Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

1 Introduction 3

2 The Rural Areas 5

3 The Site Allocation Process 9

4 The Strategic Housing Land Availability Assessment (SHLAA) 19

5 Gypsy and Travellers 22

6 Site Options Consultation 2015 25

7 Preferred Options Sites and Boundaries consultation 2016 72

8 Preferred Options Consultation 2017 89

9 The Allocated Sites 95

10 The Omission Sites 173

11 Gypsy and Travellers Assesments 282

Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Introduction

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1 Introduction

1.1 The purpose of this Topic Paper is to set out the process which the Council has gone through in evaluating and selecting sites for allocation in the Submission Staffordshire Moorlands Local Plan. It brings together information relating to the evidence base, information for sites considered for allocation through the various stages of Plan preparation and details the steps of each consultation and the decision made regarding sites in order to demonstrate that the Council has undertaken a comprehensive and robust assessment and consultation on all suitable sites having regard to the evidence base.

1.2 The Paper covers the following allocations: residential, industrial/business, gypsy and travellers and open space for larger villages in the rural areas.

1.3 The Topic Paper is supported by the Site Proformas for the residential, employment and mixed use allocations, the Consultation Statements and documents in the evidence base.

1.4 The Site Proformas have been prepared for individual sites and provide details of the key issues affecting the site, a summary of the relevant information from the evidence base, summary of the responses and the Council response to the consultations and details of why sites were taken forward or dropped. There are site proformas for all sites in the Local Plan and the Omission sites.

1.5 The Consultation Statements provide details of the responses to each consultation stage and the Council's reply.

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The Rural Areas

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2 The Rural Areas

2.1 A third of the District lies inside the Peak Park - the Peak District National Park Authority represents the special interest The rural area covers all areas outside the defined settlement boundaries of the three main towns Leek, Biddulph and Cheadle. The rural areas make up over two-thirds of the plan area in terms of land coverage and contain nearly half of the plan area’s population. The majority of this area is undeveloped countryside which is of high landscape quality and has poor accessibility. It comprises a diverse mix of large and small villages, hamlets and scattered development as well as some major developed areas. A significant part of the rural areas is green belt.

2.2 The Core Strategy (Policies SS6a, SS6b and SS6c) identified larger and smaller villages and other rural areas. These are carried forward in the Local Plan.

2.3 The larger villages comprise the following settlements:

Alton

Biddulph Moor

Blthe Bridge & Forsbrook

Brown Edge

Cheddleton

Endon

Ipstones

Kingsley

Upper Tean

Waterhouses

Werrington & Celllarhead

Wetley Rocks.

2.4 There are considered to have an important role in terms of serving and supporting the immediate rural areas and smaller villages development.

2.5 Many of the larger villages are heavily constrained by the green belt with limited possibility for growth without encroaching in to the green belt. Development of these settlements will in many cases involve removing a large number of small sites from the green belt.

2.6 The following are identified as smaller villages.

Bagnall

Blackshaw Moor

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Boundary

Bradnop

Caverswall

Checkley

Consall

Cookshill

Dilhourne

Draycott

Foxt

Froghall

Heaton

Hollington

Kingsley Holt

Leekbrook

Longson

Lower tean

Meerbrook

Oakamoor

Rudyard

Rushton Spencer

Stanley

Swinscoe

Whiston

Winkhill

2.7 The smaller villages are more limited in size, services and facilities but still have a role to play in providing local housing and rural employment needs.

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2.8 Other rural areas covers the the countryside and green belt outside the development boundaries of the towns and larger villages and open countryside surrounding the smaller villages. These areas contain limited development and are open and rural in nature.

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The Site Allocation Process

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3 The Site Allocation Process

3.1 The Local Plan has undergone an extensive process of site selection and assessment during it's preparation. Site selection has been informed by consultation responses from the public and stakeholders, information from the evidence, the Sustainability Appraisal and the historic, ecological, landscape characteristics and statutory designations within the area.

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Site selection process

Early Engagement: Statutory Bodies 2013/2014 Town & Parish Councils (May 2014)

Council Assembly June 2015

Evidence available Site Options Consultation 2015 SHLAA ‘B’ Sites Government policy

Council Assembly April 2016

Sustainability Evidence available Preferred Sites & Boundaries Appraisal Government policy Consultation 2016 Consultation responses from 2015 Council Assembly July 2017

Sustainability Evidence available Preferred Options Local Plan Appraisal Government policy Consultation 2017 Consultation responses from 2016 Council Assembly February 2018

Sustainability Evidence available Publication of Submission Version Local Plan Appraisal Government policy for Representations Feb 2018 Consultation responses from 2017 Council Assembly June 2018

Submission of Local Plan for Examination (including representations received during statutory 6 week period Feb-Apr 2018)

Consultation Evidence Base Council Informal Stage Document Meeting Engagement

Picture 3.1 Site Selection Process

3.2 There were three key stages of public consultation to help identify sufficient land capable of being delivered for development and inform the Local Plan policies.

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3.3 The purpose of the consultations was to invite comments on a range of potential sites to inform the Council decision on which sites to allocate for development in the submission version Local Plan. The consultations provided details of a number of sites across the District and also provided an opportunity for suggestions to be made for other sites which may not already have been considered. Sites were either taken forward to the next stage or dropped depending on the outcome of the consultations, information from the evidence base and any other relevant information at the time.

3.4 The Council carried out early engagement with key statutory bodies and Parish and Town Councils in 2013 and 2014 and undertook three consultations leading up to the publication of the submission version of the Local Plan:

Site Options consultation 6 July - 14 September 2015

Preferred Options Sites and Boundaries consultation - 28 April - 13 June 2016

Preferred Options consultation 31 July - 22 September 2017

3.5 The site allocation process has also been informed by the consultation with specific statutory bodies and organisations and workshops with District Council and Parish Council members. The Duty to Cooperate Statement (Doc 9.1 and 9.2 in the examination library) details the work undertaken under the Duty to Cooperate and includes Statements of Common Ground with other authorities.

3.6 Comments raised by the public and stakeholders have been taken into account in appraising the sites and ultimately in arriving at the site allocations. Further details on the consultation process are set out in the Consultation Statements.

3.7 European and National legislation requires local planning authorities to undertake a Strategic Environmental Assessment Sustainability Appraisal and Appropriate Assessment under the Habitats Regulations to inform the decision making and ensure that sustainability and biodiversity objectives have been addressed. A Sustainability Appraisal has been prepared which has informed the selections of sites in the Local Plan.

3.8 The Habitats Regulation Assessment considers the impact of the Local Plan on sites designated under European legislation for their nature conservation value to determine whether or not significant effects are likely as a result of the Plan. A screening and appropriate assessment of the Local Plan was carried out. The HRA concluded that the Local Plan will not result in an adverse effect on the integrity of any European Site. Natural England agreed with the HRA's conclusions.

3.9 Staffordshire Moorlands is located in north-east Staffordshire and a third of the District lies inside the Peak Park - the Peak District National Park Authority represents the special interests of this park. The landscape is characterised by attractive countryside comprising of farmland, extensive woodland areas, natural grassland and moors interspersed by distinctive settlements. The District has a wealth of heritage assets and biological and geological resources many of which are statutorily protected. A third of the rural area is covered by Green Belt. The site selection process had to take account of the sensitivity of the green belt and historic and nature conservation designations.

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Picture 3.2

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The Evidence Base

3.10 The Council aimed to ensure that the emerging Local Plan was based on adequate, up-to-date and relevant evidence about the economic, social and environmental characteristics and prospects of the area. The evidence base provided information regarding the needs of the district in terms of housing, employment, retail, education and open space and information regarding the characteristics of the District.

3.11 A number of evidence based studies have been prepared to inform the Local Plan and selection of sites. These provide details of the level of development needed during the plan period, and an assessment of key constraints and information about the District:

3.12 The key documents from the evidence base are detailed below.

3.13 Strategic Housing Market Assessment (SHMA) (2014) (examination library ref 27.1)- One of the key requirements for a Local Plan is identifying the housing requirement for the area through the Strategic Market Assessment. and to provide adequate sites to accommodate this need.The SHMA provided a comprehensive assessment of housing in the District and looked at;

defining the housing market area

market signals and the current and future housing market

an objective assessment of housing need and a recommendation of an OAN range

affordable housing - need, supply and requirements

key issues for future policy

3.14 The June 2014 SHMA projections indicated a need for housing between the range of 260 – 440 dwellings per annum (dpa). This study has been updated four times to take account of new information.

August 2014 Update (examination library ref 27.2) ; to take account of 2012 based sub national population projections. It gave an OAN of 210-430 dpa.

July 2015 Update (examination library ref 27.3); to take account of 2012 based sub national household projections and 2011 census data. It gave an OAN of 220-460 dpa.

January 2016 Update (examination library ref 27.4) ; to take account of 2014 mid year population estimates and case law relating to OAN. It gave an OAN of 250- 440 dpa.

February 2017 Update. (examination library ref 27.5 & 27.6) Updated the June 2014 SHMA and took account of the 2014 based sub national population projections and 2014 based household projections. It gave an OAN of 235-330 dpa.

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3.15 Employment Land Study (July 2014) (examination library ref 17.3)- The Study covers the period 2011-2031. It provided five scenarios based on different modelling approaches and concluded that Staffordshire Moorlands required between 25ha and 45ha of employment to meet employment land needs for the period 2011 to 2031. 35% for B1a/B1b office, 40% for B1c/B2 industrial and 25% for B8 storage and distribution.

The Study was updated in September 2014 (examination library ref 17.4) to take account of the 2012 based sub national household projections. It found between 26.36ha to 38.81ha would be required to support 210- 430 homes per year

It was further updated February 2017 (examination library ref 17.5) to incorporate more recent data releases, to align with the updated SHMA and reflect the changing economic context post Brexit. It concluded that 13 to 27ha of additional employment land was required for the period 2016-2031.

3.16 Updated Gypsy and Traveller Needs Assessment (2015) (examination library ref. 18.2) - Assessed the need for the provision for sites (pitches) for gypsy travellers including transit pitches, and plots for travelling showpeople. It concluded there was a need for 6 residential pitches in Staffordshire Moorlands; zero transit pitches and zero plots for showpeople for the period 2014-2019. A further two residential pitches are estimated to be required beyond this to 2034.

3.17 Retail Study (October 2013) (examination library ref. 25.1) -The Study updated the 2008 Retail Study and looked at establishing the shopping and leisure patterns, town centre floorspace composition and assessed the future quantitative and qualitative needs of the District and provided strategic advice on development strategies for the town centres. It's key recommendations were provision of a new deep discount foodstore in Biddulph, discontinuing the use of secondary frontages and making some changes to the town centre boundaries.

It was updated in November 2017 (examination library ref. 25.3) to review the 200m2 impact threshold recommended in the 2013 study. This review confirmed that the impact threshold is appropriate and informed by robust evidence.

3.18 Level 1 Strategic Flood Risk Assessment (SFRA) (2015) - examination library ref 28.1 - This provides an assessment of the extent and nature of the risk of flooding across the District. The Level 1 Strategic Flood Risk Assessment (SFRA) assesses and maps all forms of flood risk from groundwater, surface water, sewer and river sources. It also takes account of future climate change predictions.

3.19 Ecological Surveys 2010/2011 (Staffordshire Wildlife Trust) - examination library ref 14.10 - provided a comprehensive ecological desk top study, and phase 1 habitat survey of areas considered for development ("broad areas") for Leek Biddulph and Cheadle in the emerging Core Strategy. Each record contained summary recommendations in the event of future development.

3.20 Ecological Study (Lockwood Hall) (2015) - examination library ref 14.1 - 14.6 - Provided Extended Phase 1 habitat surveys for the majority of sites identified in the later 2015 Site Options consultation, evaluated the relative ecological importance of each site, then provided site recommendations and conclusions for surveys/actions prior to any subsequent development.

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3.21 Extended Phase 1 Habitat Surveys and Local Wildlife Site (LWS) Assessments (Ecus) (August and November 2017) - examination library ref 14.7 - 14.8 - These studies provided Extended Phase 1 habitat surveys of potential site allocations in the 2016 Preferred Options (that had not already undergone assessment by Lockwood Hall); followed by assessment of all sites in the 2016 Preferred Options consultation for their potential to be designated as local wildlife sites (LWSs) (ie Site of Biological Importance (SBI) or Biodiversity Alert Site (BAS)) according to criteria outlined in ‘Guidelines for the selection of sites of county biological importance in Staffordshire’ (Webb et al., 2014).

3.22 In addition Ecus conducted a Preliminary Ecological appraisal (including reptile and bat surveys) of the area covered by the Council's Cornhill Regeneration Area illustrative Masterplan May 2016. This was published in July 2017 - examination library ref 14.9.

3.23 Cheadle Town Centre Transport Study 2015 - examination library ref 31.6 - and Phase 2 Assessment 2017 - examination library ref 31.7 - assessed the characteristics of the existing highway network across the town and identified locations/routes that would be affected by additional housing and employment land provision and assessed what impacts the resultant traffic increases around the town might have on journey times, queuing and delay. It suggested further actions and mitigation measures which were considered in more detail in the Phase 2 Assessment 2017.

3.24 Green Belt Review (2015) - examination library ref 22.4 - The Study provided a strategic review of the Green Belt in the District and a more detailed site based assessment of sites included in the Site Options consultation with recommendations regarding the suitability of sites for release from the Green Belt. It concluded the general extent of the Green Belt should be retained but identified some small sites as suitable for release in exceptional circumstances through a Local Plan review as required by the NPPF.

A number of additional sites were assessed in the September 2016 - examination library ref 22.4 - and April 2017 - examination library ref 22.7 -updates.

3.25 Strategic Housing Land Availability Assessment (SHLAA) 2015 - (examination library refs. 26.1 - 26.4) - provided details of potentially deliverable sites.

3.26 Green Infrastructure Strategy 2018 - examination library ref 22.10 - Identifies a network of strategic green infrastructure. The strategy seeks to create functional and physical connectivity between green spaces, as well as to identify opportunities to provide additional green routes and ecological networks.

3.27 The Playing Pitch Assessment 2017 - examination library ref. 23.4 - presents a supply and demand assessment of playing pitch and other sports facilities in accordance with Sport England's Playing Pitch Strategy Guidance. The resulting Playing Pitch Strategy and Action Plan 2017 (examination library ref. 23.3) provides a strategic framework that ensures the provision of outdoor sports facilities meets the local needs of existing and future residents.

3.28 Open Space Study - Update Report 2017 - examination library ref. 23.1 - provides detail with regard to what provision exists in the area, its distribution and general quality. The follow-on Open Space Standards Paper 2017 - examination library ref 23.2 - identifies the deficiencies and surpluses in existing and future open space provision and sets provision standards focusing on quantity, quality and accessibility.

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3.29 Local Plan and Site Allocations Viability Study 2018 - examination library ref. 24.1 - provides an assessment of the overall viability of development in the District, considering the viability implications of emerging plan policies. It also provides a viability framework within which to consider the proposed site allocations. Ultimately the study provides conclusions about 'whole plan viability' and deliverability.

3.30 Development Capacity Study 2009 (updated in 2010/2011) - examination library refs 21.1 - 21.6 - Considers the capacity of settlements to support development in terms of availability of services and infrastructure. Stage 1 examined the level and capacity of existing infrastructure and facilities (including social, physical infrastructure) and accessibility. Stage 2 assesses the viability of development sites. Stage 3 appraises the potential impact of changes to the affordable housing targets.

3.31 The Infrastructure Delivery Plan Baseline Report - examination library ref 8.1 - was published in 2016. The Infrastructure Delivery Plan February 2018 - examination library ref 8.2 - considers current and future infrastructure requirements to support the planned growth in the Local Plan. Examines the quality and capacity of transport, education, utilities, telecommunications, flood risk and drainage, waste management, green infrastructure, sport leisure and recreation, health, emergency services and community and cultural provision.

3.32 Landscape and Settlement Character Assessment 2008 - examination library ref 22.1 - Identified ten landscape character types across the District and set out the planning implications for development within each of them. Some landscape character types were deemed to be more sensitive to changes than others but the study did not quantify limits to development potential.

3.33 Landscape, Local Green Space and Heritage Impact Study 2016 - examination library ref 22.5 - assessed the landscape sensitivity of proposed development site allocations, assessed the potential heritage impacts of proposed development allocations and reviewed the existing Visual Open Space designations to consider sites against Local Green Space criteria.

3.34 A number of additional sites were assessed in the October 2017 update - examination library ref 22.8.

3.35 Sustainability Appraisals (SA). This was an ongoing process through out the preparation of the Local Plan. The purpose of SA was to promote the objectives of sustainable development within planning policy by appraising the social, environmental and economic effects of a plan from the outset to ensure that sustainable development is treated in an integrated way in the preparation of the Plan.

Sustainability Appraisal Scoping Report 2014 - examination library ref 6.1

Initial Sustainability Appraisal Report 2016 - examination library ref 6.2

Draft Sustainability Appraisal Report 2017 - examination library ref 6.3

Submission Version Sustainability Appraisal Report February 2018 - examination library ref 6.4

Final Sustainability Appraisal Report June 2018 - examination library ref 6.5

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3.36 Habitats Regulations Assessment

Habitats Regulations Assessment Local Plan Preferred Options July 2017 -examination library ref 7.1

Habitats Regulations Assessment Local Plan Submission version February 2018 - examination library ref 7.2

Habitats Regulations Assessment Local Plan Submission version Addendum June 2018 - examination library ref 7.3

3.37 Consultation Statements; Summarised the responses to the consultations:

Staffordshire Moorlands Local Plan Consultation Statement 2016 (Preferred Options and Boundaries) and 2015 Site Options) Submission Version February 2018 - examination library ref 5.1

Staffordshire Moorlands Local Plan Consultation Analysis Report (Preferred Options) 2017 consultation January 2018 - examination library ref 5.2

Staffordshire Moorlands Local Plan Consultation Analysis Report 2018 - examination library ref 5.3

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The Strategic Housing Land Availability Assessment (SHLAA)

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4 The Strategic Housing Land Availability Assessment (SHLAA)

4.1 The starting point in the site selection process was the SHLAA.The SHLAA Scoping Report was published for consultation in March 2007 and the SHLAA was first published in October 2012. It was updated in July 2015 to support the Site Options consultation 2015.

4.2 The SHLAA provides details of potential deliverable housing sites in Staffordshire Moorlands and forms an important part of the evidence base. (It contained a database of over 2000 sites in 2015 - the number of sites will vary over time as the database is kept under review). Sites were assessed against a range of factors. All sites were mapped and an initial assessment was made of each site in terms of:

Availability - is the site available for development?

Suitability - based on the type of land, planning policy designations, planning status of the site, its use, surrounding land uses and characteristics, identifiable physical constraints and environmental and sustainability impacts.

Viability - based on cost assumptions and development site values based on development assumptions.

4.3 The sites were classified as being either:

Deliverable (A site) - Sites with planning permission and a reasonable prospect housing will be delivered in 5 years.

Developable (B site) - Developable within 15 years in a suitable location and viable with no known significant constraints.

Undevelopable (C site) - No or limited development potential (Unavailable and / or, unsuitable and / or, unviable).

4.4 The SHLAA included settlements based on the settlement hierarchy in the adopted Core Strategy and included the towns, larger and smaller villages. It also included committed and potential development areas outside of the settlements including land within the Green Belt.

4.5 The SHLAA (July 2015) found:

A supply of land for 2,628 homes within the next five years (based on completions and commitments) - 80% on brownfield, conversion or partial brownfield sites and 81% within the urban area.

A potential supply of land for 11,406 homes within six to fifteen years - 14% on brownfield, conversion or partial brownfield sites and 24% in urban areas

A total potential supply of land for 14,029 homes

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4.6 The SHLAA compared the potential supply of housing land against the housing requirement and spatial distribution set out in the Core Strategy. It found that there was more than double the supply of potential housing sites to meet the 6000 (300 per year) housing requirement in the Core Strategy.

Area Amount Required Completions Additional Total Provision and Developable Potential Commitments Large SHLAA Supply sites Leek 30% 1,800 1,090 2,716 3,806 Biddulph 20% 1,200 386 1,710 2,096 Cheadle 22% 1,320 285 3,428 3,713 Rural Areas 28% 1,680 862 3,552 4,414 Total 6,000 2,623 11,406 14,029

Table 4.1 SHLAA potential land supply and Core Strategy requirements

4.7 However it is important to acknowledge that these findings did not take account of policy constraints such as green belt and it is for the Local Plan to determine which sites are most suitable to meet the District's housing needs through the Local Plan preparation process i.e. the results of consultation and balancing the evidence base. The SHLAA is a broad brush approach which provides a general overview of potential development capacity in the District and is a starting point for site selection. More detailed information regarding sites became available during the Plan preparation which further informed site selection.

