3–6 homes at Land East Of Greenway Hall Road, Stoke-on-Trent

“Report Summary This report relates to an application seeking permission in principle for the erection of 3-6 dwellings at land at Greenway Hall Road in Baddeley Edge which is within the designated Green Belt. For applications for permission in principle, only the matters of the location and principle of the development can be considered.”

“Site and its surroundings The planning statement confirms that the 0.49 hectares site is greenfield and is being used as a horse grazing paddock and is accessed via Greenway Hall Road. There are large detached dwellings to the north of the site on Greenway Hall Road. Glastonbury Close is sited immediately to the south of the site, a cul-de-sac comprising of bungalows.”

“Erection of two detached houses with adjoining double garages and new shared vehicular access to each dwelling and two new accesses to rear paddocks…”

“07743/OUT – Refused Residential Development • 02683/FUL – Grant with Conditions For a limited period only, siting of a caravan…”

“Conclusion and planning 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.”

“Previously developed land (or brownfield land) is defined in the NPPF as “Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure”.”

“Whilst it is not suggested that it would be physically impossible to walk or cycle to local services from the site, given the lack of safe infrastructure for pedestrians to walk or cycle alongside the steep gradient and lack of forward visibility on Greenway Hall Road, the LHA are of the view that walking or cycling would not be the likely choices of transport and occupants of the site would be forced to depend on private car ownership, thus rendering the site an…”

“Responses of Consultees Highways Objection: There is no provision on Greenway Hall Road for pedestrians or other NMUs (Non-Motorised Users) and it is likely that any development on the site would primarily rely on trips made by private cars. There also appears little to no opportunity to improve NMU facilities on Greenway Hall Road. Any development on the site would therefore increase vehicular movements on a sub-standard highway which is a highway safety concern.”

“Environmental Health Comment: A noise impact assessment and CEMP would be required. Contaminated Land Comment: There was formerly a quarry adjacent to the eastern boundary of the site which may encroach onto the application boundary. A preliminary risk assessment would be required. Air Quality No objection…”

“Publicity Carried Out 20 consultation letters were sent out. 2 site notices were displayed.”

“Material 3 rd Party Comments Received Total representations received: 41 objection comments and 1 comment of support The following concerns have been raised: • The site is green belt and should not be developed • Impacts on protected species • Highways safety concerns: steep gradient, no public pavement, no street lighting, single track, lack of visibility • Flood concerns • Previous planning history has determined that residential development on this site is inappropriate •…”

“Members received 3 rd party representation from [name withheld], speaking as an objector. Resolved – That the application be refused for the reasons set out within the report submitted. ERECTION OF 2 - 4 DWELLINGS (PLANNING IN PRINCIPLE) AT LAND WEST OF SPOUT LANE , BADDELEY EDGE, STOKE-ON- TRENT, ST2 7LR (25/PIP/00483) Councillor Hussain was not present for the consideration of this item.”