2-4 homes at Land West Of Spout Lane, Baddeley Edge, Stoke-on-Trent

What was proposed

Permission in principle was sought for 2-4 residential dwellings on a 0.336-hectare site accessed from Spout Lane.

“Report Summary This report relates to an application seeking permission in principle for the erection of 2-4 dwellings at Land West Of Spout Lane in Baddeley Edge. For applications for permission in principle, only the matters the location, land use and amount of development are assessed.”

“Description of the Application This application would seek to develop this site to create 2-4 residential dwellings. The key issues for this application are with regards to the location, land use and amount of development only. The site would be accessed via Spout Lane and would comprise of 0.336 hectares.”

Officer report

The site and its history

The site is on the edge of Baddeley Edge, within the Green Belt, with homes nearby, an open field to the west, and two earlier refusals.

“Site and its surroundings The site lies on the northeast edge of Stoke on Trent off Spout Lane in Baddeley Edge. Access to the site is via an existing gated entrance. The site slopes from east to west and benefits from existing trees, hedgerows and a stone wall along its boundaries. The site is adjoined by residential properties to the north, south and east with a large open field to the west. The site lies within the Green Belt.”

Officer report

What officers recommended

Officers recommended refusal because the proposal was inappropriate Green Belt development in an unsustainable location, and its benefits did not outweigh the harm.

“Green Belt Balance The proposal constitutes inappropriate development in the Green Belt, which is, by definition, harmful and should not be approved except in very special circumstances (Paragraph 153 of the NPPF). The development is considered to be inappropriate development in the Green Belt, by failing to meet any of the exceptions set out within Paragraph 154 of the NPPF.”

“Conclusion The proposal constitutes inappropriate development in the Green Belt, which is, by definition, harmful and should not be approved except in very special circumstances (Paragraph 153 of the NPPF). The development is considered to be inappropriate development in the Green Belt, by failing to meet any of the exceptions set out within Paragraph 154 of the NPPF.”

Officer report

Consultation responses

Highways objected over Spout Lane’s narrow, steep and poorly visible route, while drainage objected to surface water flood risk and ecology requested assessments and biodiversity enhancement.

“Responses of Consultees Highways Objection – The area around the site is rural in character and the majority of the routes in the vicinity of the site including Spout Lane are substandard. Spout Lane is narrow, has poor forward visibility, steep, has minimal footway provision and where footways are provided they are extremely narrow. In addition, the Bagnall Road/Spout Lane junction has restricted visibility when both exiting and approaching the junction.”

“Drainage Objection – proposal is at high risk from surface water flood risk. Therefore, FRA and SUDS Strategy would need to be provided. Environmental Health No objection. Recommend NIA Assessment for formal submission and suggested conditions…”

Officer report

Who spoke

The agent spoke for the application, and the applicant attended and was willing to answer questions.

The committee’s decision

Members replaced the two published refusal reasons and refused the application with amended reasons.

“Members were advised that the two published reasons for refusal on application 25/PIP/00483 are to be erased and replaced.”

“Members received representation from Michael Askew, Knights, speaking as the Agent. The applicant, [the applicant], was also in attendance and was happy to answer questions. Resolved – That the application be refused for the following amended reasons:”

Minutes

Why it was refused

The amended reasons concerned inappropriate Green Belt development and reliance on private cars because safe, suitable access to services was not available for all users.

“Amended reasons for refusal: The proposal is considered to be inappropriate development in the Green Belt by failing to comply with Paragraph 154 (e) of the National Planning Policy Framework due to the application site failing to be considered as a…”

“Planning Committee - Development Management Wednesday, 19 November 2025 5 village and therefore the infilling in villages exemption will not apply, constituting as inappropriate development and failing to adhere to chapter 13 of the National Planning Policy Framework. The proposal is considered to be inappropriate development in the Green Belt, by failing to meet Paragraph 115 of the National Planning Policy Framework.”

Minutes