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Gypsy and Travellers

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5 Gypsy and Travellers

5.1 Identification of Potential Allocations

5.2 In response to para 17 NPPF/para 10 Planning Policy for Traveller Sites(PPTS), the Council has undertaken the following:

5.3 In February 2011 the Council published a Gypsy and Traveller ‘Issues and Options’ paper which sought stakeholder views on both the best methodological approach at identifying future traveller sites; and sought suggestions for actual sites. These, alongside other possible options throughout the District generated by officers or suggested by Council Members, underwent a series of appraisals to assess their general suitability against sustainable development; including an assessment against the locational criteria of Core Strategy Policy H3; additionally site options were assessed as part of the sustainability appraisal of the Local Plan. These included consideration of site availability where landowner position was known. Contact was made with owners of potentially suitable sites but no willing land owners were identified.

5.4 2015 Site Options consultation

5.5 During the preparation of the Local Plan since 2014, the Council has conducted a number of public consultations where suggestions for alternative sites for different land uses have been entertained, including a 2015 Site Options ‘Call for Sites’. These also provided an opportunity for landowners of existing ‘options’ to confirm their position. The Derbyshire Gypsy Liaison Group responded to the 2015 consultation on behalf of a site in Checkley with the owners proposing this for allocation. This site has subsequently been granted permanent planning permission (at that time it only enjoyed temporary permission).

5.6 2016 Preferred Option Sites and Boundaries Consultation

5.7 Having reviewed site suitability and potential availability, the Council decided that out of the site options deemed ‘deliverable’ – to proceed with a single traveller site at Blythe Bridge (“TR002”) as a proposed allocation in the subsequent 2016 Preferred Options Sites and Boundaries public consultation. OANs for traveller pitches can be satisfied on one or more sites and this site was deemed capable of accommodating at least eight residential pitches ie meeting the GTAA needs of the whole District. Although the site falls within the Green Belt, it abuts the Blythe Bridge boundary; and the Green Belt Review recommended that the site had limited contribution to NPPF Green Belt purposes, and it could be considered for release under Exceptional Circumstances (accompanied by extension of the Village Boundary).

5.8 The owners of suggested site TR002 Blythe Bridge responded to the 2016 Preferred Options Sites and Boundaries public consultation to clarify that their site was not in fact available for traveller use. No further sites were suggested by landowners during this consultation (the Derbyshire Gypsy Liaison Group repeated their 2015 representation).

5.9 Public Sector Land

5.10 Since 2016 the Council has explored whether public sector bodies (including SMDC, SCC, DCLG, and Government Property database) had any suitable landholdings that may be available, either within or adjacent to the District. After excluding sites that were practically unsuitable or too small (eg public parks, road verges, railway sidings etc), and sites known to be unavailable, this elicited a small number of extra SMDC-owned sites in the District that

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were also appraised against Policy H3 criteria. These included small pockets of industrial land within Leekbrook industrial estate affected by floodzone 2 or 3; and land at Wetley Moor SSSI in the Green Belt. Neither of these were considered suitable (and upon investigation, were not available), so were not taken forward into the submission version Local Plan. These can be viewed (TR035 and TR036) in the Assessment of Sites Against Policy H3 Criteria spreadsheet (Appendix 1).

5.11 As part of its Duty to Cooperate under the Localism Act the Council investigated with neighbouring authorities (party to the Joint Gypsy and Traveller Needs Assessment) the scope for provision of some/all of SMDC’s residual requirement within neighbouring authorities. This did not elicit any positive responses, given the stages of preparation of adjacent authorities’ Local Plans.

5.12 In April 2017 the Council’s Executive Director wrote to the Head of Property at SCC to ascertain whether the County had any landholdings that would be available for this purpose. This did not elicit a positive response.

5.13 Given the relatively modest residual pitch requirement for the Staffordshire Moorlands; the retained criteria-based policy for determining applications, and the extensive efforts made by the Council in finding alternative sites, the Council considers that it has made every effort in meeing its traveller accommodation OAN for the District as per para 17 NPPF and para 10 etc PPTS.

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Site Options Consultation 2015

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6 Site Options Consultation 2015

Early Engagement with Statutory Bodies

6.1 In 2013 and 2014, the Council held informal consultation with key statutory bodies to seek initial views on the suitability of a number sites for development and whether they considered there to be any issues which would affect their delivery. The Council used the information gathered to inform the selection of ‘options’ for each settlement.

Early Engagement with Parish and Town Councils

6.2 Prior to the Site Options Consultation, the Council also undertook early engagement with Town and Parish Councils within the Staffordshire Moorlands Planning Area in May and June 2014. All Parish and Town Councils were invited to attend a Special Meeting of the Parish Assembly on 8th May 2014 and 46 Councillors attended.

6.3 At the meeting Councillors requested copies of the maps and other site information to allow for further opportunities to discuss the draft proposals at an early stage with the rest of their Parish / Town Council. Consequently, a pack of information was sent out to each Parish and Town Council (stating its confidential nature) including:

A letter asking Parish Councils to make general comments about the sites, (not if they should or should not be developed);

Background information - the stage in the Local Plan production process, requirements, process for site selection and individual site sheets; and

Map of their Parish indicating potential sites, development boundary, green spaces, flood risk, TPOs, Nature conservation sites, Conservation area and any major commitments.

6.4 Comments received were considered and reported to the LDF Working Party along with the notes and comments from the Council Assembly Workshop on the 8th May 2014.

Site Options Consultation 2015

6.5 The Site Options consultation was carried out from 6th July to 14th September 2015. (Document ref ) The consultation was approved by Council Assembly on 15th June 2015. It sought views on a number of key issues:

site options for housing, employment and mixed use

development/infill boundaries for the towns and villages listed in the Core Strategy

open space

draft town centre boundaries and primary and secondary shopping frontages (towns)

broad policy areas for review

a call for sites for all land uses

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comments on the Strategic Housing Land Availability Assessment (SHLAA)

changes to the Statement of Community Involvement 2014

6.6 The consultation was supported by documents in the evidence base that were available at the time which were as follows:

Strategic Housing Market Assessment (SHMA) (2014)

Employment Land Study (2014)

Retail Study (2013)

Strategic Housing Land Availability Assessment (SHLAA)

6.7 At the time of the Site Options consultation the Council was also in the process of working on and commissioning additional evidence to support the Local Plan as follows:

Updated Gypsy and Traveller Needs Assessment

Level 1 Strategic Flood Risk Assessment (SFRA)

Ecological Study

Cheadle Transportation Study

Green Belt Review

SHMA Update July 2015

Sustainability Appraisal Report July 2016

Residential Mixed Use and Employment Allocations

6.8 The proposed residential sites were taken from the SHLAA and included all B sites – ie sites categorised as being developable within 15 years in a suitable location and viable with no significant constraints.

6.9 The Site Options consultation provided details of potential residential sites in the towns, larger villages and and the smaller villages. An indicative requirement was given for each settlement based on the Spatial distribution of development set out in Policy SS3 of the Core Strategy, population and facilities of the settlement and amount of potential sites identified in the SHLAA.

6.10 Consulting on site options was a key stage in the preparation of the new Local Plan. The Site Options consultation involved inviting comments on a large number of potential housing sites. A 'call for sites' was also part of this consultation where suggested sites could be put forward for consideration. Comments were also invited on the published SHLAA, allowing parties to identify any corrections / inaccuracies in the data held.

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6.11 The number of sites included in the consultation gave a wide choice regarding the location of future development and it was emphasised in consultation material that not all the sites included in this consultation were needed meet the District's requirements and that the list would be refined following the consultation. The responses to the consultation together with the information from the evidence base, the findings of the Sustainability Appraisal and any other relevant information informed the selection of sites for the Preferred Options Sites and Boundaries consultation.

Post Consultation Councillor Workshops

6.12 The responses to the consultation and an assessments of the sites were considered at member workshops in December 2015. New sites suggested in response to the consultation were also considered.

6.13 At each workshop, Councillors were provided with a set of tables - one for each settlement which contained a potential allocation in the Site Options Consultation.

6.14 The tables contained the following information:

site reference number; capacity of site;

a summary of key issues arising from the site options consultation;

summary from the Sustainability Appraisal;

officer comments taking account of key issues from the evidence base; and

a draft officer recommendation for consideration

6.15 The draft recommendation for each site was colour coded as follows:

Green – considered by officers to be suitable as a draft Potential Option Site. Few or no potential issues identified at this stage.

Amber – considered by officers to be suitable as a draft Reserve Site. Some issues may need resolving but may be still be suitable to meet identified need.

Red – considered by officers to be a constrained site. The site may be unavailable, or there may be significant issues around flood risk, highways etc or it is anticipated that there is sufficient capacity identified on existing sites with planning permission and/or the green/amber sites identified offer better potential.

White – Recommended by officers as infill. It was considered that some sites within the development or infill boundary could come forward as infill sites and therefore it is unnecessary to allocate them. It will be necessary to include these sites in a windfall allowance so that they still count towards the overall housing requirement.

6.16 Maps with the colour coded sites were also available at the workshops. As a result of the site options consultation and the Green Belt Review the Council assessed some additional sites. They were referred to as 'ADD sites'.

Staffordshire Moorlands Local Plan - June 2018 27 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

6.17 The sites were assessed with regard to the responses received from both the public and statutory bodies/stakeholders as well as information from the evidence base including the Sustainability Appraisal. At this time, the results of the Council's Green Belt Review were available (it was published in November 2015). The assessment took account of the findings and a number of sites were dropped as the Green Belt Review found them to be unsuitable for release from the Green Belt. The NPPF gives a high level of protection to the Green Belt so the recommendations of the Green Belt Review were a key factor in site selection. The Council made a balanced judgement based on the information available at that time.

6.18 If a land owner stated that their land was unavailable for development then it was automatically excluded from the process as the Council did not intend to compulsory purchase any sites to allocate in the Local Plan. The site selection process evolved at each stage as new or updated evidence was produced or other factors became known (like availability of land).

6.19 No sites in the smaller villages were taken forward for allocation. In line with the spatial distribution in the Core Strategy development was focused in the towns and larger villages and there was sufficient capacity in these settlements to meet the housing requirement.

6.20 A number of additional residential sites were suggested during the consultation not all of these were not considered suitable for designating as additional housing sites either due to their size, location or development constraints. These are detailed in the Consultation Statement.

6.21 In the same way as housing allocations, employment and mixed use allocations were considered at Member workshops and included on the 'Red Amber Green' (RAG) tables.

6.22 The tables below summarises the site selection for larger villages and indicates which sites were taken forward to the Preferred Options Sites and Boundaries consultation.

28 Staffordshire Moorlands Local Plan - June 2018 Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

Alton Staf AL012 18 Countryside Green The proposed delivery of circa 18 dwellings is Yes. Resolution for fordshire considered to have a significant positive effect. planning However, the site is inaccessible to areas of existingpermission for employment which is likely to have a significant residential

negative effect. The site’s proximity to historic assetsdevelopment Moorlands and district ecological importance is likely to have a negative effect. AL019 43 Countryside Amber The proposed delivery of circa 43 dwellings is No.

considered to have a significant positive effect. Local

Staf Similarly, the site’s proximity to services and facilities,

albeit limited, is likely to have a positive effect. Plan fordshire However, the site is inaccessible to areas of existing

employment which is likely to have a significant T opic negative effect. The development of greenfield, grade Moorlands 4 ALC land is assessed as having a negative effect, Paper as could the site’s proximity to historic assets and a SSSI. AL022 20 Countryside Amber The proposed delivery of circa 20 dwellings is No Potential Site Allocations Local considered to have a significant positive effect. access issues Similarly, the site’s proximity to services and facilities, albeit limited, is likely to have a positive effect. Plan However, the site is inaccessible to areas of existing employment which is likely to have a significant - - June negative effect, as could the proximity of the site to Rural a SSSI. The site’s proximity to historic assets is likely 2018

to have a negative effect. Areas 29 30 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

AL024 12 Countryside/small Amber The proposed delivery of circa 12 dwellings is No. TPO trees on Moorlands

Moorlands part in considered to have a significant positive effect. the site, potential development However, the site is inaccessible to areas of impact on heritage boundary assets existing employment which is likely to have a significant negative effect. The site’s proximity to Local Local historic assets and district ecological importance is likely to have a negative effect. Plan Plan T

AL025 60 Countryside Red The proposed delivery of circa 60 dwellings is No. Potential opic -

June considered to have a significant positive effect. access and

Similarly, the site’s proximity to health care services landscape impact Paper

2018 and facilities is likely to have a positive effect. issues However, the site is inaccessible to areas of existing Site employment which is likely to have a significant

negative effect. The development of greenfield, grade Allocations 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and district ecological importance.

AL026 43 Countryside Red The proposed delivery of circa 43 dwellings is No. Potential - considered to have a significant positive effect. access issues Rural Similarly, the site’s proximity to health care services

and facilities is likely to have a positive effect. Areas However, the site is inaccessible to areas of existing employment which is likely to have a significant negative effect. The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and a SSSI. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

AL027 45 Countryside Red The proposed delivery of circa 45 dwellings is No. Potential Staf considered to have a significant positive effect. landscape impact fordshire Similarly, the site’s proximity to services and facilitiesissues, not well is likely to have a positive effect. However, the site isrelated to inaccessible to areas of existing employment which settlement and

is likely to have a significant negative effect. The potential impact on Moorlands development of greenfield, grade 4 ALC land is Conservation Area. assessed as having a negative effect, as could the site’s proximity to historic assets and a Local SSSI. Staf Plan

fordshire Biddulph Moor BM008 18 Green belt Red The proposed delivery of circa 18 dwellings is No. Green Belt T considered to have a significant positive effect. Study considered opic Similarly, the site's accessibility to areas of existing site was not Moorlands employment and low ecological value is likely to havesuitable for release. Paper a positive effect. However, the inaccessibility of Potential

services and facilities is likely to have a landscape impact. Site Allocations Local significant negative effect. Similarly, the development of mixed brownfield and greenfield, grade 4 ALC land

Plan and the site's proximity to historic assets is assessed as having a negative effect. - - June BM013 Up to 65 Green belt Green The proposed delivery of circa 65 dwellings is Yes Rural considered to have a significant positive effect. 2018 Similarly, the site’s accessibility to areas of existing Areas employment is likely to have a positive effect. 31 32 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

However, the inaccessibility of services and facilities Moorlands

Moorlands is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets Local Local and the district ecological importance of the site. Plan

Plan BM014a 15 Green belt Green The proposed delivery of circa 15 dwellings is Yes T

considered to have a significant positive effect. opic -

June Similarly, the site’s accessibility to areas of existing

employment is likely to have a positive effect. Paper

2018 However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, Site the development of greenfield, grade 4 ALC land is

assessed as having a negative effect, as could the Allocations site’s proximity to historic assets

and the district -

BM014b 25 Green belt Green The proposed delivery of circa 25 dwellings is Yes Rural considered to have a significant positive effect. Similarly, the site’s accessibility to areas of existing Areas employment is likely to have a positive effect, as could its location away from historic assets and designated assets. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

having a negative effect. Staf

BM021 7 Green belt Red The proposed delivery of circa 7 dwellings is No. Potential fordshire considered to have a positive effect. Similarly, the landscape impact. site’s accessibility to areas of existing employment isGreen Belt Study

likely to have a positive effect, as could its location considered site was Moorlands away from designated assets. However, the not suitable for inaccessibility of services and facilities is likely to release.

have a significant negative effect. Similarly, the Local development of greenfield, grade 4 ALC land is Staf assessed as having a negative effect, as could its Plan

fordshire location near to historic assets. T

BM029 12 Green belt Green The proposed delivery of circa 12 dwellings is Yes opic considered to have a significant positive effect. Moorlands Similarly, the site’s accessibility to areas of existing Paper employment is likely to have a positive effect.

However, the inaccessibility of services and facilities Site is likely to have a significant negative effect. Similarly, Allocations Local the development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could its

Plan location near to historic assets -

and the district ecological importance of the site. - June Rural BM030 60 Green belt Red The proposed delivery of circa 60 dwellings is No. Green Belt 2018

considered to have a significant positive effect. Study considered Areas Similarly, the site’s accessibility to areas of existing site was not 33 34 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

employment is likely to have a positive effect, as couldsuitable for release, Moorlands

Moorlands its location away from designated assets. However, potential landscape the inaccessibility of services and facilities is likely toimpact. have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is Local

Local assessed as having a negative effect, as could its location near to historic assets. BM031 60 Green belt Red The proposed delivery of circa 60 dwellings is No Green Belt Plan Plan considered to have a significant positive effect. Study considered T opic

- Similarly, the site’s accessibility to areas of site was not June suitable for release have a positive effect. However, the inaccessibility ofpotential landscape Paper

2018 services and facilities is likely to have a significant impact.

negative effect. Similarly, the development of Site greenfield, grade 4 ALC land is assessed as having

a negative effect, as could its location near to historic Allocations assets and the district ecological

importance of the site. -

BM032 30 Green belt Red The proposed delivery of circa 30 dwellings is No. Green Belt Rural considered to have a significant positive effect. Study considered

Similarly, the site’s accessibility to areas of existing site was not Areas employment is likely to have a positive effect. suitable for release However, the inaccessibility of services and facilitiespotential landscape is likely to have a significant negative effect. Similarly,impact. the development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could its location near to historic assets. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

BM035 35 Green belt Red The proposed delivery of circa 35 dwellings is No. Potential Staf considered to have a significant positive effect. landscape impact. fordshire Similarly, the site’s accessibility to areas of existing Green Belt Study employment is likely to have a positive effect. considered site was However, the inaccessibility of services and facilitiesnot suitable for

is likely to have a significant negative effect. Similarly,release Moorlands the development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could its location near to historic assets.

Blythe Bridge & Forsbrook Local

Staf BB021 Housing 30+ or Within Red The proposed delivery of circa 30 dwellings is No. Potential

employment development considered to have a significant positive effect, as access and Plan fordshire boundary could the accessibility of the site to services and biodiversity issues.

facilities and public transport. Similarly, the site’s Potential flooding T opic accessibility to areas of existing employment is likelyissues. Moorlands to have a positive effect, as could the site’s Paper

location away from historic assets. However, there is

scope that the site could be designated SBI land Site which would have a significant negative effect, as Allocations Local would the flood zone 2 and 3 designation of the site. Similarly, the development of greenfield, urban ALC Plan land is assessed as having a negative - -

June effect. The development of new employment premises Rural should have a significant positive effect upon the vitality and viability of the District, 2018 Areas 35 36 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

strengthen economic growth and support a higher Moorlands

Moorlands level of employment within the District, as could the accessibility of the site to services and facilities and public transport. Similarly, the site’s location away from historic assets is likely to have a positive effect. Local

Local However, there is scope that the

site could be designated SBI land which would have Plan Plan a significant negative effect, as would the flood zone T

2 and 3 designation of the site. Similarly, the opic -

June development of greenfield, urban ALC land is

assessed as having a negative effect. Paper 2018 BB027/28 27 Green belt Red The proposed delivery of circa 27 dwellings is No. Potential Site considered to have a significant positive effect, as access, flooding

could the accessibility of the site to services and and biodiversity Allocations facilities and public transport. Similarly, the site’s issues. accessibility to areas of existing employment is likely to have a positive effect, as could the site’s Green Belt Study considered site was -

location away from historic assets. However, the sitenot suitable for Rural is within flood zone 2 and 3 which is likely to have a release.

significant negative effect. Similarly, the site is Areas adjacent to Blyth Bridge Woods BAS whichwould have a negative effect, as would the development of greenfield, urban ALC land. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

BB040 12 Green belt Amber The proposed delivery of circa 12 dwellings is No. Potential Staf considered to have a significant positive effect. landscape impact fordshire Similarly, the site’s accessibility to services and and possible land facilities is likely to have a positive effect, as could contamination. the site’s location away from historic assets. However,Access

the development of greenfield, urban ALC land is improvements Moorlands assessed as having a negative effect, as could the required. district ecological importance of the site and the inaccessibility of areas of existing employment.

BB044 30 Green belt Amber The proposed delivery of circa 30 dwellings is No. Access Local considered to have a significant positive effect. improvements Staf

Similarly, the site’s accessibility to public transport isrequired maybe Plan fordshire likely to have a positive effect. However, the site is difficult to achieve

within flood zone 2 and 3 which is likely to have a and third party land T significant negative effect. Similarly, the developmentneeded. opic Moorlands of greenfield, urban ALC land is assessed as having Paper a negative effect, as could the regional ecological importance of the site Site and the inaccessibility of areas of existing Allocations Local employment.

