Six-home Hawarden barn scheme rejected by planners
Flintshire County Council has refused planning permission for a proposal to convert redundant agricultural buildings at Rake Farm, Rake Lane, Hawarden, into six homes.
The scheme, submitted by the Hawarden Estate, sought full planning consent to convert two ranges of 19th-century barns into residential use, with associated access.
Planning officers accepted that the barns were structurally sound and suitable for conversion, but said the application failed to comply with key housing policies in the Flintshire Local Development Plan (LDP).
Under Policy HN4-B, residential conversions in the open countryside must either contribute to local affordable housing needs or demonstrate that affordable provision would make the scheme unviable.
In its decision report, the council said the applicant had argued that including affordable housing would render the development unviable, but had not completed the required independent viability assessment.
A report by the case officer stated: “Whilst the conversion of the barns to provide six residential units is acceptable in principle, this is on the basis of such dwellings being for affordable need. The applicant suggests such provision would render the scheme unviable. However, the applicant has failed to enable independent assessment of the viability case advanced.”
The District Valuer requested an additional processing fee of around £3,000 to review the applicant’s viability evidence, but the council said this had not been paid.
As a result, the planning authority said it could not confirm that the scheme met policy requirements, and therefore recommended refusal.
Local councillor Cllr Sam Swash had requested that the application be decided by committee and called for a site visit, raising concerns about traffic safety on Rake Lane and the potential for housing to extend beyond settlement boundaries.
Cllr Swash said that approving the plan could risk “coalescence” between rural and built-up areas and add pressure to local services.
Hawarden Community Council raised no objections, and other consultees, including Highways, Natural Resources Wales and the Clwyd-Powys Archaeological Trust, did not oppose the scheme subject to conditions.
Planning officers acknowledged that the barns were of “traditional character” and structurally sound, with the design retaining their rural appearance.
However, the absence of affordable housing provision remained a determining factor.
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