One dwelling conversion at Lower Hooleyhey Farm, Hooleyhey Lane, Macclesfield Forest

What was proposed

The application sought to convert two former reservoir-related buildings into one dwelling with ancillary accommodation, parking, landscaping, boreholes and drainage works.

“Full Planning permission is sought to convert the barns into a single dwelling based on the same plans as the 2022 approval. The larger two storey barn would form the main 3- bedroom dwellinghouse.”

“The smaller detached barn would form one further bedroom and en-suite as ancillary accommodation. An extension to the east gable would create a small stone-built plant room/storage space. Parking for three vehicles would be adjacent the SE side of the smaller barn.”

Officer report

The site and buildings

The site contains two stone barns in open countryside near Lamaload Reservoir car park, with access along an existing track and public footpath.

“The site comprises two stone barns located in the open countryside, to the north east of Lamaload Reservoir and close to the Lamaload Reservoir Public Car Park.”

“The barns are the only remaining buildings from the Lower Hooleyhey farmstead, an historic farmstead recorded in the Historic Environment Record, that was largely demolished in the 1960s to allow for the construction and use of the Lamaload Reservoir. They were previously converted for use as a public toilet and for storage connected with the use of the reservoir and the nearby public car park and picnic area. That use ceased some time ago and the buildings stand empty.”

Officer report

Earlier planning permission

Permission for the barn conversion was granted in 2022, but work did not begin and the consent later lapsed.

“Planning permission was granted for the conversion of the barns into a dwelling in 2022 but work never commenced and the consent lapsed in 2024.”

Officer report

What officers recommended

Officers recommended approval because the dwelling would secure conservation of the heritage buildings, fit the landscape, improve biodiversity and provide safe access.

“The conversion to a market dwelling is sensitive to the character and appearance of the barns and necessary to achieve conservation and enhancement of these non-designated heritage assets. It therefore accords with Development Plan Housing Policy HC1.”

“The proposed landscaping and restricted curtilage would conserve local landscape character as well as result in a net gain in Biodiversity of 15.2%.”

Officer report

What consultees said

The parish council objected over the dwelling’s need, water contamination risk and use, while Natural England, the Tree Officer and Archaeology raised no objections subject to conditions.

“Question the need for a dwelling in a position where historically residents have been moved away from the water catchment area of the reservoir because of the possibility of contamination. • Recommend that a formal ground water assessment is obtained from an expert hydrologist. • Question the usage of this dwelling.”

“PDNPA Tree Officer – No objections subject to suggested conditions…”

Officer report

Who spoke

The North Area Manager presented the report and outlined the reasons for approval; some members had visited the site.

What members discussed

Members discussed utilities, hedging, alternative access, lighting, public footpaths, bin storage and retaining the existing access.

“The following points were discussed: - Electricity would be brought underground from the reservoir dam under a licence from United Utilities. A ground source borehole would provide renewable heating, a non-planning permit is required to drill this. A licence was not needed to extract water and the water quality is controlled by the local environmental health department.”

“- Footnotes are added onto approval letters to remind developers there should be no obstruction on public footpaths during works unless an alternative route is provided, in which case a diversion can be applied for through the Highways Authority to make this change. Members were reassured the footnote would be made clearer on what is expected from the developer. - Members requested there be confirmation within the plans outlining where the bins would be stored.”

Minutes

The committee vote

A motion to approve, subject to amended conditions, was moved, seconded, put to the vote and carried.

“A motion to approve the application, subject to the changes to the conditions below was moved, seconded, put to the vote and carried.”

Minutes

The final decision

The committee approved the application with amended hedging and bird conditions and additional conditions on bins, the public footpath and existing access.

“Condition 9 and 16 amended to include hedging around the car parking area. Condition 19 amended to include, if work is needed during bird breeding season, appropriate measures are taken to check and exclude birds. 27. An additional condition to confirm where bins will be stored and collected within the site. 28. An additional condition with regards to the public footpath, to ensure works are covered under the appropriate licence. 29.”

Minutes