Six holiday lodges and clubhouse at Woodhead Hall, Cherry Lane, Cheadle

What was proposed

The application sought six one-bedroom holiday lodges, a fishing clubhouse and lodge store, landscaping, and shared use of the existing car park.

“Full planning permission is sought to construct six holiday lodges, and a clubhouse/holiday lodge store building, shared use of the existing car park and landscaping within the site. 11 parking spaces are shown on the site plan.”

“The clubhouse building proposed comprise a kitchen area and clubhouse socialising area, disability compliant WC and housekeeping/store room for use by those who manage the holiday lodges (the building measures approx. 9.1m x 3m x…”

Officer report

The site and surroundings

The site is open countryside beside an existing fishing pond and angling-club car park, close to a listed hall and its historic parkland setting.

“The application site relates to land located in open countryside, outside of any development boundary. The site benefits from an existing access along Cherry Lane, which is accessed directly from the B5417 Oakamoor road. There is also an alternative access to the site via Lockwood Road. The site consists of the land adjacent to the existing fishing pond with 20 fishing platforms, used by a local fishing club (Woodhead Angling Club), and associated gated car park.”

“For the purposes of planning policy the site lies within the boundary of the Churnet Valley Masterplan. It is outside the development boundary of Cheadle and lies within the open countryside. It is not in a Conservation Area, but is land close to the Grade 2 Listed Woodhead Hall and within the historic parkland setting of the hall (identified on the Historic Environment Record).”

Officer report

Changes to the proposal

The original 12-lodge scheme was reduced to six, and the field nearest the hall and neighbouring homes was removed.

“It should be noted that the original submission comprised 12 holiday lodges to be sited on two fields. During the processing of the application, the applicant has amended the site to exclude the field closest to the Hall and neighbouring residential properties, and reduced the proposal to 6 one bedroom lodges and a clubhouse that will improve facilities for the angling club that fish on the pond.”

“Passing the entrance to the existing car park the lane opens up and the gated entrance to Woodhead Hall is straight in front, together with a view of the existing fishing pond and the field to the north. Originally the applicant proposed to develop the northern field with lodges, however due to potential impact on the setting of the listed building and neighbour amenity concerns, this field is now excluded from the site as noted at para 2.2 above…”

Officer report

What consultees and residents said

Residents and councils objected over traffic, noise, wildlife, landscape, heritage and access, while supporters cited tourism, jobs and improved fishing-club facilities.

“Public Comments 34 Representations Objecting received, stating: • There is no infrastructure to support additional housing/accommodation within Cheadle. • The Cherry Lane and road network cannot cope as it is. Oakamoor road cannot take any more traffic. To approve this plan would endanger lives on the road • The fishing club supporting this application says that recently their numbers have risen, and this development will help their numbers rise even more.”

“Noise & light pollution‐ if this application is granted there will, be default, be a massive increase in both noise and light pollution which will further impact on the wildlife and neighbours. • The Woodhead Hall Lake is well used by many types of bird life from including Grey Herons, Canada Geese, Barnacle Geese, a range ducks, Coots, Waterhens and other water birds. (There is also likely to be extensive fish and other water life in the lake which I cannot comment on).”

Officer report

Who spoke

Three objectors or local residents spoke against the application, and a planning consultant spoke in support.

What members discussed

Members discussed tourism and heritage strategies, fishing-club improvements, flood risk, building design, short-term letting, and vehicle and pedestrian access.

“Members discussed the support for both the Tourism Strategy and the Heritage Strategy, noting that the proposal would deliver improvements to the amenities at the fishing club. Members commented on the potential flood risk of the site location, the design of the buildings and whether they would be designated short term lets. They also discussed vehicular and pedestrian access to the site.”

Minutes

The committee’s decision

The committee granted permission in line with the report, adding conditions for short-term letting and officer agreement of unit levels to prevent flood risk.

“That the properties be let on a short term basis • That the level of the units be agreed by Officers to prevent flood risk…”

“That in the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval / refusal) prior to the decision being issued, the Head of Development Services be delegated authority to do so in consultation with the Chair of the Committee, provided thar the changes do not exceed the substantive nature of the Committee’s decision.”

Minutes