Project: Certificate of Alternative Development | Location: Slag Lane, Lowton, Wigan | Date: June 2018
The site falls within land that is required to construct and/or operate Phase 2b of the high-speed rail line from Crewe to Manchester, known as High Speed Two. HS2 using its powers was promoting the compulsory purchase of the site and as such this application for Certificate of Alternative Development was submitted to Wigan Council in relation to the ongoing land and business valuation exercise being undertaken in relation to the site.
The objective was to maximise the value of the land and business interests of the client by demonstrating that there were no planning obstacles in relation to the future development of the business of the business to incorporate additional facilities.
The site was granted planning permission in January 2017 to change the use of the of stables and agricultural land to a doggy day care centre. A condition of this planning permission was that ‘No dogs shall be kennelled at the site except during the following hours: 07.00 to 19.00 hours.’ The reason given by the Local Planning Authority at the time for the imposition of this condition was ‘To safeguard the amenities of the adjoining premises and the area generally, having regard to Policy CP17 of the Wigan Local Plan Core Strategy.’
The Certificate of Alternative Development sought to allow the boarding of kennelled dogs overnight on the site and demonstrated that the proposal if implemented would not have an adverse impact on the amenities of adjoining premises and the area in general. In addition, the proposal also included for a doggy hydro spa providing additional facilities currently not on offer at the site, but part of the medium-term business plan prior to the HS2 proposals.
The development subject to this application would be wholly housed within existing structures already on site and therefore would have no greater impact on the openness or character of the Green belt. The proposal did not include any new buildings on site, although it envisaged using existing structures more intensively than at present.
The Certificate of Alternative Development was granted as we were able to demonstrate that the impact of the proposals would have no greater impact on the openness of the Green Belt or the amenities of nearby residents than the existing use of the site. The granting of the Certificate added additional value to the land and business thus strengthening the client’s hand in his negotiations with HS2.
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