Plan BB045 15 Green belt Red The proposed delivery of circa 15 dwellings is No. Green Belt considered to have a significant positive effect. Study considered - -

June Similarly, the site’s accessibility to public transport issite was not Rural likely to have a positive effect. The site’s location suitable for release. away from historic assets is likely to have a positive Potential landscape 2018 impact. Areas 37 38 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

effect. However, the development of greenfield, urban Moorlands

Moorlands ALC land is assessed as having a negative effect, as could the district ecological importance of the site. BB054 70 Green belt Green The proposed delivery of circa 70 dwellings is Yes considered to have a significant positive effect. Local

Local Similarly, the site’s accessibility to services, facilities and areas of existing employment is likely to have a positive effect. However, the development of Plan Plan greenfield, urban ALC land is assessed as having a T opic -

June negative effect, as could the district ecological importance of the site and the proximity of historic Paper

2018 assets. Site BB062 20 Green belt Red The proposed delivery of circa 20 dwellings is No. Access works

considered to have a significant positive effect. required.Green Belt Allocations Similarly,the site’s accessibility to services and Study considered facilities is likely to have a positive effect, as could site was not the site’s location away from historic assets. However,suitable for

the development of greenfield, urban ALC land is release. - assessed as having a negative effect, as could the Rural district ecological importance of the site.

BB086 15 Green belt Red The proposed delivery of circa 15 dwellings is No. Green Belt Areas considered to have a significant positive effect. Study considered Similarly, the site’s accessibility to services and site was not facilities is likely to have a positive effect, as could suitable for the site’s location away from historic assets. However,release. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

the development of greenfield, urban ALC land is Staf assessed as having a negative effect, as could the fordshire district ecological importance of the site. BB087 46 or employment Green belt Red The proposed delivery of circa 46 dwellings is No. Potential considered to have a significant positive effect. landscape impact

Similarly, the site’s accessibility to services and and flooding Moorlands facilities is likely to have a positive effect. However, issues. the site's proximity to historic assets is likely to have a negative effect. The development of greenfield,

urban ALC land is assessed as having a negative Local effect, as could the regional ecological importance of Staf

the site. Plan fordshire

The development of new employment premises T should have a significant positive effect upon the opic vitality and viability of the District, strengthen Moorlands Paper economic growth and support a higher level of employment within the District. Similarly, the site’s

accessibility to services and facilities is likely to have Site a positive effect. However, the site's proximity to Allocations Local historic assets is likely to have a significant negative effect. The development of greenfield, urban ALC Plan land is assessed as having a negative effect, as could the regional ecological importance of the site. - - June Rural ADD10 20 Green belt Amber The proposed delivery of circa 20 dwellings is No. considered to have a significant positive 2018 effect.Similarly the site's accessibility to services and Areas facilities is likely to have a positive effect, as could 39 40 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

the site,s location away from historic assets. However Moorlands

Moorlands the development of green field urban ALC land is assessed as having a negative effect. ADD11 3.71 Green belt Green belt The proposed delivery of circa 50 dwellings is Yes. (BB041) considered to have a significant positive Local

Local effect.Similarly the site's accessibility to services and facilities is likely to have a positive effect, as could the site,s location away from historic assets. However Plan Plan the development of green field urban ALC land is T opic

- assessed as having a negative effect. June Brown Edge BE03a 6 Within The site’s proximity to the village centre could reduce Infill site no Paper 2018 development the need to travel and as such have a positive effectallocation needed.

boundary upon climate change which is likely to have a Site significant positive effect. The proposed delivery of circa 6 dwellings is considered to have a positive Allocations effect, as could its distance away from historic assets and low ecological value. However, the site is relatively inaccessible to services and facilities and

areas of existing employment which is likely to have - Rural a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having a negative effect. Areas BE032 35 Green belt Amber The proposed delivery of circa 35 dwellings is No. Culverted considered to have a significant positive effect. watercourse would Similarly, the site’s low ecological value is likely to need to be have a positive effect. However, the site is relatively renaturalised. inaccessible to services and facilities and areas of Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

existing employment which is likely to have a Staf significant negative effect. Similarly, the development fordshire of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets.

BE041 50 Green belt Green The proposed delivery of circa 50 dwellings is Yes Moorlands considered to have a significant positive effect. Similarly, the site’s distance away from historic assets is likely to have a positive effect. However, the site is

relatively inaccessible to services and facilities and Local areas of existing employment which is likely to have Staf

a significant negative effect. Similarly, the Plan fordshire development of greenfield, grade 4 ALC land is

assessed as having a negative effect, as could the T district opic Moorlands BE044 20 Green belt Red The proposed delivery of circa 20 dwellings is No. Potential Paper considered to have a significant positive effect. highway issues, Similarly, the site’s distance away from historic assetslandscape is likely to have a positive effect. However, the site isimpact. Green Belt Site relatively inaccessible to services and facilities and Study considered Allocations Local areas of existing employment which is likely to have site was not a significant negative effect. Similarly, the suitable for release. Plan development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the - - June district ecological importance of the site. Rural BE045 35 Green belt Red The proposed delivery of circa 35 dwellings is No. Green Belt 2018

considered to have a significant positive Study considered Areas effect. Similarly, the site’s distance away from historicsite was not 41 42 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

assets is likely to have a positive effect. However, thesuitable for release. Moorlands

Moorlands site is relatively inaccessible to services and facilitiesPotential landscape and areas of existing employment which is likely to impact. have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is Local

Local assessed as having a negative effect, as could the district ecological importance of the site. BE056 15 Green belt Red The proposed delivery of circa 15 dwellings is No. Access Plan Plan considered to have a significant positive effect. issues, Green Belt T opic

- However, the site is relatively inaccessible to servicesStudy considered June and facilities and areas of existing employment whichsite was not is likely to have a significant negative effect. Similarly,suitable for release. Paper

2018 the development of greenfield, grade 4 ALC land is Potential landscape

assessed as having a negative effect, as could the impact. Site district ecological importance of the site. BE060 60 Green belt Red The proposed delivery of circa 60 dwellings is No. Access issues, Allocations considered to have a significant positive effect. Green Belt Study Similarly, the site’s distance away from designated considered site was assets is likely to have a positive effect. However, thenot suitable for

site is relatively inaccessible to services and facilitiesrelease. Potential - Rural and areas of existing employment which is likely to landscape impact. have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is Areas assessed as having a negative effect, as could the site’s proximity to historic assets. ADD06 18 0.6 Amber The proposed delivery of circa 15 dwellings is No considered to have a significant positive effect. Similarly, the location away from designated assets Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

is considered to have a positive effect. However, the Staf site is relatively inaccessible to services and facilities fordshire and areas of existing employment which is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is

assessed as having a negative effect, as is Moorlands

the site’s proximity to historic assets.

Cheddleton Local CD002 26 Green belt Green The proposed delivery of circa 26 dwellings is Yes Staf considered to have a significant positive effect. Plan fordshire Similarly, the site’s accessibility to areas of existing employment and open countryside, as well as the T site’s location away from historic assets is likely to opic have a positive effect. However, the inaccessibility of Moorlands services and facilities is likely to have a significant Paper negative effect. Similarly, the development of

greenfield, grade 4 ALC land is assessed as having Site a negative effect, as could the site’s district ecological Allocations Local importance. CD003 70 Green belt Green The proposed delivery of circa 70 dwellings is Yes Plan considered to have a significant positive effect, as could the site’s accessibility to areas of existing - -

June employment. Similarly, the site’s accessibility to the Rural open countryside is likely to have a positive effect.

2018 However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, Areas the development of greenfield, grade 4 ALC land is 43 44 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

assessed as having a negative effect, as could the Moorlands

Moorlands site’s district ecological importance and location near to historic assets. CD004 18 Part of site in Red The proposed delivery of circa 18 dwellings is No. Potential the Green belt considered to have a significant positive effect, as landscape impact. Local

Local could the site’s proximity to areas of existing Green Belt Study employment. Similarly, the site’s accessibility to areasconsidered site was of countryside and open space is likely to have a not suitable for Plan Plan positive effect. However, the inaccessibility of servicesrelease. T opic

- and facilities is likely to have a significant negative June effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having a negative effect, Paper

2018 as could the site’s proximity to historic assets and the

district ecological importance of the site. Site CD007 14 Green belt Red The proposed delivery of circa 14 dwellings is No. Potential considered to have a significant positive effect. landscape impact. Allocations Similarly, the site’s accessibility to the open Green Belt Study countryside and areas of existing employment is likelyconsidered site was to have a positive effect. However, the inaccessibilitynot suitable for

of services and facilities is likely to have a significantrelease. - Rural negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having a negative effect and location near to historic assets. Areas CD008 23 Green belt Red The proposed delivery of circa 23 dwellings is No. Potential considered to have a significant positive effect, as landscape impact. could the site’s accessibility to areas of existing Green Belt Study Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

employment. Similarly, the site’s accessibility to the considered site was Staf open countryside is likely to have a positive effect. not suitable for fordshire However, the inaccessibility of services and facilitiesrelease. is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is

assessed as having a negative effect and location Moorlands near to historic assets. CD015 30 Green belt Red The proposed delivery of circa 30 dwellings is No. Potential considered to have a significant positive effect, as landscape impact.

could the site’s accessibility to areas of existing Green Belt Study Local employment. Similarly, the site’s accessibility to the considered site was Staf

open countryside is likely to have a positive effect. not suitable for Plan fordshire However, the inaccessibility of services and facilitiesrelease.

is likely to have a significant negative effect. Similarly, T the development of greenfield, grade 4 ALC land is opic Moorlands assessed as having a negative effect and location Paper near to historic assets. CD017 29 Part of the site is Green The proposed delivery of circa 29 dwellings is Yes in the Green belt considered to have a significant positive effect, as Site could the site’s proximity to areas of existing Allocations Local employment. Similarly, the site’s accessibility to areas of countryside and open space is likely to have a Plan positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative - - June effect. Similarly, the site’s proximity to historic assets Rural and the district ecological importance of the site is 2018

likely to have a negative effect. Areas 45 46 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

CD019 39 Green belt Amber The proposed delivery of circa 39 dwellings is No. Moorlands

Moorlands considered to have a significant positive effect, as could the site’s accessibility to areas of existing employment. Similarly, the site’s accessibility the open countryside is likely to have a positive effect. Local

Local However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is Plan Plan assessed as having a negative effect and its location T

near to historic assets. opic -

June CD029 8 Mostly green belt Red The site’s proximity to areas of existing employment No. Green Belt is considered to have a significant positive effect. Study considered Paper

2018 Similarly, the proposed delivery of circa 8 dwellings site was not

is likely to have a positive effect, as could the site’s suitable for release. Site accessibility to areas of open countryside and location away from historic assets. However, the inaccessibility Allocations of services and facilities is likely to have asignificant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having

a negative effect, as could the site’s inaccessibility to - services and facilities. Rural CD060/CD118 113 Mainly outside Red The proposed delivery of circa 113 dwellings is No. Green Belt development considered to have a significant positive effect. Study considered Areas boundary. Part in However, the inaccessibility of services and facilitiessite was not the Green belt. is likely to have a significant negative effect. Similarly,suitable for release. the development of greenfield, grade 3 and 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and the inaccessibility of areas of existing employment. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

CD069a 6 Within Allocation of The proposed delivery of circa 6 dwellings is Infill site no Staf development site not considered to have a positive effect. Similarly, the allocation needed. fordshire boundary considered site’s accessibility to areas of open countryside and necessary can low ecological importance is likely to have a positive be regarded aseffect. However, the inaccessibility of services and

infill. facilities is likely to have a significant negative effect. Moorlands Similarly, the site’s inaccessibility to areas of existing employment is likely to have a significant negative effect. The development of greenfield, grade 4 ALC

land is assessed as having a negative effect, as could Local the site’s proximity to historic assets. Staf

CD088 7 Within Allocation of The proposed delivery of circa 7 dwellings is Infill site no Plan fordshire development site not considered to have a positive effect. Similarly, the allocation needed.

boundary considered site’s accessibility to areas of open countryside is T necessary can likely to have a positive effect. However, the opic Moorlands be regarded asinaccessibility of services and facilities is likely to have Paper infill. a significant negative effect. Similarly, the site’s inaccessibility to areas of existing employment is likely to have a negative effect. The site’s proximity to Site historic assets and the district ecological importance Allocations Local of the site is likely to have a negative effect. CD115 104 Green belt Red The proposed delivery of circa 104 dwellings is No. Potential Plan considered to have a significant positive effect. landscape impact. mixed use/alternative Similarly, the site’s accessibility to services, facilitiesGreen Belt Study - - June uses and areas of existing employment is likely to have a considered site was Rural positive effect. However, the inaccessibility of servicesnot suitable for 2018

and facilities and development of greenfield, grade 3release. Areas 47 48 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

ALC land is likely to have a significant negative effect. Moorlands

Moorlands Similarly, the site’s proximity to historic assets is likely to have a negative effect.

The development of new employment premises should have a significant positive effect upon the Local Local vitality and viability of the District, strengthen economic growth and support a higher level of Plan Plan employment within the District. Similarly, the provision T

of housing provided is likely to have a significant opic -

June positive effect. However, the inaccessibility of services

and facilities and development of greenfield, grade 3 Paper

2018 ALC land is likely to have a significant negative effect.

Similarly, the site's proximity to historic assets is likely Site to have a negative effect. Allocations Endon EN007 45 Green belt Amber The proposed delivery of circa 45 dwellings is No. Access considered to have a significant positive effect, as improvements

could the site’s proximity to services and facilities. required, would - Similarly, the site’s accessibility to health care and need third party Rural open space is likely to have a positive effect. land.

However, the site is inaccessible to areas of existing Areas employment which is likely to have a significant negative effect, as could its location within a flood zone. The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and district ecological importance. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

ENO12 24 Green belt Green The proposed delivery of circa 24 dwellings is Yes Staf considered to have a significant positive effect. fordshire Similarly, the site’s accessibility to services, facilities and open space is likely to have a positive effect. However, the site is inaccessible to areas of existing

employment which is likely to have a significant Moorlands negative effect. The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and

district ecological importance. Local EN019 8 Green belt Amber The proposed delivery of circa 8 dwellings is No. Access Staf

considered to have a positive effect. Similarly, the improvements Plan fordshire site’s accessibility to services, facilities and open required, would

space is likely to have a positive effect. However, theneed third party T site is inaccessible to areas of existing employment land. opic Moorlands which is likely to have a significant negative effect. Paper The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and district ecological Site importance. Allocations Local EN024 7 Green belt Red The proposed delivery of circa 10 dwellings is No. Potential housing/employment considered to have a significant positive effect. landscape impact Plan Similarly, the site’s accessibility to services, facilitiesand flooding is likely to have a positive effect. However, the site isissues. - - June inaccessible to areas of existing employment which Rural is likely to have a significant negative effect. The 2018

development of greenfield, grade 4 Areas 49 50 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

EN030 10 Green belt Red The proposed delivery of circa 10 dwellings is No. Green Belt Moorlands

Moorlands considered to have a significant positive effect. Study considered Similarly, the site’s accessibility to services, facilitiessite was not is likely to have a positive effect. However, the site issuitable for release. inaccessible to areas of existing employment which Potential flooding Local

Local is likely to have a significant negative effect. The issues. development of greenfield, grade 4 ALC land within flood zone 2 is assessed as having a negative effect, Plan Plan as could the site’s proximity to historic assets. T opic

- EN033 12 Green belt Green The proposed delivery of circa 12 dwellings is Yes June considered to have a significant positive effect, as could the accessibility of services and facilities. Paper

2018 Similarly, the site’s accessibility to health care and

open space is likely to have a positive effect. Site However, the site is inaccessible to areas of existing employment which is likely to have a significant Allocations negative effect. The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and

district ecological importance. - Rural EN079 18 Green belt Red The proposed delivery of circa 18 dwellings is No. Green Belt considered to have a significant positive effect, as Study considered could the accessibility of services and facilities. site was not Areas Similarly, the site’s accessibility to health care and suitable for release. open space is likely to have a positive effect. Potential flooding However, the site is inaccessible to areas of existingissues. employment which is likely to have a significant negative effect, as could its location within a flood zone. The development of greenfield, grade 4 ALC Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

land is assessed as having a negative effect, as could Staf the site’s proximity to historic assets and district fordshire ecological importance. EN101 54 Green belt Amber The proposed delivery of circa 54 dwellings is No. considered to have a significant positive effect.

Similarly, the site’s accessibility to services and Moorlands facilities and open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which is likely to have a

significant negative effect. The development of Local greenfield, grade 4 ALC land is assessed as having Staf

a negative effect, as could the site’s proximity to Plan fordshire historic assets and regional ecological importance.

EN125 14 Green belt Red The proposed delivery of circa 14 dwellings is No. Green Belt T opic considered to have a significant positive effect. Study considered Moorlands Similarly, the site’s accessibility to health care and site was not Paper open space is likely to have a positive effect. suitable for release. However, the site is inaccessible to areas of existing employment which is likely to have a significant Site negative effect. The development of greenfield, grade Allocations Local 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets. Plan EN126 12 Green belt Green The proposed delivery of circa 12 dwellings is Yes considered to have a significant positive effect, as - - June could its accessibility to services and facilities. Rural Similarly, the site’s accessibility to health care and 2018

open space is likely to have a positive effect. Areas However, the site is inaccessible to areas of existing 51 52 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

employment which is likely to have a significant Moorlands

Moorlands negative effect, as could its location within a flood zone. The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could the site’s proximity to historic assets and district Local

Local ecological importance. EN128 20 Within Green The proposed delivery of circa 27 dwellings is yes development considered to have a significant positive effect, as Plan Plan boundary could the site’s proximity to services and facilities. T opic

- Similarly, the site’s accessibility to health care and June open space is likely to have a positive effect. However, the site is inaccessible to areas of existing Paper

2018 employment which is likely to have a significant

negative effect. The site’s proximity to historic assets Site and district ecological importance is likely to have a negative effect. Allocations Ipstones IP011 15 Countryside Amber The proposed delivery of circa 15 dwellings is No. considered to have a significant positive effect.

Similarly, the site’s accessibility to services and - Rural facilities and areas of existing employment is likely to have a positive effect. However, the development of greenfield, grade 4 ALC land is assessed as having Areas a negative effect, as could the site’s proximity to historic assets and district ecological importance. IP012a 20 Countryside Red The proposed delivery of circa 20 dwellings is No. Potential considered to have a significant positive effect. access issues Similarly, the site’s accessibility to services and would need to be Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

facilities and areas of existing employment is likely accessed via IP011 Staf to have a positive effect. However, the development potential impact on fordshire of greenfield, grade 4 ALC land is assessed as havingheritage assets. a negative effect, as could the site’s proximity to historic assets and district ecological importance.

IP014a 35 Countryside Amber The proposed delivery of circa 35 dwellings is No. Potential issue Moorlands considered to have a significant positive effect. with pedestrian Similarly, the site’s accessibility to services and access the village facilities and areas of existing employment is likely and landscape

to have a positive effect. However, the development impact. Local of greenfield, grade 4 ALC land is assessed as having Staf

a negative effect, as could the site’s proximity to Plan fordshire designated and historic assets.

