- Decision
- dismissed, 10 September 2026
- Decided by
- Planning Inspector: L Fleming
- Authority
- Cheshire West and Chester (North West)
- Appeal reference
- 6005497
- Application reference
- 24/01336/LBC
- Procedure
- written representations
- Development
- Listed building consent for conversion of farm buildings, removal of later additions, farmhouse extension and new-build dwelling at Grade II* Manor House Farm (non-determination)
- Site context
- green belt, listed building setting, open countryside
- Green Belt
- Yes
- Framework applied
- August 2026 NPPF
- Determinative policies
- HE6, HE5
- Development plan policies
- Cheshire West and Chester LP1 2015 ENV 5, LP2 2019 DM 47
- Main issues
- heritage
Summary
The listed building consent limb of the Manor House Farm appeals, decided in the same letter as PINS-6005495. Dismissed. The detached new-build dwelling harmed the setting and significance of the Grade II* farmhouse, and that harm outweighed the heritage benefit of converting the traditional buildings.
Issues and findings
- HE6: harm. "This would therefore harm the setting and significance of the designated heritage asset which is, in my view, of sufficient magnitude to outweigh the heritage benefit" (DL ¶16). The residual harm, "whilst not substantial, is a matter of considerable importance and weight" (DL ¶20).
Planning balance
Heritage harm weighed against public benefits (HE6); see PINS-6005495 ¶35-38.
What made the difference
See PINS-6005495. The Green Belt analysis sits in Appeal A only.
Transferable points
- Enabling-development arguments must show the harmful element is the minimum necessary (GPA4) (DL ¶17-19).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| HE6 | harm | considerable | new detached dwelling dilutes farmstead relationship; outweighs conversion heritage benefits; enabling case not proven (DL 14-20) |
Key facts
- Joint decision letter with Appeal A (PINS-6005495); Green Belt issues arise only in Appeal A
Related decisions
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.