to the existing vehicular access.”

Officer report

Why officers recommended refusal

Officers considered the application procedurally unlawful, inappropriate in the Green Belt, harmful to highway safety and unsupported by Very Special Circumstances.

“The proposal is unacceptable in principle and a case for Very Special Circumstances has not been demonstrated that outweighs the harm to the Green Belt and any other harm. The proposal would have a detrimental impact on Highway Safety.”

“The proposed development would constitute inappropriate development in the Green Belt which is harmful by definition and would not preserve the openness of the Green Belt. The proposed development would also conflict with the purposes of the Green Belt by way of encroachment. It is not considered that a case for Very Special Circumstances has been demonstrated to exist that clearly outweighs the harm to the Green Belt, and any other harm resulting from the development.”

Officer report

What consultees said

The parish council supported retaining the barn, transport officers objected over parking and access, and other council consultees raised no objection.

“Lymm Parish Council supports the retention of the barn and support the removal of condition and instead propose a new condition stating that the building may not be converted into a dwelling.”

“WBC Transport Development Control – objects to the removal of the condition as the barn proposed to be retained is located over the parking for the retained property and over the pedestrian access to the new property…”

Officer report

What residents said

One resident supported retaining the barn, citing the loss of a non-designated heritage asset and preferring conversion to its loss.

“The application was publicised by 24 neighbour notification letters and a site notice. As a result 1 representation have been received from surrounding residents. The representation is supporting the retention of the building and can be summarised as follows:”

“Loss of the non-designated heritage asset • Conversion to residential is preferential to loss…”

Officer report

Who spoke

Representations were heard in favour of the application.

The committee decision

Members refused the application in accordance with the officer recommendation.

“The application was refused as per officer recommendation.”

Minutes