IP015 22 Countryside Red The proposed delivery of circa 22 dwellings is No. Potential T opic considered to have a significant positive effect, as impact on heritage Moorlands could the site’s proximity to areas of existing assets. Landscape Paper employment. Similarly, the site’s accessibility to healthimpact. care and open space is likely to have a positive effect. However, the site is in proximity to a designated asset, Site Churnet Valley SSSI which is likely to have a Allocations Local significant negative effect, as could the site’s proximity to listed assets. The development of greenfield, grade Plan 4 ALC land is assessed as having a negative effect. IP019 35 Countryside/small Green The proposed delivery of circa 35 dwellings is Yes - - June part within considered to have a significant positive effect. Rural development Similarly, the site’s accessibility to services and 2018

boundary facilities and areas of existing employment is likely Areas to have a positive effect. However, the development 53 54 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

of greenfield, grade 4 ALC land is assessed as having Moorlands

Moorlands a negative effect, as could the site’s proximity to designated and historic assets and district ecological importance. Kingsley Local

Local KG005 7 Green belt Red The proposed delivery of circa 7 dwellings is No. Green Belt considered to have a positive effect. Similarly, the Study considered Plan site’s accessibility to areas of open space is likely tothe site was not Plan have a positive effect. However, the site is suitable for release. T opic

- inaccessible to services and facilities and areas of June existing employment, both of which is likely to have a significant negative effect. Similarly, development Paper 2018 of greenfield, grade 3 ALC land is likely to also have

a significant negative effect and the site’s proximity Site to historic assets. KG019 30 Green belt Amber The proposed delivery of circa 30 dwellings is No Allocations considered to have a significant positive effect. Similarly, the site’s accessibility to areas of open space is likely to have a positive effect. However, the

site is inaccessible to services and facilities and areas - Rural of existing employment, both of which is likely to have a significant negative effect. Similarly, development of greenfield, grade 3 ALC land is likely to also have Areas a significant negative effect. The site’s proximity to designated and historic assets is likely to have a negative effect. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

KG024 12 Within Amber The proposed delivery of circa 12 dwellings is No land not Staf development considered to have a significant positive effect. available. fordshire boundary Similarly, the site’s accessibility to areas of open space and the partial brownfield nature of the site is likely to have a positive effect. However, the site is

inaccessible to services and facilities and areas of Moorlands existing employment, both of which is likely to have a significant negative effect. The site’s proximity to designated and historic assets is likely to have a

negative effect, as could the site’s district ecological Local importance. Staf

KG026a 30 Green belt Red The proposed delivery of circa 30 dwellings is No. Green Belt Plan fordshire considered to have a significant positive effect. Study considered

Similarly, the site’s accessibility to areas of open the site was not T space is likely to have a positive effect. However, thesuitable for release. opic Moorlands site is inaccessible to services and facilities and areas Paper of existing employment, both of which is likely to have a significant negative effect. Similarly, development of greenfield, grade 3 ALC land is likely to also have Site a significant negative effect. The site’s proximity to Allocations Local designated and historic assets is likely to have a negative effect. Plan KG026b 50 Green belt Red The proposed delivery of circa 50 dwellings is No. Green Belt considered to have a significant positive effect. Study considered - - June Similarly, the site’s accessibility to areas of open the site was not Rural space is likely to have a positive effect. However, thesuitable for release. 2018

site is inaccessible to services and facilities and areas Areas of existing employment, both of which is likely to have 55 56 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

a significant negative effect. Similarly, development Moorlands

Moorlands of greenfield, grade 3 ALC land is likely to also have a significant negative effect. KG030a 25 Green belt Red The proposed delivery of circa 25 dwellings is No. Green Belt considered to have a significant positive effect. Study considered Local

Local Similarly, the site’s accessibility to areas of open the site was not space is likely to have a positive effect. However, thesuitable for release. site is inaccessible to services and facilities and areas Plan Plan of existing employment, both of which is likely to have T opic

- a significant negative effect. Similarly, development June of greenfield, grade 3 ALC land is likely to also have a significant negative effect. The site’s proximity to Paper

2018 historic assets is likely to have a negative effect.

KG031 20 Green belt Red The proposed delivery of circa 20 dwellings is No. The Green Site considered to have a significant positive effect. Belt Study Similarly, the site’s accessibility to areas of open considered the site Allocations space is likely to have a positive effect. However, thewas not suitable for site is inaccessible to services and facilities and areasrelease. of existing employment, both of which is likely to have

a significant negative effect. Similarly, development - Rural of greenfield, grade 3 ALC land is likely to also have a significant negative effect. The site’s proximity to historic assets is likely to have a negative effect. Areas KG042 30 Green belt Red The proposed delivery of circa 30 dwellings is No. The Green considered to have a significant positive effect. Belt Study Similarly, the site’s accessibility to areas of open considered the site space is likely to have a positive effect. However, thewas not suitable for site is inaccessible to services and facilities and areasrelease. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

of existing employment, both of which is likely to have Staf a significant negative effect. Similarly, development fordshire of greenfield, grade 3 ALC land is likely to also have a significant negative effect. The site’s proximity to designated and historic assets is likely to have a

negative effect. Moorlands KG049a 35 Green belt Green The proposed delivery of circa 35 dwellings is Yes considered to have a significant positive effect. Similarly, the site’s accessibility to areas of open

space is likely to have a positive effect. However, the Local site is inaccessible to services and facilities and areas Staf

of existing employment, both of which is likely to have Plan fordshire a significant negative effect. Similarly, development

of greenfield, grade 3 ALC land is likely to also have T a significant negative effect. The site’s proximity to opic Moorlands designated and historic assets is likely to have a Paper negative effect. KG059 6 Within Red The proposed delivery of circa 6 dwellings is No land not development considered to have a positive effect. Similarly, the available. Site boundary site’s accessibility to areas of open space is likely to Allocations Local have a positive effect. However, the site is inaccessible to services and facilities and areas of Plan existing employment, both of which is likely to have a significant negative effect. Similarly, the site’s - - June proximity to designated and historic assets and the Rural development of greenfield, grade 3 ALC land is likely 2018

to also have a significant negative effect. Areas Upper Tean 57 58 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

UT011/14 20 Within Red The proposed delivery of circa 20 dwellings is No. Potential Moorlands

Moorlands development considered to have a significant positive effect. access issues and boundary Similarly, the site’s accessibility to health care and possible impact on areas of existing employment is likely to have a heritage assets. positive effect. However, the site is located within a Flooding issues. Local

Local flood zone which is likely to have a significant negative effect. The site’s proximity to historic assets and district ecological importance is likely to have a Plan Plan negative effect. T opic

- UT012 50 Countryside Green The proposed delivery of circa 50 dwellings is Yes. Site had June considered to have a significant positive effect. planning Similarly, the site’s accessibility to health care and permission pending Paper

2018 areas of existing employment is likely to have a for up to 67

positive effect. However, the site is located within a dwellings. Site flood zone which is likely to have a significant negative effect. The development of greenfield, grade Allocations 4 ALC land is likely to have a negative effect as could the site’s proximity to historic assets. UT018 25 Countryside Red The proposed delivery of circa 25 dwellings is No. Potential

considered to have a significant positive effect. access issues - Rural Similarly, the site’s accessibility to health care and would need to be areas of existing employment is likely to have a addressed. positive effect. However, the development of Areas greenfield, grade 3 ALC land is likely to have a significant negative effect. The district ecological importance of the site is likely to have a negative effect. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

UT019 15 Within Green The proposed delivery of circa 15 dwellings is Yes Staf development considered to have a significant positive effect. fordshire boundary Similarly, the site’s accessibility to services and facilities is likely to have a positive effect. However, the site is located in proximity to historic assets which

is likely to have a significant negative effect, as could Moorlands the development of grade 3 ALC land. The site’s inaccessibility to areas of existing employment is likely to have a negative effect.

UT021 20 Countryside Amber The proposed delivery of circa 20 dwellings is No. Local considered to have a significant positive effect, as Staf

could the site’s accessibility to areas of existing Plan fordshire employment. Similarly, the site’s accessibility to

services and facilities is likely to have a positive effect. T However, the development of greenfield, grade 3 ALC opic Moorlands land is likely to have a significant negative effect. The Paper district ecological importance of the site and its proximity to historic assets is likely to have a negative effect. Site UT022 15 Countryside Red The proposed delivery of circa 15 dwellings is No. Potential flood Allocations Local considered to have a significant positive effect, as risk issues could the site’s accessibility to areas of existing Plan employment. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect. - - June However, the development of greenfield, grade 3 ALC Rural land is likely to have a significant negative effect, as 2018

could the site’s location within a flood zone. The site’s Areas proximity to historic assets is likely to have a negative effect. 59 60 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

UT023 50 Countryside Amber The proposed delivery of circa 50 dwellings is No Moorlands

Moorlands considered to have a significant positive effect, as could the site’s accessibility to areas of existing employment. Similarly, the site’s accessibility to areas of open space is likely to have a positive effect. Local

Local However, the development of greenfield, grade 3 ALC land is likely to have a significant negative effect, as could the site’s location within a flood zone. The site’s Plan Plan proximity to historic assets and district ecological T

importance is likely to have a negative effect. opic -

June UT024 40 Countryside Red The proposed delivery of circa 40 dwellings is No. Potential considered to have a significant positive effect, as landscape impact Paper

2018 could the site’s accessibility to areas of existing

employment. Similarly, the site’s accessibility to Site services and facilities is likely to have a positive effect. However, the development of greenfield, grade 3 ALC Allocations land is likely to have a significant negative effect. The site’s proximity to historic assets is likely to have a negative effect.

UT041 50 Countryside Red The proposed delivery of circa 50 dwellings is No. Potential - Rural considered to have a significant positive effect. access issues. Similarly, the site’s accessibility to areas of existing employment and open space is likely to have a Areas positive effect. However, the development of greenfield, grade 4 ALC land is likely to have a negative effect, as could the site’s proximity to historic assets. Waterhouses Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

WA004 Mixed use (existing Within settlement Green The proposed delivery of circa 36 dwellings is Yes Staf employment site boundary considered to have a significant positive effect. fordshire 0.4ha) 36 dwellings Similarly, the site’s accessibility to services and facilities is likely to have a positive effect. However, the site’s proximity to a designated asset is likely to

have a negative effect. The development of Moorlands greenfield, grade 4 ALC land is likely to also have a negative effect, as could the site’s proximity to historic assets and the inaccessibility of areas of existing

employment. Local WA005 40 Countryside Red The proposed delivery of circa 40 dwellings is No Staf

considered to have a significant positive effect, as Plan fordshire could the site accessibility to areas of existing

employment. Similarly, the site’s accessibility to T services and facilities is likely to have a positive effect. opic Moorlands However, the site’s proximity to a designated asset Paper is likely to have a negative effect. The development of greenfield, grade 4 ALC land is likely to also have a negative effect, as could the site’s proximity to Site historic assets. Allocations Local WA006 30 Countryside Red The proposed delivery of circa 30 dwellings is No. Potential considered to have a significant positive effect, as access issues. Plan could the site accessibility to areas of existing employment. Similarly, the site’s accessibility to - - June services and facilities is likely to have a positive effect. Rural However, the site’s proximity to a designated asset 2018

is likely to have a negative effect. The development Areas 61 62 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

of greenfield, grade 4 ALC land is likely to also have Moorlands

Moorlands a negative effect, as could the site’s proximity to historic assets. Werrington & Cellarhead

WE003 50 Green belt Green The proposed delivery of circa 85 dwellings is Yes Local

Local considered to have a significant positive effect, as could the accessibility of services and facilities. Plan Similarly, the site’s accessibility to areas of open Plan space is likely to have a positive effect. However, the T opic

- site is inaccessible to areas of existing employment June which would have a significant negative effect, as would the site’s proximity to designated assets. Paper 2018 Similarly, the development of greenfield, grade 4 ALC

land and the site’s proximity to historic assets is Site assessed as having a negative effect. WE013 10 Green belt Green The proposed delivery of circa 10 dwellings is Yes Allocations considered to have a significant positive effect, as could the accessibility of services and facilities. Similarly, the site’s accessibility to areas of open

space is likely to have a positive effect. However, the - Rural site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Areas Similarly, the development of greenfield, grade 4 ALC land and the site’s proximity to historic assets is assessed as having a negative effect. Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

WE018 24 Within Has planning The proposed delivery of circa 24 dwellings is Site within Staf development permission considered to have a significant positive effect, as settlement fordshire boundary could the accessibility of services and facilities. boundary and has Similarly, the site’s accessibility to areas of open planning space is likely to have a positive effect. However, thepermission.

site is inaccessible to areas of existing employment Allocation not Moorlands which would have a significant negative effect, as required. would the site’s proximity to designated assets. Similarly, the site’s proximity to historic assets is

assessed as having a negative effect. Local WE019 50 Green belt Red The proposed delivery of circa 50 dwellings is No. Green Belt Staf

considered to have a significant positive effect. Study considered Plan fordshire Similarly, the site’s accessibility to services and the site was not

facilities and areas of open space is likely to have a suitable for release. T positive effect. However, the site is inaccessible to Potential highway opic Moorlands areas of existing employment which would have a issues. Paper significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield, grade 4 ALC land and the Site site’s proximity to historic assets is assessed as Allocations Local having a negative effect. WE27 20 Green belt Green The proposed delivery of circa 20 dwellings is Yes Plan considered to have a significant positive effect, as could the site’s accessibility to services and facilities. - - June Similarly, the site’s to areas of open space is likely to Rural have a positive effect. However, the site’s accessibility 2018

to areas of existing employment which would have a Areas significant negative effect, as would the site’s proximity to designated assets. Similarly, the 63 64 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

development of greenfield, grade 4 ALC land and the Moorlands

Moorlands site’s proximity to historic assets is assessed as having a negative effect. WE033 60 Green belt Red The proposed delivery of circa 60 dwellings is No. Green Belt considered to have a significant positive effect. Study considers Local

Local However, the site is inaccessible to areas of existingsite is not suitable employment which would have a significant negativefor release. effect. Similarly, the site’s inaccessibility to services Potential highway Plan Plan and facilities and areas of open space is likely to haveissues. T opic

- a negative effect. Also, the site’s district ecological June importance is likely to have a negative effect, as could the development of greenfield, grade 4 ALC land and Paper

2018 the site’s proximity to historic assets is assessed as

having a negative effect. Site WE040 7 Green belt Red The proposed delivery of circa 7 dwellings is No. Potential considered to have a positive effect, as could the landscape impact. Allocations accessibility to services and facilities and areas of open space. However, the site is inaccessible to areas of existing employment which would have a significant

negative effect, as would the site’s proximity to - Rural designated and historic assets. Similarly, the development of greenfield, grade 4 ALC land is likely to have a negative effect. Areas WE041 22 Green belt Red The proposed delivery of circa 22 dwellings is No. Green Belt considered to have a significant positive effect. Study considered Similarly, the site’s accessibility to services and site is not suitable Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

facilities and areas of open space is likely to have a for release. Staf positive effect. However, the site is inaccessible to Potential landscape fordshire areas of existing employment which would have a impact. significant negative effect, as would the site’s proximity to designated and historic assets. Similarly,

the development of greenfield, grade 4 ALC land is Moorlands likely to have a negative effect. WE052 25 Green belt Green The proposed delivery of circa 25 dwellings is Yes considered to have a significant positive effect, as

could the site’s accessibility to services and facilities. Local Similarly, the site’s accessibility to open space is likely Staf

to have a positive effect. However, the site is Plan fordshire inaccessible to areas of existing employment which

would have a significant negative effect. The site’s T proximity to designated and historic assets is likely opic Moorlands to have a negative effect, as could the development Paper of greenfield, grade 4 ALC land. WE053 15 Green belt Red The proposed delivery of circa 15 dwellings is No. Green Belt considered to have a significant positive effect. Study considered Site Similarly, the site’s accessibility to services and site not suitable for Allocations Local facilities and areas of open space is likely to have a release. Potential positive effect. However, the site is inaccessible to access issues. Plan areas of existing employment which would have a significant negative effect, as would the site’s - - June proximity to historic assets. The site’s proximity to Rural designated assets is likely to have a negative effect, 2018

as could the development of greenfield, grade 4 ALC Areas land. 65 66 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

WE069 6 Green belt Green The proposed delivery of circa 6 dwellings is Yes Moorlands

Moorlands considered to have a positive effect. Similarly, the site’s accessibility to services and facilities and areas of open space is likely to have a positive effect. However, the site is inaccessible to areas of existing Local

Local employment which would have a significant negative effect, as would the site’s proximity to historic assets. The site’s proximity to designated assets is likely to Plan Plan have a negative effect, as could the development of T

greenfield, grade 4 ALC land. opic -

June WE070 12 Green belt Red The proposed delivery of circa 12 dwellings is No. Site not considered to have a significant positive effect. available Paper

2018 Similarly, the site’s accessibility to services and

facilities and areas of open space is likely to have a Site positive effect. However, the site is inaccessible to areas of existing employment which would have a Allocations significant negative effect. The site’s proximity to designated and historic assets is likely to have a negative effect, as could the development of

greenfield, grade 4 ALC land. - Rural WE1 Employment 0.52a Green belt Amber The development of new employment premises No should have a significant positive effect upon the vitality and viability of the District,strengthen economic Areas growth and support a higher level of employment within the District. Similarly, the site’s low ecological importance is likely to have a positive effect. However, the development of greenfield, grade 4 ALC land is Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

assessed as having a negative effect, as could the Staf proximity to historic assets and distance away from fordshire services and facilities and areas of open space. WE2 Employment 0.9ha Green belt Red The development of new employment premises No It is not should have a significant positive effect upon the considered that this

vitality and viability of the District, strengthen site is required to Moorlands economic growth and support a higher level of meet the District’s employment within the District. Similarly, the site’s rural employment low ecological importance is likely to have a positiveland needs.

effect. However, the remote nature of the site is likely Local to have a significant negative effect. The development Staf

of greenfield, grade 4 ALC land is assessed as having Plan fordshire a negative effect, as could the proximity to historic

assets and distance away from services T opic WE3 Employment 1.07ha Green belt Red The development of new employment premises No It is not Moorlands should have a significant positive effect upon the considered that this Paper vitality and viability of the District, strengthen site is required to economic growth and support a higher level of meet the District’s employment within the District. However, the remoterural employment Site nature of the site is likely to have a significant negativeland needs. Allocations Local effect. The development of greenfield, grade 4 ALC land is assessed as having a negative effect, as could Plan the proximity to historic assets, district ecological importance and distance away from services and - - June facilities and areas of open space. Rural Wetley Rocks 2018 Areas 67 68 Staf

Staf Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in

classification Preferred Options fordshire fordshire Sites & Boundaries

WR002 29 Within The proposed delivery of circa 29 dwellings is No. Allocation not Moorlands

Moorlands development considered to have a significant positive effect. needed as site lies boundary Similarly, the site’s accessibility to areas of open within settlement space and low ecological importance of the site is boundary, part of likely to have a positive effect. However, the site is site has planning Local

Local inaccessible to services and facilities and areas of permission. existing employment, both of which is likely to have a significant negative effect, as could the site’s Plan Plan proximity to designated and historic assets. The T

development of greenfield, grade 4 ALC land is likely opic -

June to have a negative effect. WR005 13 Green belt Red The proposed delivery of circa 13 dwellings is No. Green Belt Paper

2018 considered to have a significant positive effect. Study considered

Similarly, the site’s accessibility to areas of open site is not suitable Site space is likely to have a positive effect. However, thefor release. site is inaccessible to services and facilities and areas Allocations of existing employment, both of which is likely to have a significant negative effect. The development of greenfield, grade 4 ALC land is likely to have a

negative effect, as could the site’s proximity to historic - assets and district ecological importance. Rural WR014A 12 Green belt Red The proposed delivery of circa 12 dwellings is No.Green Belt considered to have a significant positive effect. Study considered Areas Similarly, the site’s accessibility to areas of open site is not suitable space is likely to have a positive effect. However, thefor release. site is inaccessible to areas of existing employment and services and facilities which is likely to have a significant negative effect. The development of Site Dwellings Designation RAG Sustainability Appraisal April 2016 Included in classification Preferred Options Sites & Boundaries

greenfield, grade 4 ALC land is likely to have a Staf negative effect, as could the site’s proximity to historic fordshire assets and district ecological importance. WR015 20 Green belt/ part in Green The proposed delivery of circa 20 dwellings is Yes development considered to have a significant positive effect.

boundary Similarly, the site’s accessibility to areas of open Moorlands space and low ecological importance of the site is likely to have a positive effect. However, the site is inaccessible to services and facilities and areas of

existing employment, both of which is likely to have Local a significant negative effect. The development of Staf

greenfield, grade 4 ALC land is likely to have a Plan fordshire negative effect, as could the site’s proximity to historic

assets. T opic Table 6.1 Moorlands Paper Site Allocations Local Plan - - June Rural 2018 Areas 69 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Open Space Allocations

6.23 All types of open space, playing pitches and areas of visual open space were combined to form an 'open space' layer which was shown on the maps in the Site Options Consultation Booklet. All open space and playing pitches were included from the Council's sports and open space database. Areas of Visual Open Space were those designated in the 1998 Local Plan. Comments were invited.

Consultation Responses

6.24 There was a high level of response to the consultation from the local residents, developers/agents and other statutory bodies - 5500 responses were received. Details of the comments made and Council response can be found in the consultation statement.

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Preferred Options Sites and Boundaries consultation 2016

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7 Preferred Options Sites and Boundaries consultation 2016

7.1 The Preferred Options Sites and Boundaries 2016 consultation was approved by Council Assembly on 13th April 2016, the housing and employment land development requirements were approved by Council Assembly on 2nd March 2016. The consultation was carried out from 28th April to 13th June 2016. It sought views on:

Development requirements

Green Belt boundary

Housing allocations

Employment allocations

Mixed use allocations

Retail allocations, town centre boundaries and retail frontages

Open space designations

Settlement and infill boundaries

Gypsy & traveller allocation

Areas for potential infrastructure improvements

7.2 It did not include details of proposed polices. These were included in the following consultation in 2017.

7.3 The content of this consultation document was informed by evidence available at the time, Government Policy, the Sustainability Appraisal and the consultation responses received during the 2015 consultation. The document was accompanied by an Initial Sustainability Appraisal and was supported by documents from the evidence base. New evidence that had been completed since the Site Options consultation relevant to the establishment of preferred sites and boundaries included the Green Belt Review, the Gypsy and Travellers Needs Assessment and the Cheadle Transport Study.

