Two dwellings from barns at Canal Bank Farm, Grappenhall And Thelwall, Warrington

What was proposed

The application sought two dwellings through a barn conversion and a new detached dwelling, after demolishing four existing buildings.

“Description of Development: Technical details consent for permission in principle, ref. 2025/01049/PIP. Residential development to form 2no. dwellings: comprising barn conversion & erection of 1no. Detached part-one storey/part-two storey dwelling; following demolition of 4no. existing buildings…”

Officer report

The site and surroundings

The site contains barns and stables, is accessed from an unadopted track beside the Bridgewater Canal, and lies in the Green Belt and conservation area.

“The proposal site is a series of barns, and a block of stables located at Canal Bank Farm. The proposal is accessed from Canal Side, an unadopted track that runs adjacent to the Bridgewater Canal. The more substantive, brick-built barns are in the northern side of the site, closest to Canal Side and the access into the site. The other relevant barns and the stables are to the south of these brick-built barns, further within the farm site.”

“The proposal is in the Green Belt (Local Plan Policy GB1) and the Grappenhall Village conservation area (Local Plan Policy DC2).”

Officer report

Earlier applications

Permission in principle for residential-led redevelopment was approved on 26 September 2025, while a separate replacement stable application remained pending.

“This application is a technical detail consent (TDC), the second stage of application after a permission in principle (PIP) has been granted. The PIP was granted under ref. 2025/01049/PIP on 26/09/2025. A PIP application can only assess the principle of a proposal- location, land use and amount of development- with all other material considerations assessed at the TDC stage.”

“A replacement stable block was included under the permission in principle application. This has not been included as part of this application and is subject to a separate planning application to the south of the current application site, ref. 2025/01711/FUL.”

Officer report

What officers recommended

Officers recommended approval because the proposal’s principle, amenity, design, heritage, highway, ecology and biodiversity impacts were acceptable.

“The principle of the development is acceptable and has been established by the granting of the permission in principle application. • The impact on the amenity of adjacent occupiers is acceptable. • The design of the dwellings is acceptable and there is no harm to the setting of the Conservation Area. • The impact on the adjacent highway network is acceptable. • The ecological impact of the proposal is acceptable. • Biodiversity net gain can be delivered on site. 164”

Officer report

Representations received

The parish council accepted the barn conversion but objected that the new dwelling’s modern design would harm the area’s rural character.

“Objection raised. No objection to conversion of Barn A however the design and materials for the proposed Barn B are uncompromisingly modern. The proposed dwelling would be out of character with the surrounding area when viewed from Barn A and would cause harm to the essentially rural character of the area.”

Officer report

Who spoke

Representations were heard in favour of the application.

The committee’s decision

The committee approved the application with conditions in line with the officer recommendation.

“The application was approved with conditions as per officer recommendation.”

Minutes