Equestrian land and stables at Land To The North Of Chelford Road, Macclesfield

What was proposed

The application sought equestrian use of the land, two stable buildings, a track, hardstanding, fencing and horse keeping.

“The application seeks planning permission for the “Change of use of land to equestrian, including the erection of 2 stable buildings, associated for the keeping of horses together with associated vehicular access track, an area of hardstanding and fencing”.”

“The proposal is a resubmission of application reference 24/2555M of the same description, which was refused in September 2024. They key difference with this resubmission is that the proposed stable block has been moved closer to the Chelford Road access in order to reduce the length of the vehicular access track.”

Officer report

The site and its history

The 14.8-hectare Green Belt site contains undeveloped fields, hedgerows and a pond; an earlier application for the same proposal was refused in 2024.

“The application site consists of a series of undeveloped fields with their boundaries defined by sporadic trees and hedgerows. A pond is located to the north-eastern corner of the site.”

“Whirley Road marks the far north-eastern boundary of the site with a Public Right of Way (FP7) to the north which runs parallel to the site’s northern boundary. The east is bordered by the existing development off Chelford Road and to the west of the site lies Henbury. An overhead powerline passes above the westernmost field of the site; however, no pylon structures are located within the boundary of the application site itself.”

Officer report

What officers recommended

Officers recommended refusal because the development harmed Green Belt openness and countryside character, lacked protected-species and tree information, and had no overriding special circumstances.

“Whilst the proposed development would be a form of outdoor sport and recreation, it is of a scale and nature that would not preserve openness and as such it would be considered to be inappropriate development in the Green Belt. Substantial weight is attached to this harm.”

“Accordingly, the proposal would amount to an inappropriate form of development in the Green Belt and very special circumstances to clearly outweigh this harm do not exist. The development would conflict with the fundamental aim of Green Belt policy to keep land permanently open. The application is therefore recommended for refusal.”

Officer report

Consultation and objections

Most consultees raised no objection, subject to advice or conditions, while objections from 28 addresses covered Green Belt, environmental, access and amenity concerns.

“Environmental Protection – No objection. Information provided for applicant’s attention.”

“Comments were received from 28 addresses objecting to the proposal for the following reasons: - Inappropriate in Green Belt - Loss of openness - No very special circumstances - Has not addressed previous reasons for refusal - Will transform Green Belt into grey belt - Excessive site area for six horses - No tack storage space proposed - No car parking area proposed - Future change of use to housing - Site is a Green Belt buffer between Macclesfield and Henbury - Impact…”

Officer report

Who spoke

Councillor J Snowball attended the meeting and made representations as ward councillor.

The committee’s decision

The committee resolved to refuse the application for the four reasons set out in the officer’s report.

“That application 25/1729/FUL be REFUSED as detailed in the Officer’s report for the following reasons;”

“The proposed equestrian development would not preserve openness and as such it would involve an inappropriate form of development in the Green Belt. There are no very special circumstances which would clearly outweigh this harm. The application therefore conflicts with Cheshire East Local Plan Strategy policy PG 3, Site Allocations and Development Policies Document policy RUR 7, and the provisions of Chapter 13 of the National Planning Policy Framework.”

Minutes