Residential Allocations

7.4 The SHMA had been updated in July 2015 to reflect the 2012 sub national CLG household projections and the 2011 census data and in January 2016 to take account of the 2014 mid year estimates and relevant case law relating to the derivation of housing need. The updated SHMA identified a need for between 250 - 440 homes per year across the District over the period 2012 to 2031.

7.5 The top of the range related to the level of housing growth required to support potential employment growth, the middle of the range would support the retention of existing jobs, whilst the bottom would not support job growth and would likely lead to a decline in jobs due to the decline in working age population.

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7.6 On the basis of the evidence at the time the Preferred Options Sites and Boundaries consultation proposed an annual housing requirement of 320 per year, this would support job stabilisation and included an additional 10% to support affordable housing.

7.7 This level of housing growth was considered to:

Fully meets demographic housing needs

Help to address the affordable housing need

Likely to help sustain a modest increase in jobs

Be aspirational but realistic as required by the NPPF taking account of the historic average delivery rate of 195 homes per year.

Be deliverable in terms of the supply of suitable land, the scope to release land from the Green Belt and infrastructure capacity.

Be less likely to give rise to significant landscape impacts, including on the setting of the Peak District national Park.

Provide a balanced range of social, economic and environmental effects in line with the Sustainability Appraisal and Council's Corporate Plan 2015-2019.

7.8 Policy SS3 of the Core Strategy detailed the spatial distribution of housing and employment development across the District.The Preferred Options Sites and Boundaries consultation carried this forward this approach.

7.9 The proposed development approach was to focus development in the market towns Leek, Biddulph and Cheadle and the larger villages and allow for limited development of the other settlements to meet local needs to support sustainable communities and help bring forward regeneration opportunities.

7.10 The spatial distribution of the residential allocations gave the rural areas 28% distribution. Taking into the completions and commitments that had occurred since 2012 the consultation sought to support the delivery of 4158 homes up to 2031 of which 1228 were in the rural areas. New allocations in the larger villages would provide 788 dwellings, there was a small sites allowance for infill of 570 (equating to 30 dwellings per annum) and a slippage allowance of 123 dwellings (10%). Giving a total provision of 1235.

Area Amount Net residual requirement Leek 30% 1016 Biddulph 20% 885 Cheadle 22% 1029 Rural Areas 28% 1228 Total 100% 4158

Table 7.1 Residual housing requirement (Preferred Options Sites & Boundaries consultation 2016)

7.11 In line the Core Strategy development in the rural areas was focused in the larger villages, with no allocations in the smaller villages. Infill boundaries were defined for the smaller villages which gave some capacity for growth.

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7.12 The Core Strategy policy SS5b committed the Council to undertake a comprehensive review of the Green Belt around Biddulph to determine the potential for development sites to help to meet requirements. The Council therefore commissioned the Green Belt Review Study 2015 of the whole District to consider the scope to release land from Green Belt by appraising against the five purposes of the Green Belt set out in the NPPF. The study concluded that the general extent of the Green Belt should be retained but identified several areas which it considered were suitable for release in exceptional circumstances through a Local Plan review. These were in Biddulph, Cheadle, Blythe Bridge and Forsbrook, Endon, Cheddleton and clusters elsewhere in the District.

7.13 The consultation therefore proposed a number of sites in the Green Belt which the Study identified as being suitable for release in exceptional circumstances. It was considered the need to meet the development requirements of the District together with specific site circumstances constituted exceptional circumstances.

7.14 In the rural areas the majority of the sites were in the Green Belt.

7.15 The table below shows the residential allocations (including the mixed use allocation in Waterhouses) in the larger villages and details which ones were carried forward to the Preferred Options 2017 consultation.

Site Dwellings Designation Sustainability Appraisal Included in July 2017 Preferred Options consultation 2017 Alton AL012 13 Countryside The proposed delivery of Yes circa 18 dwellings is considered to have a significant positive effect. However, the site is inaccessible to areas of existing employment which is likely to have a significant negative effect. The site’s proximity to historic assets and ecological value is likely to have a negative effect. Biddulph Moor Part of 45 Green belt BM013 (whole site)The No. Green Belt site BM013, proposed delivery of circa 65 no exceptional dwellings is considered to circumstances to BM029, have a significant positive justify release. BM014a effect. Similarly, the site’s BM014b accessibility to areas of existing employment is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed

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as having a negative effect, as is the site’s proximity to historic assets and the ecological value of the site.

BM014a The proposed delivery of circa 15 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to areas of existing employment is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed as having a negative effect, as is the site’s proximity to historic assets and the ecological value of the site.

BM014bThe proposed delivery of circa 25 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to areas of existing employment is likely to have a positive effect, as could its location away from historic assets and designated assets. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed

as having a negative effect.

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BM029 The proposed delivery of circa 12 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to areas of existing employment is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed as having a negative effect, as is its location near to historic assets and the ecological value of the site.

Blythe Bridge BB054 70 Green belt The proposed delivery of No. Green Belt site circa 70 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify release. Similarly, the site’s accessibility to services, Landscape, Local facilities and areas of existingGreen Space and employment is likely to have Heritage Impact Study a positive effect. However, theAugust 2016 found site's partial location within a the site was of high flood zone is assessed as landscape sensitivity. having a significant negative effect. The development of Part of site in flood greenfield land indicated on zone 2 the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial is assessed as having a negative effect, as is the ecological value of the site and the proximity of historic assets.

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BB041 50 Green belt The proposed delivery of No. Green Belt site circa 50 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify release. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect, as could the site’s location away from historic assets. However, the development of greenfield land forming part of the landscape setting to the settlement (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed as having a negative effect, as is the ecological value of the site and the inaccessibility of areas of existing employment. Brown Edge BE041 50 Green belt The proposed delivery of No. Green Belt site circa 50 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify release. Similarly, the site’s distance away from historic assets is likely to have a positive effect. However, the site is relatively inaccessible to services and facilities and areas of existing employment which is likely to have a significant negative effect. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed as having a negative effect, as is the ecological value of the site. Cheddleton CD002 26 Green belt The proposed delivery of No. Green Belt site circa 26 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify release.

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Similarly, the site’s accessibility to areas of existing employment and open countryside, as well as the site’s location away from historic assets is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land indicated on the predictive map of Best and Most Versatile agricultural land as within an area where less than 20% of the land is likely to be BMV is assessed as having a negative effect, as is the site’s ecological value. CD003 70 Green belt The proposed delivery of No. Green Belt site circa 70 dwellings is no exceptional considered to have a circumstances to significant positive effect, as justify release. is the site’s accessibility to areas of existing employment. Similarly, the site’s accessibility to the open countryside is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land indicated on the predictive map of Best and Most Versatile agricultural land as within an area where less than 20% of the land is likely to be BMV is assessed as having a negative effect, as is the site’s ecological value and location near to historic assets. CD017 29 Green belt The proposed delivery of No. Green Belt site circa 29 dwellings is no exceptional considered to have a circumstances to significant positive effect, as justify release. could the site’s proximity to areas of existing employment. Similarly, the site’s

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accessibility to areas of countryside and open space is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the site’s proximity to historic assets and the ecological value of the site is likely to have a negative effect. The site is indicated on the predictive map of Best and Most Versatile agricultural land as within an area where less than 20% of the land is likely to be BMV. Endon EN012 24 Green belt The proposed delivery of No. Green Belt site circa 24 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify Similarly, the site’s release. Landscape, accessibility to services, Local Green Space facilities and open space is and Heritage Impact likely to have a positive effect.Study August 2016 However, the site is found the site is of inaccessible to areas of medium/high existing employment which islandscape sensitivity. likely to have a significant negative effect. The development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area where land is likely to be urban / industrial) is assessed as having a negative effect, as is the site’s proximity to historic assets and ecological value. EN033 12 Green belt The proposed delivery of No. Green Belt site circa 12 dwellings is no exceptional considered to have a circumstances to significant positive effect, as justify release. is the accessibility of services and facilities. Similarly, the site’s accessibility to health care and open space is likely to have a positive effect. However, the site is

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inaccessible to areas of existing employment which is likely to have a significant negative effect. The development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area where land is likely to be urban / industrial) is assessed as having a negative effect, as is the site’s proximity to historic assets and ecological value. EN126 12 Green belt The proposed delivery of No. Green Belt site circa 12 dwellings is no exceptional considered to have a circumstances to significant positive effect, as justify release could its accessibility to Landscape impact – services and facilities. Landscape, Local Similarly, the site’s Green Space and accessibility to health care Heritage Impact Study and open space is likely to August 2016 identified have a positive effect. that the site is of high However, the site is landscape sensitivity inaccessible to areas of existing employment which is likely to have a significant negative effect, as could its partial location within a flood zone. The development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area where land is likely to be urban / industrial) is assessed as having a negative effect, as is the site’s proximity to historic assets and ecological value. EN128 20 Within The proposed delivery of Yes development circa 27 dwellings is boundary considered to have a significant positive effect, as is the site’s proximity to services and facilities. Similarly, the site’s accessibility to health care and open space is likely to have a positive effect. However, the site is

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inaccessible to areas of existing employment which is likely to have a significant negative effect. The site’s proximity to historic assets and ecological value is likely to have a negative effect. The site is indicated on the predictive map of Best and Most Versatile agricultural land as within an area where land is likely to be urban / industrial. Ipstones IP019 35 Countryside/partly The proposed delivery of No. Land availability within developmentcirca 35 dwellings is unknown. Landscape boundary considered to have a impact – Landscape, significant positive effect. Local Green Space Similarly, the site’s and Heritage Impact accessibility to services and Study August 2016 facilities and areas of existingidentified that the site employment is likely to have is of medium a positive effect. However, thelandscape sensitivity. development of greenfield HRA - Following the land (indicated on the precautionary predictive map of Best and principle, an Likely Most Versatile agricultural Significant Effect land as within an area where (LSE) is identified. land is likely to be urban / industrial) is assessed as having a negative effect, as is the site’s proximity to designated and historic assets and ecological value. Kingsley KG049a 35 Green belt The proposed delivery of No. Green Belt site circa 35 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify release. Similarly, the site’s Landscape, Local accessibility to areas of open Green Space and space is likely to have a Heritage Impact Study positive effect. However, the August 2016 found site is inaccessible to servicesthe site was of high and facilities and areas of landscape sensitivity. existing employment, both of which is likely to have a significant negative effect. Similarly, development of greenfield land indicated on the predictive map of Best and

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Most Versatile agricultural land as within an area where 20 - 60% of the land is likely to be BMV is also likely to have a significant negative effect. The site’s proximity to designated and historic assets is likely to have a negative effect. Upper Tean UT019 15 Within The proposed delivery of circa Yes. development 15 dwellings is considered to boundary have a significant positive effect. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect as could the development of brownfield land indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban. However the site is located in proximity to historic assets which is likely to have a significant negative effect. The site’s inaccessibility to areas of existing employment is likely to have a negative effect. UT012 70 Countryside The proposed delivery of No. circa 50 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to health care and areas of existing employment is likely to have a positive effect. However, the site is partially located within a flood zone which is likely to have a significant negative effect. The development of greenfield, grade 4 ALC land is likely to have a negative effect as could the site’s proximity to historic assets. Waterhouses WA004 36 Within The proposed delivery of Yes development circa 36 dwellings is boundary considered to have a

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significant positive effect. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect. However, the site’s proximity to a designated asset is likely to have a negative effect. The development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) is likely to also have a negative effect, as could the site’s proximity to historic assets and the inaccessibility of areas of existing employment. Werrington WE003 50 Green belt The proposed delivery of Yes circa 85 dwellings is considered to have a significant positive effect, as is the accessibility of services and facilities. Similarly, the site’s accessibility to areas of open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) and the site’s proximity to historic assets is assessed as having a negative effect. WE013 10 Green belt The proposed delivery of No. Green Belt site circa 10 dwellings is no exceptional considered to have a circumstances to significant positive effect, as justify release. Flood is the accessibility of servicesrisk issues. and facilities. Similarly, the site’s accessibility to areas of

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open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) and the site’s proximity to historic assets is assessed as having a negative effect. WE027 20 Green belt The proposed delivery of No. Green Belt site circa 20 dwellings is no exceptional considered to have a circumstances to significant positive effect, as justify release. Flood could the site’s accessibility risk issues. to services and facilities. Similarly, the site’s to areas of open space is likely to have a positive effect. However, the site’s accessibility to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) and the site’s proximity to historic assets is assessed as having a negative effect. WE052 25 Green belt The proposed delivery of Yes circa 25 dwellings is considered to have a significant positive effect, as is the site’s accessibility to services and facilities. Similarly, the site’s accessibility to open space is likely to have a positive effect. However, the site is

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inaccessible to areas of existing employment which would have a significant negative effect. The site’s proximity to designated and historic assets is likely to have a negative effect, as could the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban). WE069 6 Green belt The proposed delivery of circa No. Green Belt site 6 dwellings is considered to no exceptional have a positive effect. circumstances to Similarly, the site’s justify release. accessibility to services and facilities and areas of open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to historic assets. The site’s proximity to designated assets is likely to have a negative effect, as could the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban). Wetley Rocks

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WR015 20 Green belt The proposed delivery of No. Green Belt site circa 20 dwellings is no exceptional considered to have a circumstances to significant positive effect. justify release. Similarly, the site’s accessibility to areas of open space and low ecological value of the site is likely to have a positive effect. However, the site is inaccessible to services and facilities and areas of existing employment, both of which is likely to have a significant negative effect. The development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) is likely to have a negative effect, as could the site’s proximity to historic assets.

Table 7.2 Residential Allocations Rural Areas (Preferred Options Sites & Boundaries consultation 2016)

7.16 A number of additional residential sites were suggested during the consultation not all of these were not considered suitable for designating as additional housing sites either due to their size, location or development constraints.

Employment Allocations

7.17 An employment land requirement of approximately 35 ha gross to support the preferred level of housing growth was included in the Preferred Sites and Boundaries Consultation Document. This level of employment growth represents an uplift from the 33.5ha recommended to support the Core Strategy housing requirement of 300 homes per year. Once completions and commitments up to 2014/15 were taken into account this left a the net requirement of 19.46ha. Note this does not include the mixed use employment site at Blythe Vale which is considered separately as it responded to regional- (not District-) employment needs in the Core Strategy and was taken forward as a regional scale employment site in the Local Plan.

7.18 Policy SS3 of the Core Strategy sets out the broad spatial distribution for employment and the Preferred Options Sites and Boundaries consultation carried forward this distribution.

Area Amount Leek 30% Biddulph 20% Cheadle 20%

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Area Amount Rural Areas 30%

Table 7.3

7.19 The 2016 Preferred Options Sites and Boundaries consultation took forward a number of employment (or mixed use sites including employment) from the 2015 site options consultation. A total of 40.64ha of sites (including the employment element of mixed use sites) was proposed across 11 sites to satisfy the 19.46ha residual requirement. So as to reflect the spatial strategy these were largely around the three towns: 4 x sites in Leek (including Leekbrook); 2 x in Biddulph; 2 x in Cheadle; and 3 x across the rural areas. The rural requirement was effectively accommodated by a single employment allocation at Cresswell (8.58ha) although additional mixed use allocations at Waterhouses (0.44ha) and Bolton Copperworks. also contributed to supply. None of these sites fell within Green Belt.

Open Space and Visual Open Space

7.20 Areas of public open space and visual open space were shown separately on the maps in the Preferred Options Sites and Boundaries consultation. All open space and playing pitches were included from the Council's sports and open space database. Areas of Visual Open Space were those designated in the 1998 Local Plan. Comments were invited.

Consultation Responses

7.21 There was a very high level of response to the consultation from the local residents, developers/agents and and other statutory bodies. 8600 responses were received. Details of the comments made and Council response can be found in the consultation statement.

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Preferred Options Consultation 2017

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8 Preferred Options Consultation 2017

8.1 The Preferred Options consultation 2017 was approved by Council Assembly on 12th July 2017, the housing and employment land requirements were approved by Council Assembly on 8th March 2017.

8.2 It was a full draft of the Local Plan, seeking views on proposed policies, sites and boundaries. It comprised of the following:

A portrait of Staffordshire Moorlands - a description of the District

The Challenges - a summary of the key challenges facing the District

The Vision - detailing what the Staffordshire Moorlands will be like in 2031

Aims and Objectives - stating what the Local Plan is proposing to achieve

A Spatial Strategy and Strategic Policies - setting out the over-arching strategy and policies for the District

Development Management Policies - setting out specific measures to manage development

Strategic Development Site Policies - specific policy to guide the development of strategic sites

Implementation and Monitoring - a framework for how the plan will be implemented and monitored

Maps - for Leek, Biddulph, Cheadle and the rural areas which identify proposed sites and boundaries

8.3 The consultation took place from the 31st July to 22nd September 2017.

8.4 It was accompanied by a Sustainability Appraisal and a Habitats Regulations Assessment of the Preferred Options sites.

8.5 The content of the plan was informed by evidence available at the time, Government Policy, the Sustainability Appraisal and the consultation responses received during the 2016 consultation. A number of new evidence base documents were completed since the preferred sites and boundaries consultation relevant to the establishment of Preferred Options Sites. They included

SHMA update 2017,

Employment Land Study Update 2017,

Extended Phase 1 Habitat Surveys and Local Wildlife Site (LWS) Assessments 2017,

Cheadle Transport Study Phase 2 Assessment 2017,

Green Belt Review Updates 2016 and 2017,

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Green Infrastructure Strategy 2018,

Playing Pitch Assessment, Playing Pitch Strategy and Action Plan, Open Space Study - Update Report, Open Space Standards Paper 2017

Infrastructure Delivery Plan - Baseline Report 2016, and

Landscape, Local Green Space and Heritage Impact Study 2016.

Residential Allocations (including mixed use)

8.6 The SHMA was updated in 2017 to take account of the 2014 based Sub national population projections and the 2014 based household projections. It concluded that the housing need of the District was within the range of 235-330.

8.7 The Preferred Options Local Plan proposed a figure of 320 dwellings per year to meet the objectively assessed needs of the area. It was considered that the proposed provision would:

fully meet demographic housing needs

help support an increase in jobs

help address affordable housing needs

the figure was aspirational but realistic in line with the NPPF given the historic average delivery rate of 320 per year.

Is deliverable in terms of the supply of suitable land and is not considered to cause significant landscape impacts

provides a balanced range of social, economic and environmental effects inline with the Sustainability Appraisal

8.8 The spatial distribution of the residential allocations was broadly in accord with Policy SS3 of the Core Strategy. It was modified slightly to reflect new evidence, feedback and emerging Government policy. Key changes included;

Amendments to the Preferred Options sites

A new approach to support limited infill in the Rural Areas (Policies SS8 Larger Villages Areas Strategy, SS99 Smaller Villages Areas Strategy, and H1 New Housing Development allowed for limited development in defined circumstances, and where appropriate in accordance with national Green Belt policy within or adjoining the larger village boundary or in smaller villages

An adjustment to the Spatial Strategy to decrease the Rural Areas housing distribution by 3% to 25% and a corresponding increase in Cheadle's distributions 3% to 25%.

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8.9 Taking into the completions and commitments that had occurred since the start date of the Local Plan 2012 the consultation sought to support the delivery of 3859 homes up to 2031 of which 793 were in the rural areas.

Area Amount Net Requirement Leek 30% 1015 Biddulph 20% 885 Cheadle 25% 1166 Rural Areas 25% 793 Total 100% 3859

Table 8.1 Spatial Distribution of Housing (Preferred Options consultation 2017)

8.10 The adjustment to the Spatial Strategy and the Rural Areas infill approach was a result of the significant number of responses to the Preferred Options Sites and Boundaries consultation 2016 objecting to the proposed residential allocations in the larger villages (many of which were in the green belt) and a desire to minimise the amount of land removed from the green belt for residential development. The Housing White Paper Fixing our broken housing market (February 2017) reiterated the government’s commitment to protecting the green belt.

8.11 The Rural Areas share of the District's housing requirement was reduced from 28% to 25% reflecting the constrained supply of suitable sites outside the green belt. Cheadle's share of the District's housing requirement increased from the 22% to 25% which reflected the availability of suitable development sites outside of the Green Belt. The distribution of development proposed in the Preferred Options Local Plan 2017 enabled the housing requirement to be met without significant Green Belt release.

8.12 In the Rural Areas the consultation proposed a total of 6 residential allocations across 6 settlements. 1 allocation was in the Green Belt, This included a strategic site at Blythe Vale (for mixed use) and a number of sites in the larger villages and a windfall allowance. The employment development for the Blythe Vale site will be considered separately from the employment land requirement for the District.

