10 solar PV panels at 2 Overton Hall Barns, Congleton

What was proposed

The application sought listed building consent for 10 solar PV panels on the south-facing roof, with a battery hidden inside the bin-store wall.

“The proposal is for the addition of 10 Solar PV panels to the southern facing roof slope, both Full Planning and Listed Building Consent are sought. This report considers both applications. The application is accompanied by a Design, Access and Heritage Statement which includes the following information.”

“The south facing roof slopes will have 10no. Aiko Stellar 1N+ 645W N-Type ABC, 72 Cell, black Frame Dual Glass solar panels. dark matt finished panels fitted, each panel being approx. 2.278m tall and 1.134m wide, only 30mm high, fitted on an MCS approved system. The installation system would require a tile to be removed where the fixing for the frame is located and set aside for future re-use.”

Officer report

The site

The property is a converted detached barn, separately Grade II listed, within the Green Belt and beside other listed buildings.

“A detached, two-storey barn, which has already been converted to a dwellinghouse. The dwelling sits on the southern side of the Overton Hall complex and to the south of Overton Hall which is Grade II Listed. The application barn is Listed in outs own right, separately from the main Overton Hall dwelling house. It is also a Grade II building, listed in 1987. The dwelling benefits from off-road parking and a generously sized garden.”

“In addition to its listed status, the dwelling is located within the Green Belt and a low-risk coal development area. The site is not within any Conservation area or identified flood zone and there are no protected trees which need to be considered.”

Officer report

Earlier applications

Earlier permissions included a woodburning stove and conversion of outbuildings to two dwellings, while car-port proposals were refused.

“SMD/2018/0370 Listed building consent for installation of a woodburning stove with flue and blocking up a redundant doorway. Approved. 05/00809/FUL Erection of car ports. Refused. 05/00803/LBC Erection of car ports to Listed Buildings. Refused. 02/01302/LBC Internal/external alterations to listed buildings (conversion to two dwellings). Approved. 02/01301/FUL Conversion of outbuildings to 2 dwellings. Approved.”

Officer report

What officers recommended

Officers recommended refusing listed building consent because the modern panels would harm the barn’s character and the setting of nearby listed buildings.

“OFFICER RECOMMENDATION 2 – SMD2025/0539 (Listed Building consent)”

“Due to their number, size, modern materials and prominent roof slope positioning, the solar panels would result in an engineered form of development with their appearance contrasting and harmfully clashing with the traditional palette of materials of the barn’s roof which makes a positive contribution to the agrarian character of the building.”

Officer report

What consultees said

The conservation officer objected because the panels would harm the listed buildings, while Historic England offered no advice and the town council sought conservation advice.

“Biddulph Town Council To ensure that the Planning Officer had sought appropriate advice from the Conservation Officer.”

“Historic England Historic England provides advice when our engagement can add most value. In this case we are not offering advice. This should not be interpreted as comment on the merits of the application. We suggest that you seek the views of your specialist conservation and archaeological advisers.”

Officer report

What residents said

Two representations were received; one gave no comment, and a neighbouring resident did not object but asked that access along the shared driveway remain unrestricted.

“Letters of Representation Two representations received. One representation just says ‘Neither’ with no further comments. The other representation states the following;”

“As the owners and residents of 1 Overton Hall Barns, with property and land directly adjacent to 2 Overton Hall Barns, we do not object to the planned addition of 10 solar panels on the south facing roof. Of consideration for the application is the driveway from the main road to the two properties. The driveway is owned by us, with a right of access granted to 2 Overton Hall Barns.”

Officer report

Who spoke

The agent, applicants and ward councillor spoke in support of the application.

What members considered

Members considered renewable-energy benefits, reversibility, limited visual impact, the non-original roof structure and support for renewable-energy initiatives.

“Members considered the public benefits associated with renewable energy generation and noted the reversible nature of the proposed installation.”

“Members also highlighted the limited visual impact of the proposed solar panels, the fact that the roof structure was not original and the importance of supporting renewable energy initiatives.”

Minutes

The committee’s decision

The committee approved the listed building consent application with conditions, finding the less-than-substantial visual heritage harm outweighed by carbon-reduction and reversibility benefits.

“That contrary to officers’ recommendation the listed building consent SMD/2025/0539 be APPROVED with CONDITIONS to be agreed by the Head of Development Services in consultation with the Chair; for the following reasons:”

“- The harm to the designated heritage asset would be less than substantial. The harm would be visual rather than harm to historic fabric and would not be clearly visible from the public domain. The proposal would assist with carbon reduction and would be reversible and therefore the harm would be outweighed by public benefits.”

Minutes

Condition added

The committee required external electrical converter equipment to be placed at the end of the barn furthest from neighbouring properties.

“That a condition be added to the decision requiring all external electrical converter equipment to be located at the end of the barn furthest from neighbouring properties;”

Minutes