Detached countryside dwelling at Land at Grange Farm Fox Hill Grange, Brixworth

What was proposed

The application sought a detached dwelling with a garage, outbuilding, access drive, landscaping and associated works.

“Development: Construction of a detached dwelling with garage and outbuilding, together with formation of access drive, hard and soft landscaping and associated works…”

“Full Planning Permission is sought for the construction of detached dwelling with garage and outbuilding, together with formation of access drive, hard and soft landscaping and associated works…”

Officer report

The site and surroundings

The site is 7.59 hectares of farmland near Pitsford Reservoir, outside Brixworth’s village confines, with a public right of way nearby.

“The site consists of farmland to the north of Pitsford reservoir and is located to the south -west of Grange Farm buildings. The existing farm is accessed via a long driveway off Holcot Road to the north. The site measures 7.59ha in site area and comprises of multiple fields currently associated with Grange Farm. There is a Public…”

“Pitsford Reservoir and Brixworth Country Park is located immediately to the south of the site.”

Officer report

Earlier planning history

No earlier application was identified for the proposed dwelling site, while Grange Farm had permission for a holiday-let conversion in 2023.

“Outside village confines, in open countryside • Adjacent to Pitsford Site of Special Scientific Interest (SSSI) • Public Right of Way crosses next to site…”

“There are no identified planning applications submitted on the site of the proposed dwelling, however there is some Planning History pertaining to the use of Grange Farm, which received planning permission for change of use and partial rebuilding of former Coach House to holiday let in 2023 (LPA reference number WND/2022/0863)”

Officer report

Who spoke

A parish statement and the ward member opposed the application; an architect and a barrister supported it on design and landscape grounds.

The committee debate

Supporters said the reservoir landscape was largely man-made and that a design review panel had found the proposal met the exceptional-design requirements.

“Kevin Brown, an architect speaking on behalf of the applicant, addressed the Committee in support of the application and highlighted that, with Pitsford Reservoir having been constructed in the 1950s, the landscape surrounding the application site was mostly man-made.”

“Stephen Whale, a barrister speaking on behalf of the Applicant, addressed the Committee in support of the application and explained that, whilst there was a subjective element to the interpretation of the design, a meeting of the Design Review Panel earlier in 2026 had concluded that this proposal did meet the requirements of Paragraph 84(e) of the National Planning Policy Framework with respect of outstanding design.”

Minutes

The votes

A motion to refuse in line with officers lost four votes to six, while a motion to approve contrary to officers passed six votes to four.

“It was proposed by Councillor Daniel Rainbird and seconded by Councillor Zoe Smith that application 2024/4152/MAF be refused in accordance with the Case Officer’s recommendation, for the refusal reasons set out in the report. The motion as put to the vote with four votes cast in favour of the proposal, six votes cast against with no abstentions, therefore the motion as lost, and subsequently fell.”

“Following further debate, it was proposed by Councillor Nigel Berrill and seconded by Councillor Ronald Firman that application 2024/4152/MAF be approved contrary to the Case Officer’s recommendation, on the grounds that the Committee had heard evidence that the application complied with Paragraph 84(e) of the National Planning Policy Framework in that the Design Review Panel had concluded that the proposal met the requirements of exceptional design at its meeting earlier in…”

Minutes

The final decision

The committee approved the application contrary to the officer recommendation and delegated authority to grant permission and agree planning conditions.

“(1) That authority be delegated to the Assistant Director – Planning and Development to grant permission to application 2024/4152/MAF contrary to the Case Officer’s recommendation.”

Minutes