8.13 There was a significant reduction in the proposed number of sites and sites in the Green Belt. This reflected the reduced net requirement for the rural areas due to the additional completions and commitments and the reduced in the spatial distribution percentage and the capacity of the strategic site at Blythe Vale for 300 homes. Blythe Bridge was considered to a suitable location for a significant housing allocation. The Blythe Vale site was designated as a Regional Investment in the Core Strategy. The settlement has a range of services and facilities, it has good transport links including a railway station. The site is outside the green belt, part of which has planning permission for 118 dwellings and there is interest from developers in the site.

8.14 The Plan focused allocations in a reduced number of settlements to minimise the release of Green Belt land in line with the NPPF and recently published Housing White Paper Fixing our broken housing market (February 2017)

8.15 The NPPF specifes that the Green Belt is of great importance in order to prevent urban sprawl by keeping land permanently open; the essential characteristics of the Green Belts are their openness and permanence. The NPPF is clear that "once established Green

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Belt boundaries should only be altered in exceptional circumstances through the preparation or review of a Local Plan (paragraph 83) However it does not specify what exceptional circumstances are.

8.16 The Government sought to clarify this in the Housing White Paper which reiterated the Government's commitment to maintaining the existing strong protections for the Green Belt and clarified that Green Belt boundaries should only be amended in exceptional circumstances when it can be demonstrated that all other reasonable options for meeting identified housing requirement have been fully examined. The White Paper sought to specify what counts as exceptional circumstances for green belt release and stated that local planning authorities would need to rule out the following options before permitting green belt release:

making effective use of suitable brownfield sites and opportunities offered by estate regeneration

the potential offered by land which is currently underused including surplus public sector land where appropriate

optimising the density of development and

exploring whether other authorities can help to meet some of the identified development requirement

8.17 Further to this where land is removed from the green belt, the White Paper proposed that local policies should require the impact to be offset by compensatory improvements to the environmental quality or accessibility of remaining green belt land.

8.18 Whilst the number of larger villages with housing allocations has been reduced the consultation still proposed allocations in 6 settlements and the infill policy allows for growth in defined circumstances in all larger villages and modest growth in the smaller villages. It is considered this approach reflects the spatial strategy of focusing growth in the towns and larger villages allowing for modest growth in the rural areas to meet local needs and protects both the countryside and the Green Belt. The Green Belt review identified a number of small sites that were suitable for release in exceptional circumstances. It is not considered that there are exceptional circumstances given the availability of land outside the Green Belt that can meet the housing land requirements. The approach of removing a large number of small sites from the Green Belt is therefore not considered appropriate or justified.

8.19 All the sites in the consultation were included in the Submission Version Local Plan.

Area Designation Included in Submission version Local Plan Alton AL012 Countryside Yes Blythe Bridge Blythe Vale Site (new site Countryside Yes mixed use) Endon EN128 Within development boundary Yes Upper Tean UT019 Within development boundary Yes

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Area Designation Included in Submission version Local Plan Waterhouses WA004 (mixed use) Within development boundary Yes Werrington WE003/WE052 Green belt Yes

Table 8.2

Local Green Space and Open Space

8.20 The Landscape and Local Green Space and Heritage Impact Study (2016) reviewed the 'Visual Open Space' designation used in the 1998 Local Plan and recommends that in order to be NPPF complaint, a new 'Local Green Space' (LGS) designation would be appropriate. Each of the Visual Open Space sites have been re-assessed using the criteria for LGS and included as an allocation in the Preferred Options Local Plan. All sites are included on the policies maps and a full list included in the Appendix.

8.21 Sports facilities and other open spaces are identified on the Preferred Options policies maps as 'open space'. Details regarding open space provision are also included within the specific Strategic Development Site Policies. It referenced updated work being undertaken on open space and sports facilities which would feed into the Submission Version Local Plan.

Consultation Responses

8.22 The level of response to this consultation from the local residents, developers/agents and other statutory bodies was significant with over 2600 responses received. Details of the comments made and Council response can be found in the consultation statement

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The Allocated Sites

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9 The Allocated Sites

Local Plan Allocations in the Rural Areas

9.1 Site proformas have been prepared for the following allocations.

Land at Capri Gallows Green Alton (AL012)

Blythe Vale Blythe Bridge (Policy DSR 1)

Land at corner of Brookfield Avenue/Stoney Lane Endon (EN128)

Haulage Depot St Thomas's Road, Upper Tean (UT019)

Land at Waterhouses Enterprise Centre Leek Road (WA004)

Land off Ashbank Road Werrington (WE003 & WE052) (Policy DSR 4)

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AL012

Alton

AL012 Land at Capri Gallows Green

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Included in the Preferred Options Local Plan 2017  Included in the Submission Version Local Plan 2018

Current Position Site taken forward into Submission version Local Plan:  Site has planning permission pending – awaiting S106 agreement

Key Issues  Has pending planning permission  Species rich hedgerow on the site identified in the Extended Phase 1 Habitat Survey 2015. SWT consider hedgerow may merit site designation needs survey to assess impact of development/mitigation measures  Access Allotment Lane needs improvement/realignment  Spring/watercourse nearby

Site Information

Greenfield/ Built up area Est. housing Area Ownershi Site details brownfield boundary/ capacity (ha) p status countryside Greenfield Countryside 18 in Options 0.6 Site  Large modern house Brownfield consultation available within level site, 13 in in single southern area is Preferred ownership paddock Options . Agent  Mature acting for trees/hedgerows on land boundary owner  Footpath runs adjacent to site  Five Grade II Listed Building & Conservation Area within 400m

Evidence Base

Local Plan and Site Allocations Viability Study (May 2018) The site is in Zone 4 which the Study concluded has the greatest level of viability sufficient to achieve the policy target of 33% affordable provision. For developments between 10-25 dwellings on greenfield sites to achieve 33% affordable housing the surplus generated would be in the region of £84 to £196 per sqm. The level of surplus would be sufficient to meet the costs of education contributions and the Optional Technical Standards M4(2) and remain viable.

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2020/21 and complete by 2021/22.

Extended Phase 1 Habitat Survey 2015 (FID 129)

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AL012 Land at Capri Gallows Green

Conclusion The site itself has 3 trees and 1 building with bat potential, species rich hedgerows, and species poor grasslands which are connected to a series of other hedgerows and other habitats. Therefore the site is attributed at least district ecological importance.

The following surveys/ actions are therefore recommended prior to any potential development works being carried out:  A bat survey regime to ascertain whether bats roost in the trees and buildings  Hedgerow survey  Vegetation removal at the appropriate time of year

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. It concluded that the site has medium ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at local and site level. However, more information is required regarding the species rich hedgerow and the potential for bat roosts in the building and trees.

The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Hedgerow survey following the modified HEGS methodology.  Further assessment of the trees and the building for their potential to support roosting bats.  Possible bat survey required.

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement

Landscape, Local Green Space and Heritage Impact Study (August 2016) Landscape Assessment The site is located on the southern edge of the village, comprising an individual property (and surrounding gardens) located on the B5032, and the adjacent field to the south. An existing strong, vegetated settlement edge is defined by a thick hedgerow on the southern boundary of the field to the south of the site. Development of the site would not affect this edge, and would not be visually prominent. Consideration should be given to the frontage of the development to prevent potential adverse effects on local landscape character. Site is of low landscape sensitivity.

Heritage Assessment There are five Grade II Listed Buildings and one Conservation Area within the 400m buffer. The site was well screened with vegetation on the east, west and southern sides. To the north, there was no intervisibility between the site and the Conservation Area due to the intervening buildings. Development would be unlikely to cause adverse effects to their settings. Whilst the HEA states that the HLC zone ALHECZ 5 cannot absorb large or medium scale development, development in the site would be a small change to the zone as a whole (Historic Environment Character Assessment 2010). Site is suitable for development in heritage terms.

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AL012 Land at Capri Gallows Green

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 18 dwellings is considered to have a significant positive effect. However, the site is inaccessible to areas of existing employment which is likely to have a significant negative effect. The site’s proximity to historic assets and ecological value is likely to have a negative effect. The site is indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial.

Initial HRA Screening No Likely Significant Effects (LSEs) have been identified in relation to this preferred option site.

Minerals No implications.

Options Consultation July 2015

Statutory bodies/stakeholders SCC Highways - Acceptable subject to access design and provision of appropriate visibility splay. Visibility from Allotment Lane should be provided across frontage. Developer/Agent – site is available

Historic England: Made no comments on individual sites recommended that a heritage impact assessment of sites is carried out.

Coal Authority: Staffordshire Moorlands is an area where there have been significant coal mining activities which have left a legacy. Recommend that sites are assessed to determine if there coal related hazards which require remediation and the likely impact on mineral resources. Previous coal workings do not prevent development of sites and therefore do not wish to recommend any sites are excluded from assessment on mining legacy grounds.

United Utilities, Severn Trent, Natural England, Network Rail; no site specific comments

Public response : 2 comments – 2 objections Issues raised: Planning consent for 13 dwellings already granted; should not be included Objections • Infrastructure – transport • Infrastructure – school, services • Landscape – within Churnet Valley, urban sprawl • Loss of amenity • Nature Conservation • Flood Risk

Council response – OUTLINE PLANNING PERMISSION PENDING (13 DWELLINGS). SMD/2014/0824

Preferred Options Consultation April 2016

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AL012 Land at Capri Gallows Green

Statutory bodies/stakeholders

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Environment Agency- No site specific comments Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

SCC Transport - improvement/realignment to Allotment Lane should be included. SCC LLFA: Spring or watercourse/ditch nearby SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

Agent- acting for landowner supports development of site

Staffordshire Wildlife Trust-, needs further survey prior to formal allocation; the species-rich hedges identified in the Extended Phase 1 Habitat Surveys (site FID 129) need assessment against the current Staffordshire Local Wildlife Site criteria for hedges, as they may well deserve designation. This may not impact on the allocation but the presence of a locally designated site would need to be considered before making a formal decision.

Public response : comments – 3 objections 1 comment Issues raised: Objections  Infrastructure – transport  Infrastructure – school, services  Ecology

Landowner/developer - This representation is made on behalf of the owners of site AL012. The site is in single ownership and the site owners are willing and able to release the site for housing. The site has no technical or other planning obstacles preventing housing from being built within the plan period. Moreover the council have already resolved to grant planning permission (SMD/2014/0824) residential development on all of the allocated site. The site owner wishes to reserve their right to object to this matter as the plan progresses and information comes to light.

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AL012 Land at Capri Gallows Green

Public Response Issues raised  Infrastructure inadequate  Traffic congestion  Disturbing wildlife  Spoiling countryside  Drainage  Flooding

Council response –  Outline planning permission pending for 13 dwellings SMD/2014/0824  The Highways Authority have not raised any issues that would prevent the development of the site. They consider the site is acceptable subject to access design and provision of appropriate visibility splay. Visibility from Allotment Lane should be provided across frontage.  The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues.  Policies for sites affected by watercourses should require that early discussions with the Environment Agency and the Lead Local Flood Authority are undertaken  The Council has recently undertaken a Landscape, Local Green Space and Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape impacts of the development allocations, the study found the site is of low landscape sensitivity  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that the site had 3 trees and 1 building with bat potential and also species rich hedgerows and species poor grasslands connected to other habitats. A further ecological study is being undertaken the results of which will inform the site allocation and policies in the Local Plan

Preferred Options Local Plan July 2017

Severn Trent: Sewage comments Known network constraints - Situated in the south of the catchment. Current model doesn’t have a modelled storm system. No recorded incidents of previous flooding. ALTON STATION ROAD (TALBOT) (Combined Sewer Overflow) is located 1000m downstream from the development. This is a small infill development, which is not expected to have any capacity constraints provided surface water is managed sustainably and is not connected to the foul sewerage system.

Assumed Connectivity - A connection could potentially be made on B0532 road running 50m north of the site with pipe diameter of 150mm.

Surface Water Disposal - There is an existing surface water system that could potentially take the surface water flows from the new development. Possible connection points at SK07411605 and SK07411606 where pipe diameters are 150mm.

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AL012 Land at Capri Gallows Green

Potential Impact on sewage infrastructure – Low (subject to hydraulic modelling).

Council Response

Comments noted

Public Response: comments – 3 support, 1 object and general

Main Issues raised: Support:  No specific reason given  Village Boundary meets Alton’s housing need through the inclusion of AL012.  Village Boundary has not been extended. Object:  Site allocation would have an adverse effect on biodiversity through the loss of a traditional orchard.

Council Response: Planning permission on this site is pending. Allocations are necessary in some locations to ensure that the residual requirement is met.

Local Plan Publication (Submission Version February 2018)

Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

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Alton

AL012 Land at Capri Gallows Green

Picture 9.1

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Blythe Vale

Blythe Bridge

Blythe Vale Site

Local Plan Process  Site is designated as a Regional Investment site in the Core Strategy (Policy SS8)  Included in the Preferred Options consultation April 2016 as proposed employment allocation  Included in the Preferred Options Local Plan 2017 for mixed use  Included in the Submission Version Local Plan 2017 for mixed use

Current Position Site taken forward into Submission Version Local Plan:  Site to be considered for mixed use employment and housing  300 houses on the northern part of the site

Key Issues  Site is allocated for development in the Core Strategy  Blythe Bridge has a good range of services and facilities including a railway station  Large site with good road & rail access  Sustainable location  Part of site has been granted planning permission for 118 dwellings  Employment allocation does not form part of the employment land requirement for the District  Masterplan will be prepared

Site Information

Greenfield/ Built up area Est. Area Ownership Site details brownfield boundary/ housing (ha) status countryside capacity Greenfield Countryside 300 48.58 Land  Site designated in the available Core Strategy for Multiple employment use owners  Agricultural land on Developer either side of A50 interest  Contains some development – dwellings and farms  Railway line to south west  Adjacent to the Blythe Bridge Opportunity Corridor identified the Green Infrastructure Strategy

Evidence Base

Local Plan and Site Allocations Viability Study (May 2018)

The viability assessment for the site shows that with 33%affordable housing provision there is a deficit equivalent to £25 per sq.m. At 20% affordable housing provision the

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Blythe Vale Site

allocation is viable with a surplus equivalent to £34 per sq.m. Requirements to achieve M4 (2) and also education contributions have a total cost of £55 per sq.m. Based on the result at 20% affordable housing provision the cost of these requirements would result in a deficit of £21 per sq.m which is less than 1% of GDV. The appraisal includes a contingency of 5% of cost and a developer’s profit of 20% of GDV, hence the result at 20% affordable housing provision, suggests that the level of loss is very marginal and is unlikely to prevent development coming forward on this basis. The Study considers in terms of housing delivery the site is of sufficient critical mass and scale to create its own market and establish levels of value in excess of those elsewhere in the immediate area.

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2019/20 and complete by 2025/26.

Extended Phase 1 Habitat Survey 2015 (FID 129) Not assessed

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria.

The improved grassland, arable, hardstanding, tall ruderal vegetation, buildings, species-poor hedgerow and scattered trees were of importance to nature conservation at the site level only and are not listed as important habitats in the Staffordshire SBI guidelines. However, the single length of species-rich hedgerow in the northern area of the site was considered to be of importance at the local level. There is reasonable potential that it may qualify as an SBI or a BAS dependent on further survey following the hedgerow evaluation and grading system outlined in the Staffordshire SBI guidelines. The ponds are of at least local importance to nature conservation and appear to qualify as both an SBI or a BAS. Further survey using the PSYM methodology (Predictive SYstem for Multimetrics) (Pond Conservation, 2002) would be required in order to determine the true ecological value of the site ponds.

Species recorded on site were common and widespread both at a county and national level and, subject to further survey, it is considered unlikely that the site significantly supported any notable protected species. No species listed as important in the Staffordshire SBI guidelines were recorded and therefore the site does not currently qualify for consideration as an SBI or as a BAS under these criteria. However, prior to any future development there would be a need for ponds 2 and 6 to be surveyed for great crested newts, further survey for badgers, survey for bat activity and use of trees and buildings for roosting and survey across the site for reptiles. It would be necessary to conduct nesting bird checks before vegetation clearance or other disturbance during the bird breeding season.

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement

Landscape, Local Green Space and Heritage Impact Study (August 2016) Landscape Assessment This site is a long standing allocation, having been allocated in the Staffordshire Moorlands Local Plan which was adopted in 1998 and subsequently included as an allocation in the Staffordshire Moorlands Core Strategy, which was adopted in 2014.

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Blythe Vale Site

The site comprises large areas of agricultural land extending south-east from Blythe Bridge (at the junction of the A50 and A521), and located either side of the A50. The site contains some previous development, comprising residential properties and Stone House Farm on Woodlands Lane, and Woodlands farm to the south of the A50. The site is enclosed by a railway line to the south-west. The existing settlement edge to Blythe Bridge is well-defined and vegetated, with the A50 and A521 providing a strong limit to development. Development of the site could lead to coalescence between Blythe Bridge and Draycott, with physical and visual coalescence potentially arising in the northern section of the site, and visual coalescence between these two settlements arising in the southern section of the site (especially when viewed from higher ground to the south-west). Development of the site could encroach on the countryside, and adversely affect the existing settlement edge and settlement pattern.

The section of site to the south of the A50 is open with high visual prominence, particularly when viewed from the higher ground to the south-west. The section of the site to the north of A50 is semi-enclosed, with low visual prominence in the north of this section due to screening provided by hedgerows on field boundaries and the tree belts adjacent to the roads. However visual prominence increases to the south of this section as screening reduces, and this section of the site is also visible in long distance views from higher ground to the south-west. Landscape sensitivity of the site is high to the south of the A50. Sensitivity is slightly lower to the north of the A50, and lowest in the northern corner of the site (north of the A50 and to the north-west of Woodlands Lane). In order to limit potential landscape impacts additional planting could be undertaken on the edges of, and within the development, to create a strong vegetated edge and soften the appearance of the development in long distance views. Limits on the size and scale of buildings would also soften the appearance of the development. The development could also be set back from Draycott, with additional planting on this boundary, in order to limit potential coalescence issues.

Section of the site to the north of the A50 and Woodlands Lane (Section A) is of medium landscape sensitivity, remainder of the section north of the A50(Section B) is of medium-high sensitivity. Section of the site to the south of the A50 (also Section B) is of high landscape sensitivity. Site-specific landscape mitigation measures could include planting within and on the edges of the development, and limits on building sizes and scale. Please note that this study forms part of a wider evidence base to support SMDC’s Local Plan. Therefore the conclusions within this report will be weighed against other evidence

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Heritage Assessment There is one Grade II Listed Building within the 400m buffer. Due to the topography of the landscape, there was no intervisibility between the site and the asset. Development would be highly unlikely to adversely affect the setting of the heritage asset. Development in this area would not adversely affect upon the HLC zone BFHECZ 2 as a whole (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms..

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 300 dwellings is considered to have a significant positive effect. Similarly, the site’s good strategic location (with regional significance) has scope to have a positive effect on the vitality and viability of the wider District and could encourage investment in people, jobs and infrastructure. However, the development of greenfield land, partly within the important landscape setting to the settlement, and indicated on the predictive map of Best and Most Versatile land as an area where more than 60% of the land is likely to be BMV, is assessed as having a significant negative effect, similarly the potential ecological value of the site and the effects on climate change resulting from the likelihood of the location supporting journeys made by car, are assessed as negative.

Initial HRA Screening No Likely Significant Effects (LSEs) have been identified in relation to this preferred option site.

Minerals

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MSA Bedrock sand + superficial sand and gravel. Developers should take account of the requirements of Policy SD1 (5) and investigate the potential for using in-situ minerals in construction works.

Green Infrastructure Strategy (2017) Is within the Blythe Bridge Opportunity - a corridor linking the Bromley Wood and Hose Wood SBIs in the south with Cresswell and the proposed development site through to Forsbrook, and running north along the Foxfield Steam Railway linking Little Eaves Farm SBI with important habitats at Dilhorne Park and Godley Brook. The potential corridor has scope to create and contribute to significant GI networks for people and wildlife as part of any development at Blythe Vale. Protect and extend green infrastructure within the corridor to improve access to surrounding settlements and links out to the surrounding countryside,

Options Consultation July 2015 No included in consultation.

Preferred Options Consultation April 2016

Statutory bodies/stakeholders

Historic England, Severn Trent, Natural England, United Utilities, Sport England, , Woodland Trust, Coal Authority, No site specific comments

Environment Agency Northern Gateway Opportunity Site (Preferred Employment Allocation). The south eastern part of this site is within Source Protection Zones 1

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Blythe Vale Site

and 2. In line with the position statements in our ‘Groundwater Protection: Principles and Practice’ document (available from our website at www.gov.uk/environment- agency), there would be restrictions on the activities that can take place within Source Protection Zones 1 and 2. For example we would object to any storage of hazardous substances and would only permit the discharge to ground of clean roof water in Source Protection Zone 1.

