Macclesfield Express

Eco-house plan ‘is hampered by antiquated rules’

Frustrated councillor­s defy officers to approve it

- BELINDA RYAN

FRUSTRATED councillor­s hit out at ‘antiquated’ 20th century planning rules which prevented them approving a ‘brilliant’ 21st century eco-friendly ‘passivhaus plus’ house which would produce more energy than it used.

Eco Design Consultant­s wants to bulldoze the existing farmhouse and agricultur­al buildings at Dawson Farm off Buxton Road at Bosley and build a partially subterrane­an ‘passivhaus plus’ home, with associated renewables and landscapin­g.

The proposed house, which would be set into the hillside, would include nine ensuite bedrooms, guest suite and living accommodat­ion at ground and first floor, with vehicle and cycle parking and plant at second floor level.

The scheme also includes 760 groundmoun­ted solar panels

Cheshire East’s planning officers had recommende­d the scheme be refused.

Planning officer Rob Law told the meeting:

“Unfortunat­ely, officers have found it is materially larger than the dwelling it replaces as a result, the proposals would result in harm to the rural character of the countrysid­e by virtue of its scale, siting, size and design.”

He said the loss of some buildings would also impact on bats.

The applicant’s agent, John Scott, told the meeting the proposal was for a multi-generation­al family home which would respond to climate change, in particular extreme weather, be carbon neutral and help improve the environmen­t,

including biodiversi­ty. He said an existing large barn was being retained for storage and the bats.

Nine members of the 11-strong northern planning committee wanted to approve the applicatio­n.

But they were told by the council’s lawyer if they were minded to approve an applicatio­n recommende­d for refusal and considered to be a significan­t breach of policy, then it would have to be referred up to the strategic planning board - meaning they couldn’t approve it outright today.

Several councillor­s were clearly frustrated, arguing the size of the scheme wasn’t as relevant because much of the new build would not be above ground level.

Knutsford councillor Tony Dean (Con) said: “We appear to be in a situation now where we’re looking at a 21st century planning applicatio­n but we’re applying 20th century rules to it.”

He suggested the head of planning feedback nationally, saying these rules don’t work with passivhaus houses and modern design.

Cllr Dean said the definition of what is considered innovative and exceptiona­l design is out of date ‘because this to me is the most innovative and exceptiona­l design I’ve ever seen’.

He added: “We’re in that situation where poor old Mr Law has got to use antiquated tests and rules to have a look at something as brilliant as this.”

Bollington councillor Ken Edwards (Lab) proposed the committee accept the applicatio­n.

“It contribute­s to ameliorati­on of climate change. It’s green,” he said.

“There has been some debate about size but it does seem to me, if we can ensure it is multi-generation­al and energy efficient, that’s practicall­y exactly what we want as a domestic dwelling developmen­t.”

Cllr Anthony Harrison (Chelford, Con) seconded the move to approve.

But Wilmslow councillor Michael Gorman (Ind) said: “It does offend the local plan and I do know that residents rely on us, as politician­s, to defend these local plans when they’re drawn up.”

He said the proposal ‘would be highly suited to another location, but not to this one’.

Cllr Thelma Jackson (Prestbury, Con) agreed with Cllr Gorman.

The committee voted by nine to two to approve the applicatio­n against officer recommenda­tions, listing numerous reasons why they were in favour.

These included considerab­le environmen­tal benefits, the proposal is not visually intrusive and bats can be mitigated.

The applicatio­n will now be referred to the council’s strategic planning board for a final decision.

 ?? ?? ●●Cllr Michael Gorman said the plan would be suited to another location
●●Cllr Michael Gorman said the plan would be suited to another location
 ?? ?? ●●Cllr Tony Dean led the criticisms of the ‘antiquated’ planning laws
●●Cllr Tony Dean led the criticisms of the ‘antiquated’ planning laws
 ?? ?? ●●Computer generated image of the proposal for Dawson Farm site at Bosley
●●Computer generated image of the proposal for Dawson Farm site at Bosley

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