A plan to change a West Lancashire farm outbuilding into ancillary living accommodation, a granny flat, has been refused over concerns that it would create a stand-alone new home with not enough space or ‘amenity’ for anyone living there in future.

Applicant Paul Taylor wanted planning permission to change the use of the outbuilding at High Platt Farm, Gorse Lane, Tarleton, to ancillary living space and build a first floor extension. He is working with agent Kerry Scanlon of Wignalls chartered surveyors in Tarleton.

The building has been altered in the past and been used as an office, for a bakery business and occasionally for friends or relatives’ over-night stays, according to a report for West Lancashire councillors.

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Latest proposals include creating living space, a bathroom and one first floor bedroom in the proposed extension. The new plan follows a previous one that was refused for a three-bedroom development, the report added.

A document on behalf of Mr Taylor stated: “The building once converted and extended will be utilised by a family member of the applicant. It will not be used as a separate form of residential accommodation and could be said that it will be a granny annex. The applicant is happy for any planning conditions to be placed, restricting the use to ancillary accommodation if it is felt  to be necessary to approve the application. ”

But West Lancashire Council planning officers recommended refusal. They said the new plan did not include enough information about its relationship to the wider farm site and its own ‘curtilage’ enclosure.

Planning services manager Steven Faulkner said: “The main issue with this is the failure to establish the auxiliary relationship. Changes in the plan suggest the outbuilding would be a separate dwelling. Our view is that this would create an independent living unit.

“A 31 per cent increase [of the building’s size] would be within the threshold for the green belt. But this fails other tests regarding suitable space for residents and outdoor space. Although the indoor plan is well designed, it could become an independent residential unit. We have a basic scenario where this cannot achieve adequate residential amenity for future occupiers.”

Conservative Coun Edward Pope said: “I’m aware there have been discussions between the applicant and officers. I would request a deferral. There appear to be some issue about where the red line is on plans.  Mr Faulkner has mentioned the 31 per cent and extension to the original house. I think this needs clarification.”

But Mr Faulkner said that, given all the factors already know, planning officers would need a clear understanding of councillors’ latest views to justify delaying a decision. He added: “I understand Coun Pope but I also understand the applicant wants this decided.”

Planning officers said the application had not demonstrated some previous uses of the building nor submitted a lawful development certificate, which is a method of showing that some previous uses were legal or acceptable. These certificates can play a role in the planning system.

In a vote, councillors refused the application.

Separately, councillors  backed planning officer recommendations to change some aspects of the public participation process in the West Lancashire planning system. Proposals include some changes to postal and on-line information and encouraging joint speeches at meetings to avoid repetition of the same points by people who generally share the same view.

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