SCC LLFA: Culvert on site recommend retains & investigate flood risk posed. Flooding hotspots nearby. Recommends early engagement with SCC and FRA.

SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

Agent- acting for one of the landowner objects to specific employment use suggests site should be have a flexible range of employment uses with a residential element.

Staffordshire Wildlife Trust-, Object the Northern Gateway Opportunity Site has not been covered by the Extended Phase 1 Habitat Surveys.

Stafford Borough Council Support Stafford Borough Council has a border with Staffordshire Moorlands in the Cresswell and Blythe Bridge areas. A Regional Investment Site is proposed at Blythe Vale alongside the A50 to support the Northern Gateway regeneration initiative; Stafford Borough Council supports a focus on economic development in this locality through the Regional Investment Site, an employment allocation of 8.5 hectares proposed as an extension to Blythe Business Park at Cresswell as well as the Hadleigh Park Major Developed Site within Stafford Borough.

Public response: Issues raised:  Takes up too much Green Belt land  Will lead to traffic problems on the Blythe Bridge roundabout & A50  Traffic will be redirected through Blythe Bridge, Draycott & Tean  Unnecessary in the wrong location  This together with houses in Draycott, travellers site and houses in Cresswell will lead to chaos on the roads  Services/facilities in Blythe Bridge inadequate for this proposal  Will overwhelm Blythe Bridge/out of character will change from a small hamlet to urban sprawl  Other brownfield sites that can be used for development  Noise/light pollution  Loss of wildlife  Loss of views  Impact on landscape

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Council response –  The site is not within the Green Belt  The site is located on a main road with substantial road frontage and it is considered subject to appropriate masterplaning it will be possible to achieve a satisfactory access to the site.  The site is designated in the Core Strategy for high quality employment use.  Any development will need to consider the impact on the surrounding road network  The National Planning Policy Framework requires that local planning authorities identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets. The Council has prepared a Strategic Housing Market Assessment to assess the district’s full housing needs, including affordable housing, whilst taking into account migration and demographic change.  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  Development on the site would be subject to appropriate masterplanning which would consider the impact of the site on the surrounding area  Site allocations are required to meet the District’s proposed housing requirement. There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites need to be included.  Any new development taking place will be subject to design policies contained within the new Local Plan  The Council has recently undertaken a Landscape, Local Green Space and Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape impacts of the development allocations, the study found the site is of medium/high landscape sensitivity and recommended landscape mitigation measures to reduce the impact of any development.  The Local Wildlife Assessment (2017) found the site had some biodiversity value notably one of the hedgerows and two of the ponds. The Study recommended further survey to assess the site.  There is a policy in the Local Plan regarding the pollution

Preferred Options Local Plan July 2017

Environment Agency - The railway embankment along the western boundary of the site appears to be acting as a flood defence from the River Blithe (main river). The policy should detail how a flood risk assessment will be required to establish if this is the case. If it is then there will be a need to ensure the structural integrity of the

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embankment both now and into the future for the lifetime of the development as well as consider breach scenarios which could affect the floor levels of the new development. The size and location of the site should provide plenty of opportunities to make space for water through the design and layout of the proposed developments to help manage surface water and accommodate climate change.

Council response Policy DSR1 amended to reflect above comments

Severn Trent: Sewage comments Known network constraints – The development is south of Blythe Bridge where the A521 meets the A50. There is an existing sewer capacity assessment that has been completed on the other side of the A50 for 250 dwellings (DE-1706-923_Blythe Bridge_SCA_SAP8265407). There are no combined sewage overflows or pumping stations directly downstream of the development. There is one reported flooding incident approximately 4.4km downstream.

Assumed Connectivity - The foul flows could potentially be absorbed into the flows from the existing Sewer Capacity Assessment which would connect at Node SJ96409600 (100mm) or Node SJ96409601 (150mm). From looking at the topology in the area this option is likely to require a pumped sewer. Further modelling analysis would be required to assess hydraulic impact of the extra flows at these nodes from the development and the Sewer Capacity Assessment. Alternatively are two 900mm main trunk sewers that run to the west/south of the development that could be used. Flows from the site could be manged with a gravity sewer for this option.

Surface Water Disposal - There is a watercourse (River Blythe) running on the west side of the development, which could potentially be used to manage surface water. There is also a storm system on the north east side of the development, with a potential connection point (SJ96407601) pipe diameter of 375mm which outfalls to a watercourse to the rear of houses on Uttoxeter Road. This option would likely need to be pumped.

Potential Impact on sewage infrastructure – Medium (subject to hydraulic modelling).

Council Response Comments noted

Highways England

 Highways England (HE) are supportive of the Local Plan's stance on promoting active travel in order to reduce the need for travel by private car.  HE are particularly interested in the implications of any active travel schemes in the District which directly affect the A50 trunk road between Blythe Bridge and Uttoxeter. Further scheme details and locations would be welcome.  Although the Local Plan gives extensive detail on SMDC's drive to promote sustainable alternatives to private motoring, little detailed analysis has been made of the Local Plan's potential traffic impact on the Strategic Road Network (A50 trunk road between Blythe Bridge and Uttoxeter) .  HE have undertaken a preliminary review of the Local Plan to consider the potential traffic implications associated with the allocated housing, employment and mixed use development.

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Blythe Vale Site

 HE note that there may be material implications for their network at the A50/A521 Blythe Bridge roundabout junction arising from development in the District. In light of this, HE have identified a more detailed traffic assessment of the A50/A521 junction as a priority.  The implications of development traffic at the A50/A521 junction should be considered cumulatively with planned growth set out in the neighbouring East Staffordshire Local Plan and the emerging revised North Staffordshire Join Local Plan.  A number of developments are in close proximity to the A50, particularly the major Blythe Vale development. As the access to this site, and developments in the area are likely to have a direct impact on the SRN, HE will seek continued communication with site developers and SMDC to ascertain traffic impacts and potential mitigation proposals.  HE recommend that individual site promoters should, either at this plan making stage or as part of future planning applications, undertake detailed transport analysis and assessment of their sites. HE wish to be involved in the scoping of these assessments.  HE will seek to work in partnership with Staffordshire County Council as the Local Highway Authority to consider the traffic implications of the identified sites and work with SMDC to confirm mitigation methods required. This is necessary to ensure SRN continues to operate in its primary role as a strategic route.

Council response Policy DSR1 amended to reflect above comments

Stafford Borough Council –  Stafford Borough Council support this development proposal as a partner authority within the Constellation Partnership regeneration initiative, provided it complements the Major Developed Site within the Green Belt at Hadleigh Park in Stafford Borough. As this housing and employment growth is additional to that set out for the District overall, an additional paragraph could be included as part of the justification text associated with Policy SS4 to highlight the proposal at Blythe Vale.  Stafford Borough Council welcome the reference to producing a master plan. However, the policy could be strengthened to provide close links to the decision-making process of planning applications. The Borough Council wish to be consulted on with regard to the master plan in due course.  It is important that this new development is of high quality design within the existing natural environment. Further clarification is needed on when key infrastructure, particularly that associated with the A50 corridor, will be triggered.

Council Response Support welcomed. The Blythe Vale housing allocation forms part of the overall housing requirement for the District. The figures for this site are included in policy SS4 and the site is included in the table of housing allocations for the rural area in Policy H2. It is agreed that the supporting text to SS4 can be amended to include reference to the Blythe Vale site. The policy outlines the details that will be required as part of a planning application, consultation will be carried out on any planning application for the development of this site and will include consultation with neighbouring authorities including Stafford Borough Council.

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It is recognised that the site is in an area of countryside and fifth bullet point of the policy references the need for landscaping and mitigation. Development will need to be in accord with Policy DC1 Design Considerations which seeks to ensure a high standard of design. It agreed that further detail is needed regarding the developments impact on the surrounding road network particularly the A50 and the third bullet point has been amended so the Transport Assessment is required to include details of the traffic impacts of the development and potential mitigation measures.

Staffordshire County Council  Staffordshire County Council (SCC) acknowledge that this policy makes reference to inclusions of "Measures to improve sustainable transport routes and connectivity with Blythe Bridge and surrounding area having regard to the Green Infrastructure Strategy".  However, given the width and nature of the A521 (Uttoxeter Road) in the vicinity of the site and the site frontage to the A521, SCC believes the policy should be strengthened and specifically reference the provision of suitable crossing facilities to enable access on foot and bicycle to the existing schools within Blythe Bridge.

Council Response Policy DSR1 amended to reflect above comments

Draycott Parish Council  Concern over how infrastructure will cope with new development (e.g. schools, doctors).  Concern over noise and light pollution, as well as roundabouts causing standing pollution.  Some of the testing for noise and pollution has been poorly carried out. Full range of testing equipment has not been used. For example, St Modwen carried out noise pollution survey at end of July, which is a quieter time of the year.  Can Planning Officers help Draycott Parish Council to develop the strategic plan to help manage St Modwen? Working together with Forsbrook Parish Council.  Would like to know why Creswell housing and industrial application gets passed even though historic power station application was refused.  Have lost confidence in planning department.  Quota for industrial development for SMDC has been entirely satisfied by Cresswell development. No other need through SMDC area. Equally with the number of houses in this area satisfies the total demand. Northern Gateway comes under National Planning like HS2.  The District Council will provide support to the Parish Council in the preparation of a Neighbourhood Plan.  Commitments and completions for housing and employment are taken into account in the Local Plan which seeks to identify sufficient land to deliver the remaining requirements. The Blythe Vale allocation is required to support the housing requirement of the Rural Areas.

Council Response

 Infrastructure provision is considered in the Infrastructure Delivery Plan and with the relevant bodies during the preparation of the Local Plan.

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 The District Council will provide support to the Parish Council in the preparation of a Neighbourhood Plan.  Commitments and completions for housing and employment are taken into account in the Local Plan which seeks to identify sufficient land to deliver the remaining requirements. The Blythe Vale allocation is required to support the housing requirement of the Rural Areas.

Public Response: comments – 3 support, 20 objections and 4 general comments Main Issues raised:

Support:  Blythe Vale Business Park should be developed, so long as sufficient infrastructure is provided.  The scale of this site is significant and unrivalled across the District in terms of a site of this scale adjoining a settlement. This approach is supported.  Site makes a significant contribution to the Spatial Strategy, through its delivery of new homes.  Site is not within the Green Belt and therefore safeguards other Green Belt land from development. Objection:  Development will have an adverse effect on traffic in Blythe Vale with an associated adverse impact on road safety and pollution.  Development will put pressure on school places.  Site appears to be in an area at greatest risk of river flooding.  Development may result in pollution of groundwater and water courses.  Development will have an adverse effect on biodiversity.  Site is an unhealthy place to live owing to its proximity to the A50 where there is a larger amount of noise and air pollution.  There is overreliance on Blythe Vale to contribute to meeting housing needs within the Staffordshire Moorlands rural area. There are other suitable sites which could be allocated within H 2 to meet the District’s housing need.  Allocation off 300 dwellings at Blythe Bridge is driven solely by the desire to avoid any further Green Belt releases. This contradicts the objectives of the Local Plan to achieve “sustainable and balanced urban and rural communities” as set out in section 5. Furthermore, the site itself was previously released from the Green Belt to address strategic regional employment and investments needs.  Site is part of an existing Regional Investment Site, which is not intended to provide for development that could not normally be accommodated within existing employment sites.  The evidence base does not justify the release of this site for housing in preference to employment.  Concern than infrastructure will not cope with new development, particularly the roads.  Huge proportion of housing all in one area.  Blythe Vale should not be relied upon to meet the majority of the Rural Area housing needs.  There has been no previous consultation on this allocation.  Concern over contamination.  Concern over flooding. General Comments:  Concern over how the infrastructure will cope.

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 Council should reconsider their Green Belt boundary.

Council Response

Issue Response Need for houses The Local Plan proposes a mixed use allocation for the site at Blythe Vale including residential development of up to 300 houses see policy DSR 1. National planning guidance states that the Council should seek to meet the development needs of their area. Housing allocations are needed to ensure the Districts housing requirement is met. Site wont met The site Blythe Bridge is considered to be deliverable and will needs of the contribute to meeting the housing needs of the District. Planning district and application SMDC/2017/05122017 for residential development issues with of 118 dwellings on part of the site was considered by the deliverability Planning Committee on 2 November 2017 where a resolution to reliance on one approve the application was passed. Policies SS 8 and H1 allow site for residential development in the larger villages through windfalls within the village boundaries and limited infilling in defined circumstances on the edge of settlement boundaries provided it is of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy. Infrastructure Policy DSR1 references contributions towards infrastructure. New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas. National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council and the relevant clinical commissioning group to assess the impact proposed development on school capacity/health provision and what additional capacity is needed and how this can be delivered. Increased traffic The Council has been in close consultation with the County Highways Department throughout the Local Plan production process. County Highways have not objected to the principle of development on this site. Policy DSR 1 (which relates to this site), requires a Transport Assessment in advance of any development taking place. Scale of the The Local Plan proposes a mixed use allocation for the site at allocation/number Blythe Vale including residential development of up to 300 of dwellings houses see policy DSR 1. National planning guidance states that the Council should seek to meet the development needs of their area. Housing allocations are needed to ensure the District’s housing requirement is met. The site at Blythe Vale

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has the capacity to deliver houses outside the green belt in an accessible and sustainable location. Any new development taking place will be subject to policies contained within the new Local Plan, which seek to protect the character of the area consideration will be given to the scale of development and its impact on the surrounding area. Flooding Site policy DSR 1 requires the submission of a site specific flood risk assessment and details of surface water discharge. Mitigation measures will be taken as part of the site development to address any surface water issues.

Wildlife Site policy DSR 1 requires the submission of an ecological survey and management plan which will consider the impact of development on biodiversity. and any necessary mitigation measures.

Employment Policy DSR 1 allocates the site for mix use and specifies the allocation houses to be located to the north of the site.

Pollution If the Council considered that a development may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts. In addition the Council continually monitors air quality across the District and regularly undertakes review and assessments of this data to identify areas where the traffic could have an unacceptable impact on local air quality. Policy SD4 covers controls of all forms of pollution arising from development. Noise Policy S4 of the Local Plan seeks to protect people and the environment from pollution including noise. Alternative sites The Local Plan does not propose to allocate site BB028 for housing. Sites have been allocated in order to meet the District's housing requirement in Blythe Bridge there is an allocation for approximately 300 houses on the Blythe Vale site. Sites BB027 and BB028 were previously included the Site Option consultation 2015 and were not taken forward as they were in the green belt. The NPPF states that that once established green belt boundaries should only be altered in exceptional circumstances. The Green Belt Study Review provides a detailed site based assessment of land which could be considered for review and concluded that these sites were not suitable for release from the green belt. Additionally there were possible issues with highways and biodiversity.

Blythe Business Planning permission (SMD/2014/0576) was granted on Park Cresswell 24/5/2016 for a mixed use development on the Blythe Vale Park Cresswell. The Local Plan has reflected this permission in Appendix 6 Map 6.1. The Local Plan proposes site allocations to meet the Districts housing requirement. The allocations are needed in addition to the existing permissions for housing. The Core Strategy did not allocate specific sites.

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Residential Issues such as overlooking and other impacts on existing amenity residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application Development The Local Plan proposes a mixed use allocation for the site at details and Blythe Vale including residential development of up to 300 planning houses see policy DSR 1. The St Modwen planning application application relates to part of the proposed site. This consultation concerns the Preferred Options Local Plan, the planning application is subject to a separate consultation and determination process. Green The Green Infrastructure Strategy seeks to contribute to the Infrastructure provision of strategically planned networks which link existing (and proposed) green spaces with green corridors running through towns, villages and rural areas. The Local Plan provides an opportunity to help deliver the aspirations of the GI Strategy. Policy DSR 1 states development shall have regard to the GI Strategy and any proposals will need to take account of the GI Strategy. Employment An assessment of the District’s employment land requirements needs was carried out in The Employment Land Requirement Study the draft Local Plan proposes employment allocations/polices to meet this need. Character Any new development taking place will be subject to policies /landscape contained within the new Local Plan, which seek to protect the character of the area consideration will be given to the scale of development and its impact on the surrounding area .Policy DSR1 states that the development will need to provide a landscaping scheme and include mitigation measures detailed in the Landscape, Local Green Space and Heritage Impact Study. Development The Local Plan seeks to carry forward the development approach approach from the Core Strategy which is to focus development on the three market towns of Leek, Cheadle and Biddulph and the larger villages but allow for limited development in other settlements. Residents views Resident’s views have been sought as part of the consultation. The Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan. Employment Policy E1 New Employment Development states "the Council will skills seek to enter into agreements with developers and employers to contribute towards training programmes and employment support and employment access schemes"

Local Plan Publication (Submission Version February 2018)

Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

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EN128

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Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Included in the Preferred Options Local Plan 2017  Included in the Submission Version Local Plan February 2018 (Site boundary increased)

Current Position Site taken forward into Submission Version Local Plan:  Site is within the settlement boundary  See key issues below.  Site boundary has been extended to include adjacent Stoneybrook to provide additional access. Capacity increased to 22.

Key Issues  Greenfield site within the built up area.  Access from Brookfield Avenue may require demolition of a dwelling. Site increased to include Stoneybrook to provide additional access.  Flood risk assessment and early engagement with County Council & Environment Agency required  Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of low landscape sensitivity and is suitable for development in heritage terms.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/ housing (ha) p status countryside capacity Greenfield Within village 20 0.83 Land  Flat grassed open boundary Increased ha available. space within to 22 Land settlement boundary following owner  Low level perimeter extension owns dwarf wall/hedging of the site. adjacent along Stoney Lane & residential school boundary dwelling  Individual TPOs which can along southern provide boundary access to  Designated as VOS the site in Local Plan  Three Grade II listed buildings and Conservation Area within 400m

Evidence Base

Local Plan and Site Allocations Viability Study (May 2018)

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EN128 Open land at corner of Brookfield Avenue/Stoney Lane

The site is in Zone 4 which the Study concluded has the greatest level of viability sufficient to achieve the policy target of 33% affordable provision. For developments between 10-25 dwellings on greenfield sites to achieve 33% affordable housing the surplus generated would be in the region of £84 to £196 per sqm. The level of surplus would be sufficient to meet the costs of education contributions and the Optional Technical Standards M4(2) and remain viable.

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2020/21 and complete by 2021/22.

Extended Phase 1 Habitat Survey 2015 (FID ) The site has fairly low biodiversity value overall and the site is set within a mainly urban environment with poor connectivity to the wider countryside. However, the site has been given district ecological importance due to the presence of 1 tree with bat roosting potential and a species rich hedgerow. The following surveys/ actions are therefore recommended prior to any potential development works being carried out:  A bat survey regime to ascertain whether bats roost in the tree.  Hedgerow survey  Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement. Visual open space. The 2008 Landscape and Settlement Character Assessment reviewed the VOS designations and recommended that this site was not retained as VOS.

Landscape, Local Green Space and Heritage Impact Study August 2016 Landscape

Stoney Lane Site comprises a small field of rough grassland within the settlement, which slopes down from Stoney Lane to the playing field of St Luke’s primary school. The site comprises a gap in development within the settlement and is enclosed by vegetation, and thus development would fit well within the existing settlement pattern and would have low visual prominence. Site is of low landscape sensitivity.

Heritage There are three Grade II Listed Buildings and one Conservation Area within the 400m buffer. The site was well screened and there was no intervisibility between the site and heritage assets. Development would be highly unlikely to adversely affect the settings of the heritage assets. The site is located within the HLC zone BEEHECZ 7 (Historic Environment Character Assessment 2010). Development would be highly unlikely to adversely affect the zone. Site suitable for development in heritage terms.

Initial HRA Screening

No Likely Significant Effects (LSEs) have been identified in relation to site

Minerals

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EN128 Open land at corner of Brookfield Avenue/Stoney Lane

MSA Superficial sand and gravel. Developers should take account of the requirements of Policy SD1 (5) and investigate the potential for using in-situ minerals in construction works.

