Manor House Farm, Hillfoot Lane, Kingsley, Frodsham, WA6 6TB

Main issues, as the Inspector framed them

• The effect of the proposal on the character and appearance of the area bearing in mind Manor House Farmhouse is grade II* listed
• Whether the proposal would constitute inappropriate development in the Green Belt and its effect on openness
• Whether the appeal site is an appropriate location for the proposal having regard to access to services and facilities, the development plan and national policies
• If the proposal would be inappropriate development in the Green Belt, whether any other considerations clearly outweigh the Green Belt harm and any other harm so as to amount to the very special circumstances necessary to justify the proposed development

What decided it

The proposed new-build dwelling would harm the significance of the grade II* listed Manor House by introducing a separate independent residential building that would compete with the farmhouse as the principal building within the historic farmstead group, and this harm, combined with inappropriate Green Belt development and unsustainable location, was not outweighed by the housing and heritage benefits.

Substantial weight given to Green Belt harm and harm to the significance of the listed building; substantial weight given to provision of six dwellings and heritage benefits of conversion and refurbishment; however, the benefits did not clearly outweigh the adverse effects when assessed against national decision-making policies, and very special circumstances did not exist.