Two-storey dwelling at Land At Chorlton Lodge Farm Little Rake Lane Chorlton by Backford Chester

What was proposed

A two-storey dwelling with a detached garage, landscaping and access from the farm’s existing driveway was proposed.

“Description of development: Erection of a two storey dwelling with detached garage and associated landscaping…”

“The proposed two-storey dwelling is designed with influences from the traditional ‘Arts and Crafts’ style. The principal elevation incorporates two gable features: one containing a two-storey bay window, and the other incorporating a cat-slide roof that extends over the offset entrance and a single bay window. Decorative detailing would include half-timbering, brick accents, and two ornate chimney stacks, all contributing to the building’s traditional character.”

Officer report

The site

The site is a grazing paddock within the North Cheshire Green Belt and open countryside, beside an equestrian stud farm and near a pond and fields.

“The application site is an area of land covering approximately 0.49 hectares. The application site is an existing paddock area, currently used for grazing horses. It is located on the north of the equestrian site known as Longview Stud, located at Chorlton Lodge farm, Little Rake Lane.”

“The site is within the North Cheshire Green Belt and open countryside. The application site lies within consultation zone of a National Gas, major hazard pipeline.”

Officer report

Earlier site history

Earlier permissions covered equestrian use, associated buildings, access works, a garage, and land drainage and track resurfacing.

“02/00243/FUL Extensions to cattle shed, parlour and cattle cubicle and associated development – Withdrawn • 09/10016/FUL Change of use of buildings and land to equestrian use. Works to existing buildings to create a 21-box barn with attached wash down and ancillary…”

Officer report

What officers recommended

Officers recommended approval because very substantial economic benefits were considered to outweigh Green Belt, countryside, housing and landscape harm.

“It is considered that the very substantial benefits identified above would clearly outweigh the harm to the Green Belt, the harm arising from the failure to deliver housing otherwise in line with the strategic approach to housing in the Local Plan and the harm to the character and appearance of the countryside.”

“The proposed development is inappropriate development in the Green Belt causing harm to the openness of the Green Belt undermining its purposes. However, it is considered that economic benefits of the proposal are very substantial and result in very special circumstances to outweigh that harm and the harm to the character and appearance of the open countryside.”

Officer report

Main planning issues

The dwelling was considered inappropriate in the Green Belt and too large for an essential worker need, but its design, access, ecology and drainage were acceptable with conditions.

“With regards to criterion 5), the proposed dwelling would have a floorspace of approximately 482 square metres which is considerably beyond the size which would normally be deemed to be necessary to serve an essential need.”

“The application demonstrates that the proposed development would comply with the remaining criteria of Policy DM25. However, for the reasons set out above, it is considered that it has not been demonstrated that an additional dwelling is required on this site to house an essential worker. Furthermore, it is considered that the size and scale of the dwelling is not commensurate with the established functional requirements of the enterprise.”

Officer report

Residents’ views

One letter was received during consultation and raised no objection.

“Representations (e.g. in response to neighbour notification/advertisement):”

“One letter has been received as a result of the consultation process, which raises no objection.”

Officer report

Who spoke

The agent and the ward councillor spoke on the application.

Members’ debate

Members asked why the proposal was considered unique, and officers said its specific site and proposal circumstances could not be replicated elsewhere in the borough.

“Members enquired what was meant by the application being considered unique in reference to its recommendation for approval. Officers advised it was felt that the specifics of the proposal and site could not be replicated elsewhere in the borough and therefore amounted to a case of very special circumstances within the Green Belt.”

Minutes

The vote

The proposal to approve was supported by nine members, opposed by one, with one abstention.

“A proposal to approve the application, subject to the conditions set out in the report and the late information report was passed by 9 votes in favour, one vote against and one abstention…”

Minutes