London | Warrington
Red Lane Barn - Full Planning and Appeal
Erection of an Agricultural Barn
Architect: Roger White
Overview
Nuko Planning submitted a full planning application on behalf of our client for the erection of a new agricultural barn on land south of the bridle path off Red Lane, Warrington (known as Heath Farm). The site has been actively used for agricultural purposes since August 2019 and supports a small-scale livestock operation including rare breed Dexter cattle, Welsh Black sheep, and Gloucestershire Old Spot pigs.
The proposal sought consent for a single barn to house livestock and securely store agricultural equipment and feed. The barn was designed to consolidate farming activity around the field, with access retained via the existing bridle path, avoiding any changes to the established access arrangements.
Challenges
The proposal faced several key objections. There were concerns about residential amenity, particularly regarding noise, odour, and potential public health impacts, with the Council concluding that insufficient information had been submitted to demonstrate the barn would not adversely affect nearby properties. Additionally, the scale and siting of the proposed barn were considered harmful to the open rural character of the Green Belt and the surrounding Greenway Network. The application was also found to conflict with key policies in the Warrington Local Plan, specifically DC3, DC6, and ENV8, which relate to landscape quality, environmental protection, and amenity. Furthermore, there was uncertainty surrounding the lawful status of an existing barn on the site, which undermined arguments that the new structure would consolidate or replace existing operations.
Outcome
The proposal was refused at appeal. However, clear and constructive advice was provided by the Planning Inspectorate, offering a pathway for future resubmission. Our client is currently reviewing these recommendations, with a view to refining the scheme to better align with planning policy and site sensitivities.
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