Replacement farmhouse at Dawson Farm Buxton Road, Bosley, Macclesfield

What was proposed

The application proposed demolishing agricultural buildings and a dwelling, then building a replacement dwelling with renewable energy and landscaping.

“Application No: 25/1197/FUL Application Type: Full Planning Location: Dawson Farm Buxton Road, Bosley, Macclesfield, Cheshire East, SK11 0PX”

“Proposal: Demolition of existing agricultural buildings and dwellinghouse, and construction of new replacement dwellinghouse with associated renewables and landscaping.”

Officer report

The site and surroundings

The 3.6-hectare farm has a farmhouse, traditional and modern buildings, trees and hedgerows, and lies in open countryside and a local landscape designation.

“The agricultural buildings are located to the south and east of the house and can be separated into two groups. Firstly, there are two traditional barns close to the house. The one to the south is a traditional brick barn with a stone slate roof, with a single storey outshot on the south elevation; this barn is to be retained in the proposed development for a bat roost. The second barn is a single storey building that runs north south to the east of the access road.”

“The site lies within the Open Countryside and within the Peak Park Fringe Local Landscape Designation Area. None of the buildings on site are listed and there are no nature designations on the site although it does fall within Natural England’s SSSI impact risk zones.”

Officer report

What officers recommended

Officers recommended approval because the revised scheme reduced built form and visual impact, addressed protected-species concerns, and complied with relevant policies subject to conditions.

“As submitted, the application has made a meaningful reduction in the amount of built form proposed, now resulting in a net reduction in built form (as opposed to a net increase as previously proposed). Combined with the reduced visual impact the development would have on the rural character of the Open Countryside and Local Landscape Designation, the proposal is considered to comply with the relevant design and landscape policies of the Local Plan.”

“With regard to protected species, all other reasons for refusal are considered to have been adequately addressed. As such, the three Habitat Regulations tests have been met and the third reason for refusal on the previous application has also been addressed.”

Officer report

What consultees said

Environmental protection, highways, flood officers and the parish council raised no objection, with conditions or drainage details requested where necessary.

“Environmental Protection – No objection, subject to conditions relating to the management of contaminated land before and during construction.”

“Lead Local Flood Authority – No objection, subject to the development being carried out in accordance with the submitted FRA and Drainage Strategy.”

Officer report

Public comments

One member of the public made no objection subject to considering water supply, but raised possible effects on a neighbouring bore hole.

“One comment was received from a member of public, raising the following matters: - No objection subject to impact on water supply - Potential impact of large dwelling on water to neighbouring bore hole…”

Officer report

Who spoke

The agent attended the meeting and spoke about the application.

The committee’s decision

The committee resolved to approve the application for the reasons in the report, subject to the listed conditions.

“That for the reasons set out in the report the application be APPROVED, subject to the following conditions:”

“Three-year commencement 2. Approved plans 3. Materials samples to be submitted 4. Biodiversity net gain plan to be submitted 5. Habitat creation method statement to be submitted 6. Nesting bird safeguarding measures 7. Bat licence to be submitted 8. Updated badger survey to be submitted 9. Construction Ecological Management Plan (CEMP) to be submitted 10. Ecological enhancement scheme to be submitted 11. Detailed landscaping plans to be submitted 12.”

Minutes