Agricultural track and drainage works at Land off Blaze Hill, Rainow, Macclesfield

What was proposed

The part-retrospective application covered an agricultural track, drainage, trough, pond, earthworks, shale excavation, manholes and retaining walls.

“The application is part retrospective and proposed construction of a field track, installation of a land drain, concrete trough with associated wall and base, changes to ground levels, shale excavation for agricultural purposes, three manholes, re-grading works, construction of two retaining walls and creation of attenuation pond.”

Officer report

The site and surroundings

The 0.85-hectare site is an open countryside agricultural field with boundary walls, trees and an isolated gritstone barn.

“The site comprises an area of land measuring roughly 0.85ha located south west of Blaze Hill, around 1.1km north east of Rainow. The site has been subject to unauthorised development subject of this application, however prior to those works the site was a grassed agricultural field with drystone boundary field walls, trees and an isolated gritstone field barn located in the centre of the site, set into the sloping levels of the site.”

“The site is in open countryside and within the slopes & valleys with woodland landscape character type (LCT). The site is partly in a Coal Authority Development High Risk Area.”

Officer report

Officers’ recommendation

Officers recommended refusal because the levelling and retaining walls would harm the landscape and the setting of a potentially heritage barn.

“The application is part retrospective and proposes construction of a field track, installation of a land drain, concrete trough with associated wall and base, changes to ground levels, shale excavation for agricultural purposes, three manholes, re-grading works, construction of two retaining walls and creation of attenuation pond.”

“Whilst there is not an objection to the extraction of shale on site in principle, which whilst technically a minerals operation is minor in scale, officers have significant concerns with the resultant re-levelling works and installation of two retaining walls around the existing stone barn on site, which would have an unacceptable impact on the landscape and setting of the barn which is potentially a non-designated heritage asset.”

Officer report

What consultees said

Highways, ecology and the Coal Authority raised no objections subject to controls, while landscape officers identified significant visual harm and inadequate information.

“The submitted LVA is wholly inadequate and does not comply with the good practice guidance in GLVIA3 (however, as this is a retrospective application, it is relatively easy to understand the landscape and visual effects).”

“The Coal Authority: Parts of the site lie in an area where historic unrecorded coal mining is likely to have taken place at shallow depth. Voids and broken ground associated with such workings may pose a risk to ground stability and public safety.”

Officer report

Public representations

No representations had been received, although consultation remained open and the parish council was concerned about scale, neighbouring properties, water supply and drainage.

“Rainow Parish Council: Concerned about the application as work appears to be disproportionate in scale and due to wider impact on neighbouring properties, particularly with regards water supply and drainage.”

“None received. However, the application remains under consultation and any further responses received will be reported to the planning committee meeting.”

Officer report

Who spoke

The agent spoke under the public participation scheme.

What members discussed

Members discussed historical access, the need for the new track, the dilapidated sough and the pond.

“Historical access to the site and the requirement for the new access track • The dilapidated sough • The pond…”

Minutes

The committee vote

A motion to approve, subject to omitting the barn levelling and retaining walls and receiving amended plans and conditions, was carried.

“A motion to approve the application, subject to the omission of the land levelling works around the existing barn and retaining walls, amended plans and with the conditions set out below, was proposed and seconded, put to the vote and carried. The final decision to be taken by Planning Officer.”

Minutes

What was decided

The application was approved subject to amended plans and conditions covering works, drainage, landscaping, trees, ecology, manholes and the trough.

“To APPROVE the applications with the following conditions:”

“Accordance with amended plans; 2. No planning permission granted for any works in purple dashed line; 3. Re-surfacing works to be completed in set timescale; 4. Detail for drainage connection off site; 5. Implementation of landscaping scheme; 6. Submission of arboricultural method statement; 7. Measures to exclude livestock from attenuation pond; 8. Details of manholes; 9. Trough to be constructed of local gritstone…”

Minutes