Bosley: Eco-friend home refused by planners two weeks after councillors backed it

CHESHIRE East’s strategic planning board has refused plans for an eco-friendly house two weeks after its own northern planning committee praised the ‘brilliant’ scheme and was minded to approve it.

The application, from Eco Design Consultants, was 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 en suite 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 ground-mounted solar panels.

Two weeks ago the council’s northern planning committee praised the ‘innovative’ scheme, with nine of the 11 members voting to approve the application.

But, because that decision went against the planning officer’s recommendation to refuse and was considered to be a significant breach of policy, northern members were told they couldn’t approve it outright and it was referred to the strategic planning board – which has now refused it.

Cllr Fiona Wilson (Lab), vice chair of northern planning, spoke at this week’s strategic planning meeting to explain why the previous committee wanted it approved.

“We feel that the proposals presented an innovative and exceptional design for a multi-generational family home with many environmental benefits including renewable energy…

“It's also important to note that neither the environment agency nor Natural England raised any objections,” said the Macclesfield councillor.

“This is an exceptionally designed eco-building. Its uniqueness should not be a reason for refusal but a reason for approval.”

She added the application ‘addresses many of our challenges of climate change’.

But members of the strategic planning board were not as convinced.

Cllr Heather Seddon (Image: Cheshire East Council)

Cllr Heather Seddon (Congleton, Lab) said: “I think it’s more designed like a bed and breakfast property.”

The council’s planning officers had recommended the application be refused saying it would, by reason of its size, scale, siting and design, result in a building which is materially larger than those it would replace.

They also said it would form a visually obtrusive feature which would contrast with the existing landscape.

Haslington councillor Steve Edgar (Con) proposed the application be refused as per the recommendations.

Cllr Janet Clowes (Image: Cheshire East Council)

Cllr Janet Clowes (Wybunbury, Con) seconded the refusal.

She said it was an ‘extraordinary design’ and ‘I have absolutely no doubt about its credentials in terms of heat source, retention and the rest of it, but in terms of what it’s being designed for I think the design is internally questionable.

“I do not, I’m afraid, adhere to this idea that this is multi-generational living. It looks more like a care home inside or some kind of hotel.”

She added: “It would stick out as an incongruity in the landscape where previously you would just see a few roofs of barns.”

Cllr Seddon agreed it should be refused.

“I think it is a commercial venture. I don’t believe it’s multi-generational living,” she said, adding the council would be setting a precedent by approving it.

Cllr Stewart Gardiner (Knutsford, Con) said: “I find the interior layout to be quite interesting if it is to be a family home.”

Six committee members voted to refuse the application and two voted against the refusal, with one member abstaining.