19 homes and barn conversion at Rear Of The Surgery, Gnosall, Stafford

The site

The site was a 10,800-square-metre field with grassland, vegetation, trees, hedges, scrub, a barn and access from Newport Road.

“REASON FOR REFERRAL TO COMMITTEE The development raises unusual issues of planning policy within the meaning of paragraph 3.7.1 (ii) of the Scheme of Delegation. Context The Site The application development site comprises a 10,800sqm field within the key service village of Gnosall.”

“The site shares its northern boundary with Newport Road and its southern boundary with Wharf Road and The Rank. The sites western and eastern boundaries are shared with neighbouring dwellings, a fish and chip shop and the Gnosall fire station. The nearest neighbouring dwellinghouse (White Rock) abuts the sites southern boundary.”

Officer report

Consultation responses

The Highway Authority objected to access, the Design Advisor raised concerns about layout and Green Infrastructure, and the Lead Local Flood Authority sought more flood-risk work.

“Residential layout design should consider the carefully consider the parking bays, and the availability of visitor parking, especially as people visiting the chip shop next door, may find it more convenient to park on this side road rather then the busy Newport Road.’ Design Advisor: Concerns raised regarding the design, layout and loss of green infrastructure.”

“Lead Local Flood Authority: Significant work required to understand the flood risk mechanisms in the area and the needed mitigation. Leisure: No objection subject to £17,395.90 and £2,262.05 financial contributions towards open space Newt Officer: No objections subject to informative. Parish Council: Concerns raised relating to safe access/egress, the protection of trees, and flood risk.”

Officer report

Who spoke

A speaker addressed the committee in objection, another spoke in support, and two ward members addressed the committee.

The decision

The application was refused because of unsafe access, loss of designated Green Infrastructure and a 70.03% onsite biodiversity loss.

“24/40076/FUL and left the meeting. PC26 Application 24/40076/FUL - Rear of the Surgery, Wharf Road, Gnosall (Recommend: Refusal). Considered the report of the Head of Economic Development and Planning regarding the matter. Public speaking on the proposal was as follows: A Monahan spoke in objection to the application. J Imber spoke in support of the application.”

“The development fails to deliver a well-designed proposal due to the complete loss of designated Green Infrastructure, which currently provides a wide range of environmental, visual, and amenity benefits for the local community. The proposals urbanizing effect would significantly harm the rural character and natural quality of the Green Infrastructure, thereby eroding Gnosall’s distinct sense of place.”

Minutes