77 affordable homes at Booth Street, Stoke, Stoke-on-Trent

The site and surroundings

The vacant 0.63-hectare brownfield site lies in the inner urban area, within an area containing residential and commercial units and transport connections.

“The site is located within the Hartshill Park and Stoke Ward, to the south-west of Stoke-on-Trent city centre within the inner urban area as defined by Local Plan Policy ASP2 of the Core Strategy and constitutes brownfield land.”

“The immediate area is made up of a mix of both residential and commercial units and is served well by a mix of transport connections.”

Officer report

Earlier site history

Existing buildings were demolished after prior approval, and earlier permissions covered a depot and a 35-space car park.

“70742/DEM 19/03/2024 Prior Approval Required & Granted Booth Street, Stoke-on-Trent, ST4 4AN Demolition of existing buildings (prior notification) Sainsbury's, Minton House, London Road, Stoke-on-Trent Widening of internal access road…”

“31/07/2002 Grant with Conditions 32213/REG3 18/09/1995 Grant with Conditions Land at, Corner of Booth Street and Yeaman Street, Stoke 35 Space Car Park…”

Officer report

Why officers supported it

Officers considered the affordable housing need, brownfield redevelopment and sustainable location benefits outweighed concerns about limited public open space and blank elevations.

“In conclusion, and weighing in favour of the application, the principle of the proposed development here can be supported from both a national and local planning policy perspective. The scheme would deliver 77 much needed affordable units, whilst also bringing a disused Council owned brownfield site back into use. The 100% quantum of affordable provision here is given significant weight.”

“However, weighing against the scheme is the lack of any onsite public open space and the prevailing blank elevations which, despite being raised by Officers, have not been designed out or enhanced. Had such amendments been undertaken, the scheme’s visual amenity and degree of natural surveillance would have increased notably.”

Officer report

Consultation responses

Consultees raised no objections overall, subject to drainage, ecology, highways, noise, contamination and financial contribution requirements.

“Archaeology No objections raised. Clinical Commissioning Group No objections raised, subject to the securing of £52, 898 towards primary healthcare infrastructure. Lead Local Flood Authority, Operations Division No objections raised, subject to conditions securing a drainage strategy, information regarding levels and future maintenance. Environment Agency No comments raised.”

“Public Protection - Environmental Health No objections raised, subject to the implementation of noise mitigation measures as set out within the submission. Sports & Leisure No objections raised, subject to the securing of £17, 324 to meet additional demand from the proposed development. Waste Services No comments received at time of writing report. Greenspace Request made for financial obligation towards upgrading of Yeaman Street Park (up to £40,000)”

Officer report

Public comments

No comments were received from third parties when the assessment was completed, following notices, letters, a press notice and public consultation.

“A press notice was published on 22 November 2024.”

“In addition to the statutory consultation outlined above, the applicant has undertaken their own public consultation exercise which included a drop-in consultation session on Wednesday 4 th…”

Officer report

Who spoke

An agent spoke in support, supported by another agent and the applicant’s representative to answer members’ questions.

The committee decision

The committee approved the application subject to a memorandum, conditions and amendments to the plans, conditions and an additional National Grid informative.

“- Additional Informative – An additional informative was proposed which required the applicant to engage with National Grid prior to any works commencing on site. - For clarity, it was confirmed that the Officer recommendation for the application remained to grant subject to a Memorandum Of Understanding and the conditions as outlined within the report, as amended above.”

Minutes