Visitor access track at Biddulph Old Hall, Biddulph Common, Biddulph

What was proposed

The application sought a second access comprising a 600-metre track, replacement bridge and parking for about 100 to 120 cars.

“The application seeks planning permission for engineering works to provide the Biddulph Old Hall property with a second access via a 600m long track way across open land to the west. The proposal is limited to the provision of engineering works and a parking field. The application does not seek any permission to change the use of the Old Hall, which is and would remain a dwellinghouse (Class C3).”

“The track way would be provided across open farmland to link a new parking field at the southeast of Biddulph Old Hall to an access point on Congleton Road, between the Whitegate dwellings and Lea Forge, to the west, where there is a field gate and a footbridge that provides crossing over Biddulph Brook. The track way would follow the woodland edge of The Clough, to the south, and largely coincide with the route of the public footpath (Biddulph Town PROW No 87).”

Officer report

The site and surroundings

The site is open Green Belt farmland near a Grade II* listed hall, a scheduled monument, public footpaths and The Clough woodland.

“The Old Hall is a 17th Century Grade II* listed building and a designated heritage asset; its gardens and the adjacent ruins of a 16th Century manor house are a separately designated Scheduled Monument (Historic England List Entry 1014688). The Hall occupies an isolated hilltop location above Congleton Road, 600m in the valley to the west, and Overton Road, 230m to the east.”

“The application site itself concerns a 600m stretch of open farmland to the northern side of The Clough’s woodland edge, between a field gate and watercourse crossing at a point on Congleton Road, to the west, and the southern end of Yew Tree Walk to the east. The application site, additionally, includes a field parcel to the southeast of the Old Hall.”

Officer report

What officers recommended

Officers recommended refusal because the scheme would harm heritage assets, Green Belt openness, countryside character and the public footpath, without sufficient secured benefits.

“The proposed development would result in ‘less than substantial harm’ of a moderate-high degree to the significance and setting of designated heritage assets (Grade II* listed building and Scheduled Monument). The development would be inappropriate in the Green Belt and there would be harm to openness and conflict with the purposes of including land in the Green Belt.”

Officer report

What residents said

Objectors raised concerns about unauthorised works, commercial visitor use, flooding, landscape, ecology, heritage, mining and highway safety, while supporters cited access, tourism and restoration.

“The proposed development has already commenced with unauthorised works to the south of the Old Hall this has introduced excavations and hard surfacing material that has damaged trees, flora, and fauna • Unauthorised works have been carried out in the Clough • The Old Hall is only a private dwelling there is no consent for a commercial use • The Town Mayor and Town Council have collaborated with the applicant and arranged and sold tickets for events at the Old Hall, they…”

“Local history shared with the public • Would give safe public access and increase tourism • Have experienced problems with the existing shared access • Would restore original entrance • Restoration work has already been carried out to the Old Hall • Proposal in keeping with historical building and estate • Proposed tree planting would benefit the environment • Existing shared access not suitable for increased visitor numbers • Increased visitor numbers would support…”

Officer report

Who spoke

An objector spoke against the application, while the agent, applicant, supporter and ward councillor spoke for it.

What members discussed

Members discussed the site’s historic significance, praised the applicant’s restoration commitment and questioned the need for visitor parking without increased building use.

“Members discussed the historic significance of the site and commended the applicant for his commitment to restoring and maintaining it. Members expressed procedural concerns with the application and questioned the need for visitor parking if the intention was not to increase the use of the building.”

Minutes

What the committee decided

The committee deferred the application so the applicant could consult planning officers and clarify the proposed future use of the site and building.

“That the application be deferred to allow the applicant to consult further with Planning Officers and to establish clarity as to the proposed level of future use of the site/building.”

“(Proposed by Councillor Roberts and seconded by Councillor Pointon)”

Minutes