Accessible Passivhaus dwelling at Land at Horrobin Farm Horrobin Lane Turton, Bolton

What was proposed

The application proposed a single-storey self-build Passivhaus dwelling with a garage, stable block, menage, landscaping and community orchard.

“Proposed development: Full Planning Application for Erection of a single storey, self build, high sustainability dwelling (designed to achieve Passivhaus standard) with integral garage, including associated land modelling / reconfiguration, garden curtilage, parking, stable block [in an alternative location to that already approved], an outdoor equestrian menage, and hard and soft landscaping (including a community orchard and woodland planting), to be accessed via Horrobin…”

Officer report

The site and surroundings

The 1.2-hectare site was a gently sloping Green Belt field beside existing homes, woodland, a public footpath and an unadopted access lane.

“Figure 1: Location Plan showing extent of the site 3.1.2 It is characterised as a gently sloping field largely enclosed by hedgerows, drystone walls, timber rail and stock wire fences. A single horse currently uses the land for grazing and planning permission has previously been granted for the erection of a small stable block (ref. 10/24/0025). The site is bounded by mature woodland along its northern boundary with a small group of trees also situated to the north-west.”

“A Public Right of Way (PRoW) (footpath no.21) runs along the western edge of the field, providing a valued local walking route and linking into the wider network of paths that connect Horrobin Fold, Jumbles Reservoir, and the surrounding countryside. As already detailed, access to the site is via Horrobin Lane, a cobbled lane that connects directly to Chapeltown Road.”

Officer report

Earlier applications

Earlier applications included a refused stable-block proposal and a later stable-block permission for the application site.

“The following applications relate directly to the application site;”

“10/23/0552 – Erection of a stable block with access road. Refused, 21/11/2023. • 10/24/0025 – Erection of a stable block for the sole use of applicant. Approved, 29/02/2024.”

Officer report

What officers recommended

Officers recommended approval because the proposal was acceptable overall and very special circumstances outweighed the identified Green Belt harm.

“This application is presented to the Planning and Highways Committee as a proposal representing a departure from the Development Plan, on account of the application site’s Green Belt location. The application has also received 14 letters of objection, in accordance with the Council’s Scheme of Delegation. The objections raised principally concern the site’s position within the Green Belt and the nature of the application.”

“In summary, assessment of the application against the Development Plan, the National Planning Policy Framework and other relevant material considerations, finds the proposed development acceptable.”

Officer report

The main planning balance

The dwelling was inappropriate Green Belt development, but officers gave significant weight to personal needs, limited openness harm, design, sustainability and public benefits.

“As concluded in the previous section, the development would amount to inappropriate development within the Green Belt. However, as per the requirements of paragraph 153, an assessment as to whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal should take place.”

“Accordingly, the proposal would result in limited harm to Green Belt openness, which carries moderate positive weight.”

Officer report

Who spoke

The agent spoke at the committee meeting for the applicant.

The committee decision

The committee approved the application subject to the report’s conditions and an amended unilateral undertaking.

“Planning and Highways Committee Thursday, 20th November, 2025 Decision under Town and Country Planning Acts and Regulations –”

“RESOLVED – Approved subject to the conditions highlighted in the Director’s Report and the amended Unilateral Undertaking (UU):”

Minutes

The occupancy agreement

The amended agreement removed the three-year period and required the applicant to live in the completed dwelling indefinitely as their sole or main residence.

“The legal agreement has since been amended, and a revised signed UU has been received on the 18th November 2025. Such changes involve the removal of the three-year period, and instead occupation by the applicant is indefinitely. The below is the revised clause inserted within the unilateral undertaking:”

“The initial owner and developer of the property must reside within the completed dwelling as their sole or main residence unless otherwise agreed by the local planning authority.”

Minutes