9 homes at Old House Farm, German Lane, Charnock Richard, Chorley

What was proposed

An outline application proposed up to nine homes after demolishing the existing buildings, with access included and other matters reserved.

“Proposal: Outline application for the erection of up to 9no. dwellings, following the demolition of the existing buildings, with all matters reserved save for access.”

Officer report

The site and surroundings

The site is in the Green Belt, about 200 metres south of Euxton’s boundary, with rural land, woodland, a railway and nearby homes and a scrap yard.

“The application site is situated within the Green Belt, as identified in the adopted Chorley Local Plan 2012-2026, approximately 200m south of the settlement boundary of Euxton and 500m west of the settlement boundary of Chorley. The site contains a cluster of detached, rectangular single storey buildings and areas of hardstanding.”

Officer report

Earlier site history

Earlier applications included an angling pond, a barn and shippon conversion, and permission in principle for another separate residence.

“Ref: 24/01069/FUL Decision: APPRET Decision Date: Description: Conversion of obsolete semi-detached barn and shippon into residence.”

“Ref: 25/00112/PIP Decision: PERPIP Decision Date: 19 March 2025 Description: Permission in principle application for the conversion of existing barn and shippon into separate residence.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a Section 106 contribution of £1,206 towards an equipped play area.

“It is recommended that outline planning permission is granted, subject to conditions and a Section 106 legal agreement to secure a financial contribution of £1,206 towards the provision of equipped play area for children/young people.”

Officer report

Green Belt and design

Officers considered the site previously developed and found that replacing its buildings with homes could avoid substantial harm to Green Belt openness and improve the site’s appearance.

“The key test of paragraph 154 (g) is that the proposed development should not cause substantial harm to the openness of the Green Belt. ‘Substantial’ is a high threshold of harm and cannot be minor or moderate. In considering the impact on openness in relation to any existing development, the application of a 30% uplift in volume has always been used as an objective way of determining whether development is considered materially larger or not.”

“It is clear that there is already an impact on openness as a result of the existing development which occupies the site, which has both spatial and visual impacts, along with its associated activity as a dwellinghouse (an agricultural workers dwelling). The assessment of harm, therefore, has to be additional to what currently exists on site, which is the baseline.”

Officer report

Consultation responses

Highways, Natural England, Network Rail, the Coal Authority and United Utilities raised no objections, while the parish council objected on several grounds.

“Network Rail – Have not raised any objections to the proposed development, however, they stated that an interface with Network Rail is required for the proposal, no works are to commence until they have been agreed with Network Rail and that works on the site must be undertaken with the supervision of Network Rail via their Asset Protection Team to ensure that works on site do not impact the safe operation, stability and integrity of the railway and its boundary.”

“The Coal Authority – Have stated that as the site falls within the Coal Authority’s defined Development Low Risk Area, they have no comments to make.”

Officer report

Objections received

Thirteen objections raised concerns about the Green Belt, utilities, noise, traffic, highway safety, wildlife, access and vehicle movements.

“Thirteen representations of objection have been received, and the points of objection are summarised as follows –”

“Site is in the Green Belt • Water and electricity supply in the area is not adequate for the additional development • Noise pollution • Traffic and highway safety • Impacts on wildlife • Access track to the site is not adequate • Number of vehicle movements stated in the design and access statement is an underestimate…”

Officer report

Who spoke

An objector and the agent spoke to the committee.

The committee vote

The committee voted seven in favour and three against granting outline planning permission.

“After careful consideration, it was proposed by Councillor Craige Southern, seconded by Councillor Katie Wilkie and subsequently resolved (7 for, 3 against) that outline planning permission be granted, subject to conditions and a Section 106 legal agreement.”

Minutes