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18. As stated, the appeal site lies within open countryside within the North Cheshire Green Belt. There is no dispute that the appeal proposal would represent inappropriate development in such a location, and that the relevant criteria in both PPS7 and PPG2 must be satisfied in order to substantiate approval. The appellant contends that the circumstances relating to the survival and retention of a significant proportion of the fabric of Sandown Hall affords an exceptional, if not unique, opportunity to rebuild and restore a former listed building. Such a scheme would be both innovative and ground-breaking, and would amount to very special circumstances in support of the appeal proposal.
19. My attention has been drawn to correspondence between the Office of the Deputy Prime Minister (ODPM) and the Traditional Architecture Group (TAG) regarding the interpretation of paragraph 11 of PPS7. When referring to outstanding and ground-breaking designs and the highest standards in contemporary architecture, it would appear to discourage more traditional buildings. However, in correspondence to TAG dated 24 September 2004, the ODPM confirmed that 'it is not the Government's intention to impose or dictate a particular style preference through the policy set out in PPS7'.
20. Whilst such a statement might well engender some support for the proposed reconstruction, such an operation would be by no means truly innovative or exceptional. A number of historic buildings have been either moved complete, or demolished and subsequently rebuilt at a different site. The appellant sought to establish a direct comparison between the appeal application and Hill House and Hanson House. Both of these latter properties were sited within the Green Belt and listed Grade II, and both were taken down and re-erected as a consequence of the construction of a second runway at Manchester Airport; one still within the Green Belt - one in open countryside beyond the Green Belt.
21. These properties were local to the area. Their demolition was the direct result of a development project of regional, if not national, importance, and which was subject to a public inquiry and determination by the Secretaries of State for the Environment and Transport. Both Secretaries of State and the inquiry inspection supported their reconstruction, which was the subject of a Unilateral Undertaking prepared in 1995 by Manchester Airport PLC with regard to Macclesfield Borough Council, and which sought to rebuild the structures as close as possible to their original locations. Consequently, I do not consider that the circumstances pertaining to Hill House and Hanson House are directly comparable to the scheme before me.
22. Turning now to the appearance and character of Sandown Hall, with regard to the historic environment both paragraphs 32 of PPG 1 and 1.1 of PPG 15 state that this adds to the quality of our lives by enhancing the familiar and cherished local scene and sustaining the sense of local distinctiveness. Such a situation would not apply to the appeal proposal. Arising from the adoption of the Greek revival style and its origins in Liverpool, Sandown Hall has no direct architectural or historic affinity or connections with the Macclesfield area generally, nor Nether Alderley in particular. In addition, the reconstructed building would no longer be listed.
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