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Planning approved for new visitor facilites at an RSPB wetlands reserve
What we achieved
Plainview Planning secured approval for a modular café and visitor facility at an RSPB wetlands reserve in Cheshire. The scheme overcame Green Belt and flood zone restrictions, safeguarded ecological sensitivities, and delivered amenities that will enhance visitor experience while generating vital income to support the long-term conservation of the site.
Key planning services
Green belt; Flood zones 1&2; Ecologicial designations; Sensitive wetlands site; Tourism
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Navigating the sensitivities of a wetland environment to allow the RSPB to improve their visitor experience
Key planning challenges included:
Planning strategy
The project site lay within the Green Belt and flood zones 1 & 2, and was subject to ecological designations. Any proposals needed to demonstrate compliance with strict policy requirements. Our planning case had to justify the principle of development in such a protected location while addressing landscape and ecological concerns.
Modular solutions
We first reviewed whether existing buildings could be repurposed, but found this unviable. A modular facility, designed by PKL Group, provided the most sensitive and flexible solution. As a relocatable structure, it minimised impacts on tree roots and wildlife while meeting the RSPB’s requirements for visitor amenities and café space.
Planning balance
Our strategy highlighted that the café qualified as an appropriate facility for outdoor recreation under Green Belt policy. We evidenced the building’s ancillary nature, sympathetic siting and design, and its negligible impact on wider landscape views. We also secured agreement on mitigation measures to protect trees and enhance biodiversity.
Coordinating a collaborative project team
We worked closely with PKL Group, CTP/Rappor, and Bowland Ecology to present a robust, policy-compliant application. This included detailed assessments on flood risk, ecology, access, and sustainability, ensuring every planning issue was addressed.
Our collaboration ensured the application was thorough, practical, and aligned with the RSPB’s conservation aims.
Securing a smooth approval process
There were no objections raised by the relevant statutory consultees during the determination process and through our effective engagement and negotiation with the LPA we are so pleased to have secured this very necessary planning permission, which will facilitate the ongoing maintenance and support of a vital nature reserve and wetlands area.
We are delighted that the cafe and visitor centre are in use and adding to the visitor experience of this wonderful site.
Project team
- Plainview Planning (planning consultant)
- PKL Group (Modular developer)
- Cotswold Transport Planning (transport and flood risk consultant)
- Bowland Ecology (ecology)
Image Source: PKL Group
Project lead