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 27 dwellings is considered to have a significant positive effect, as is the site’s proximity to services and facilities. Similarly, the site’s accessibility to health care and open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which is likely to have a significant negative effect. The site’s proximity to historic assets and ecological value is likely to have a negative effect. The site is indicated on the predictive map of Best and Most Versatile agricultural land as within an area where land is likely to be urban / industrial

Options Consultation July 2015

Statutory bodies/stakeholders Endon with Stanley Parish Council: Many consider site contributes considerably to the open/semi-rural nature of the neighbourhood. There is no clear access to site available as Stoney Lane is unadopted; and because single semi-detached property [14 Brookfield Ave] would not be wide enough for a suitable access. Brookfield Ave is the only adopted road to serve the housing estate; already suffers from considerable traffic congestion and further development would increase this/create further access problems to A53. Also consider that density proposed too high/out of keeping with surrounding area. SCC Highways: Access should ideally be from Stoney Lane, though this will require improvements and third party land (subject of SMD/2015/0284). Current access proposal would require demolition of a dwelling. Either way appropriate access design and provision of visibility will be required. SCC Education:  All Endon/Brown Edge primary schools already over-capacity. Education contributions may be required to fund additional school places.  Endon High School covers Endon/Bagnall/Stockton Brook/Brown Edge catchment. Current school roll just exceeds its net capacity. Combined housing requirement for these villages means High School is projected to have insufficient capacity. Potential to enlarge existing secondary schools in this area extremely limited. If it is not possible to enlarge existing schools to the level required for proposed growth, new school allocations may be needed.  Consultation with SoT LEA will be required as there is potential for cross-boundary impacts from level of growth in this part of Moorlands.  In general consideration should be given to sites’ proximity to essential infrastructure and services to maximise sustainable transport, eg walking to school.

Leek and Moorlands Historic Building Trust: A logical part to infill. Developer/Agent/Owner: Confirms owner support for residential allocation, and that also owns roadside dwelling (access option). Grounds for support include:  (only) Endon option entirely within village boundary, and central to village;  Two access options;

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EN128 Open land at corner of Brookfield Avenue/Stoney Lane

 Site not recommended for retention as visual open space in SMDC LSCA, and not very visible;  Believe no longer TPO on site.

Public response 50 comments: 50 objections. Issues raised: Objections:  Infrastructure – schools  Infrastructure - traffic/transport  Infrastructure – other  Landscape  Nature conservation  Flood risk  Amenity (e.g. noise, privacy, loss of light)  Scale of development  Government policy Other:  site currently visual open space;  contributes to Endon’s semi-rural character;  will necessitate demolition of property (access/new  pavements would not be wide enough);  will affect TPOs;  danger to children (school drop offs)- sited between two schools;  query drainage capacities (brook crosses site); loss of natural soakaway creating flood risk;  suggest expand (adjacent) school grounds instead;  on-street parking problems; local unadopted/poor quality/ narrow roads;  other Endon options/SHLAA sites preferable on access/ sustainability/ infrastructure/ flooding/ greenbelt grounds;  develop brownfield sites first;  developing a large single site (elsewhere on edge of village) more viable for Council than this site;  suggested density too high/queries justification of this;  additional affordable housing increases demand for school places;

Council response –

The County has determined that there is insufficient capacity at Endon Primary and High Schools. The District Council will work with the County Council to identify an appropriate solution.

The Highways Authority advises that the site is developable subject to adequate visibility although will require access improvements/ third party land; or demolition of property if via Brookfield Avenue (and has not ruled out the latter as an option).

New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas,

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Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Endon will assess their capacity needs as a result of new development in Endon so that provision can be made to accommodate new residents.

Severn Trent have stated that they have a duty to complete necessary improvements to sewers to provide the capacity for new development. The Council will continue to liaise with the EA and Severn Trent regarding this issue.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed.

With regards on-site TPOs the Council would require future developers to demonstrate how proposals integrating/affecting them would not damage them, unless scheme benefits clearly outweigh loss.

The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. The Council also fully consults with both the Environment Agency and County Council Lead Local Flood Risk Officer during the Plan preparation process.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application. Off-street parking expectations are based on national policy in the NPPF. Note that the housing capacity figure in the SHLAA site record is only an estimate based on the Council’s adopted housing density policy/ surrounding street scene but is not binding upon future development.

Whilst the site is currently identified as Visual Open Space, the site was not identified for retention as such in the 2008 Landscape and Settlement Character Assessment. The Council is not obliged to retain this designation. Therefore the site was included as a potential housing option.

It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan – which will be subject to public consultation next year.

The broad economic viability of housing sites is already addressed in the SHLAA database – there is no minimum or maximum allocation size; however only those sites deemed broadly viable/deliverable have been forwarded as ‘options’ in the current consultation.

Given the housing requirements of the village, it is not possible to meet this need upon brownfield sites in the village alone. Therefore a number of greenfield options have been proposed. National/Local Policy does not rule out allocating upon greenfield sites.

When deciding over which site options to proceed with the Council will consider the respective comments of statutory consultees including SCC

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EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Highways/Transportation, Environment Agency, infrastructure providers etc; and utilises the results of its sustainability appraisal work.

Preferred Options Consultation April 2016

Statutory Bodies

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Environment Agency- No site specific comments Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

SCC Education- . In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded. We acknowledge that the Plan states an Infrastructure Delivery Plan is being produced and we would be keen to work with you to develop this to ensure there is clarity over infrastructure requirements and delivery.

SCC LLFA – potential flood risk issues, recommend flood risk assessment and early engagement with County Council & Environment Agency. Watercourse and surface water floodplain along south boundary

Endon Parish Council Parish Council have undertaken own consultations and base response on feedback. EN128 – large number of objections  Contributes to open and semi-rural nature of village  No clear access  Prefer use as a playing field for school and use existing playing field as communal car park for village use. Which would solve the biggest single problem. Other comments  With the exception of sites EN033 and EN126 break the development down into smaller infill sites spread throughout the village. These are indicated on an attached plan.  The current character of the village would be retained.  There is less strain on existing infrastructure Sites suggested are extensions or immediately adjacent to existing housing without need for new estates.

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EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Public Response Issues raised  Will increase traffic/traffic safety/close to school/unsafe for children to play outside  Brookfield minor residential road inadequate to cope with increased traffic roads in the area already cater for High School & Primary School and surrounding houses.  On street parking especially at school drop off/pick up times  Access issues with demolition semi detached house 14 Brookfield Avenue Insufficient room at 14 Brookfield Avenue to achieve access. Stoney Lane would need to become adopted is currently a narrow lane. If adopted Stoney Lane would become a rat run  Noise pollution from traffic  Light pollution from traffic particularly using new access on Brookfield  Flooding issues area low lying & floods/Site close to watercourse  Drainage issues  Insufficient infrastructure doctors/school places  Loss of residential amenity for houses next to new access  Loss of open space would change semi rural neighbourhood. Brookfield Avenue is an attractive aveneu  children need playing fields  Is valuable green space  Perverse to demolish house to solve housing shortage  Residents & Parish Council views have been ignored  Should listen to Parish Council views  Scale of development  Contrary to government policy  Loss of wildlife habitat  Site is designated visual open space to protect semi rural feel of the village and provide break in development Core Strategy directs open spaces should be retained  Should build on brownfield sites  Planning application refused 20 years ago upheld on appeal acknowledged importance of open space  Need to build road bridge over the brook for access  Density too high out of keeping with surroundings, also need to take account of the brook and build some distance from it  Low density would impact on site viability  Playing fields would be overlooked by new houses  Alternative sites infill around the village. EN137 EN130 & EN024 & sites suggested by Parish Council  Site assessments are contradictory  Loss of property value  If allocated Bassnetts Wood Road should be required to be made up to highway authority standard  Why do we need all these houses?  Are properties for sale or empty  VOS changed with little or no consultation

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Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

 Consultation says access from Brookfield Avenue this is incorrect it is from Stoney Lane narrow unadopted Road Would need to demolish a house for access from Brookfield Avenue  Noise/pollution

Council Response  The Highways Authority advises that the site is developable subject to adequate visibility although will require access improvements/ third party land; or demolition of property if via Brookfield Avenue (and has not ruled out the latter as an option).  The Environment Agency did not raise any site specific issues. Staffordshire County Council as LLFA identified potential flood risk issues, recommend flood risk assessment and early engagement with County Council  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application  Any new developments would need to adhere to design policies to ensure character of the area is maintained.  Whilst the site is currently identified as Visual Open Space, the site was not identified for retention as such in the 2008 Landscape and Settlement Character Assessment. The Council is not obliged to retain this designation. Therefore the site was included as a potential housing option.  New housing schemes depending on their size will need to incorporate areas of open space and landscaping, and also maintain existing pedestrian links as well as the consideration of new links in line with Local Plan policy.  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that the site had fairly low biodiversity value “The site has fairly low biodiversity value overall and the site is set within a mainly urban environment with poor connectivity to the wider countryside.”  The Council has considered the alternative sites suggested in the responses to the previous consultation and where appropriate has included the additional sites in the proposed site allocations in the emerging Local Plan.  Resident’s views have been sought as part of the consultation. The Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan.  The previous planning application refusal was under the existing planning policy at the time the consultation is on proposals to update planning policy and provide a new Local Plan.

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Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

 The site assessments provided a summary of the key issues and responses.  Loss of property values are not a material planning consideration  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites have been proposed. Prioritising brown field land over greenfield in all circumstances is not part of Government policy.  The National Planning Policy Framework requires that local planning authorities identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets. The Council has prepared a Strategic Housing Market Assessment to assess the district’s full housing needs, including affordable housing, whilst taking into account migration and demographic change  If the district council considered that a development they may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts  There is a policy in the Local Plan regarding the pollution

Preferred Options Local Plan July 2017

Severn Trent: Sewage comments Known network constraints – There are three records of flooding downstream of the site on A53. The development has no Combined Sewer Overflows or Pumping Stations downstream, as it drains directly to ENDON (STW)/ There is previous history of hydraulic issues in Leek Road Endon. Scheme A6S/12434 Endon, Leek Road Flood Alleviation Scheme linked as mitigation. Even though this is a small infill development, the incidents downstream suggest that it may still have a negative impact due to increase in flows. It advised further investigation is completed.

Assumed Connectivity - The foul flows could potentially be absorbed into the flows from the existing Sewer Capacity Assessment which would connect at Node SJ96409600 (100mm) or Node SJ96409601 (150mm). From looking at the topology in the area this option is likely to require a pumped sewer. Further modelling analysis would be required to assess hydraulic impact of the extra flows at these nodes from the development and the Sewer Capacity Assessment. Alternatively are two 900mm main trunk sewers that run to the west/south of the development that could be used. Flows from the site could be manged with a gravity sewer for this option.

Surface Water Disposal - The connection the existing foul system is assumed on STONEY LANE with pipe dimeter of 100mm., which widens to 150mm before the end of the road. Pumped connection may be required due to topography.

Potential Impact on sewage infrastructure- Medium (subject to hydraulic modelling).

Council Response

Comments noted

Endon with Stanley Parish Council  Request that Site E128 is included in the new Local Green Space Policy.  The reasoning for this is that it serves a predominantly residential area.  Locally significant and contributes to the character of surrounding properties.

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Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

 The site has ecological value

Council Response  The site was identified as Visual Open Space in the Local Plan 1998. The new Local Plan is not proposing to carry forward the VOS designations where appropriate it will designate sites as local green space. The 2008 Landscape and Settlement Character Assessment reviewed the VOS designations and recommended that this site was not retained as VOS. The site is within the village boundary and is therefore considered suitable as a potential housing option.  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that the site had fairly low biodiversity value “The site has fairly low biodiversity value overall and the site is set within a mainly urban environment with poor connectivity to the wider countryside.”

Public Response: comments – support, 40 object and 2 general

Main Issues raised:

Object:  Site is designated as Visual Open Space.  Site provides important contribution to the open and semi-rural character of the neighbourhood.  Site should be retained as amenity grounds.  Existing road infrastructure and proposed access points is insufficient. As such, development will lead to an adverse effect on traffic, particularly on Brookfield Avenue, Stoney Lane and the A53.  Adverse impact on traffic will have a negative impact on road safety, particularly school children, parking noise & pollution. o Planning permission was denied for one detached dwelling in June 2015 because of traffic and the insufficient width of Stoney Lane for additional vehicular movements.  The demolition of No. 14 will have an adverse effect on No. 16 and the general aesthetics of the area. Additionally, the space left will not be wide enough for Road Building Regulations.  Concern over access to EN128, namely the demolition of No. 14 Brookfield Avenue and the effect this will have on No. 12.  Consideration needs to be taken of visibility splays at the junction of Brookfield Avenue and the A53  Site is inaccessible to areas of employment and will require long-distance commutes to Leek, Stoke-on-Trent and beyond.  Development could increase risk of flooding due to insufficient drainage and increase in impermeable surfaces. Development will also affect the stormwater sewers and streams.  Brownfield sites are available to develop instead.  Development will put pressure on local services including schools and GP surgeries.  Development would diminish biodiversity in this area through loss of meadow and trees.  High-density housing would detract from the aesthetic character of the area.

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Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

 Development would lead to deterioration of a playing field, out of sync with an increase in pupils.  There is a need for a more substantial wall of separation and privacy for both the school and the estate.

General Comments:  One of the general comments expressed concern over access into the site.  The general comment received expressed acceptance of the development of land adjacent to Dollisfield However, the idea of 20 family homes was not accepted. The respondent proposed the development of bungalows instead.  Site EN128 should be included in the new Local Green Space Policy.  Stoneybrook (adjacent dwelling) should be included in the site allocation to provide access to the site

Council Response to all issues raised

Issue Response Highways and The Highways Authority advises that the site is developable Access subject to adequate visibility although will require access improvements/ third party land; or demolition of property if via Brookfield Avenue.

The Highway Authority has been closely involved in the preparation of the Local Plan. Loss of view Loss of view and damage to property are not a material property damage planning considerations.

Air quality If the Council considered that a development may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts. In addition the Council continually monitors air quality across the District and regularly undertakes review and assessments of this data to identify areas where the traffic could have an unacceptable impact on local air quality. Policy SD4 covers controls of all forms of pollution arising from development. Noise during Problems arising from the construction period of any works, construction e.g. noise, dust, construction vehicles, hours of working (covered by Control of Pollution Acts) are not material planning considerations. Infrastructure New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.

National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to

128 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Issue Response support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered. Flooding The Environment Agency did not raise any site specific issues. Staffordshire County Council as LLFA identified potential flood risk issues, recommend flood risk assessment and early engagement with County Council. Policy SD 5 outlines development requirements regarding flood risk. Wildlife/biodiversity The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that the site had fairly low biodiversity value “The site has fairly low biodiversity value overall and the site is set within a mainly urban environment with poor connectivity to the wider countryside.” Landscape The Landscape, Local Green Space and Heritage Impact Study August 2016 found the site was suitable for development in heritage terms and development would be highly unlikely to affect the setting of heritage assets. Local Plan Vision The Vision in the Local Plan is carried forward from the adopted Core Strategy it reflects the Council’s Corporate Plan. The site is within the built up area of Endon and is considered appropriate for development. Visual Open Space The site was identified as Visual Open Space in the Local Plan 1998. The new Local Plan is not proposing to carry forward the VOS designations where appropriate it will designate sites as local green space. The 2008 Landscape and Settlement Character Assessment reviewed the VOS designations and recommended that this site was not retained as VOS. The site is within the village boundary and is therefore considered suitable as a potential housing option Character of the Any new development taking place will be subject to policies area, housing contained within the new Local Plan, which seek to protect density the character of the area consideration will be given to the scale of development and its impact on the surrounding area. Elderly housing The site is allocated for residential development, the nature and type of the development is not specified. Policy H 1 of the Local Plan seeks to ensure there is an appropriate range and type of houses is provided that meets identified needs arising from changes to the population structure including special needs for the elderly. All new dwellings should provide flexible accommodation that is capable of future adaptation. It is therefore not considered necessary to restrict this site for elderly accommodation. Residential amenity Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received

Staffordshire Moorlands Local Plan - June 2018 129 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Issue Response and residents will have the opportunity to comment on the content of that application Residents views Resident’s views have been sought as part of the Consultation consultation. The Council must balance this evidence against process all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan.

Employment An assessment of the District’s employment land requirements was carried out in The Employment Land Requirement Study the draft Local Plan proposes employment allocations/polices to meet this need. Need for housing. Site allocations are required to meet the District’s proposed Use of brownfield housing requirement. There is not enough brownfield land to land meet the District’s proposed housing requirements so the Local Plan proposes site allocations. Any new development taking place will be subject to design policies contained within the new Local Plan. Need for housing The site allocation is required to meet the District's housing enough land with requirement, an allowance has been made for windfall sites windfalls and site allocations are needed in addition to this to ensure there is sufficient land to meet the housing requirement. Previous planning The previous planning application refusal was under the application refused existing planning policy at the time the consultation is on proposals to update planning policy and provide a new Local Plan Public footpath The development will need to consider maintaining existing pedestrian links in line with Local Plan policy and this can be dealt with at the planning application stage. Affordable housing Policy H3 of the Plan requires a proportion of new housing to be affordable. Consultation The County Council as the education authority has been consulted at each stage of the consultations of the new Local PLan. Impact on school Issues such as overlooking and privacy and the details of the separation between the school and development will be assessed in detail once a site layout has been determined at the time a planning application is submitted. Residents/interested parties will have an opportunity to comment on any planning application. Policy DC1 of the Local Plan deals with design considerations and seeks to protect amenity. Extend site The Highways Authority advises that the site is developable subject to adequate visibility although will require access improvements/ third party land; or demolition of property if via Brookfield Avenue.

Including the site suggested Stonybrook would provide an additional access point to the proposed site allocation and it is therefore considered that the site boundary should be

130 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Issue Response amended to include the land suggested.

Local Plan Publication (Submission Version February 2018)

Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

Staffordshire Moorlands Local Plan - June 2018 131 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

EN128 Open land at corner of Brookfield Avenue/Stoney Lane

Picture 9.2

132 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

UT019

Upper Tean

UT019 Haulage Depot St Thomas’s Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Included in the Preferred Options Local Plan 2017  Included in the Submission Version Local Plan 2018

Current Position Site taken forward Submission Version Local Plan  Site within current development boundary and no significant issues.  Land is available.

Key Issues  Previously developed and potential contamination.  Heritage – adversely affects character of Conservation Area. Close proximity to listed buildings. Redevelopment could enhance CA.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/ housing (ha) p status countryside capacity Brownfield Built up area 15 0.4 Available  In active employment use.  Within Conservation Area.  Possible contamination

Evidence Base

Local Plan and Site Allocations Viability Study (May 2018)

The results of our testing show that at 33% affordable provision the scheme makes loss of - 57 per sq.m. At 20% affordable provision the development is viable with a surplus of £20 per sq.m. The cost of education contributions and M4 (2) is a total of £26 per sq.m and at 20% affordable provision these elements would result in a very small deficit of £6 per sq.m. The level of deficit would be equivalent to less than 0.5% of GDV and hence is unlikely to prevent development coming forward on this basis.

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2020/21and complete by 2021/22.

Extended Phase 1 Habitat Survey 2015 (FID 65 ) Conclusion The site is set within an urban environment with little connectivity to the wider countryside which lowers the biodiversity of the area considerably. The site has mostly low biodiversity value overall and is therefore deemed to have low ecological importance.

Staffordshire Moorlands Local Plan - June 2018 133 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Upper Tean

UT019 Haulage Depot St Thomas’s Road

The following surveys/ actions are therefore recommended prior to any potential development works being carried out  Vegetation removal at the appropriate time of year

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. It concluded that the site has low ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the scattered trees on site in order to establish their ecological importance.

The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  None required

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement.

Landscape, Local Green Space and Heritage Impact Study (August 2016) Landscape Assessment Existing depot within the centre of the settlement, south of St Thomas’s Road. The site is enclosed by development on all sides, and so it is not visually prominent and fits within the settlement pattern. Re-development of the site could improve local landscape character. Site is of low landscape sensitivity.

Heritage Assessment The site is located within a Conservation Area. There are two Grade II* and ten Grade II Listed Buildings within the 400m buffer. The site is currently used as a work yard which adversely affects the character of the Conservation Area and the Listed Buildings. Sensitive development could enhance the Conservation Area. Mitigation including vegetation screening along the southern boundary would reduce effects to the settings of the Listed Buildings. Development would be unlikely to cause adversely effects to the HLC zone UTHECZ 3 (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms subject to appropriate masterplanning.

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 15 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect as could the development of brownfield land indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban. However the site is located in proximity to historic assets which is likely to have a significant negative effect. The site’s inaccessibility to areas of existing employment is likely to have a negative effect.

134 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Upper Tean

UT019 Haulage Depot St Thomas’s Road

Initial HRA Screening

No Likely Significant Effects (LSEs) have been identified in relation to this preferred option site.

Minerals MSA Bedrock sand + superficial sand and gravel. Developers should take account of the requirements of Policy SD1 (5) and investigate the potential for using in-situ minerals in construction works.

Options Consultation July 2015

Statutory bodies/stakeholders

SCC Highways: Acceptable depending on visibility and access design. Footway should be widened on frontage. Leek and Moorlands Historic Buildings Trust – UT019 is sited within Upper Tean Conservation Area and adjoins several properties on the High Street that are Grade II Listed Buildings. Acceptable for development but sensitive. Developer/Agent – land available

Public response: 5 comments – 2 objections and 3 support Issues raised:  Infrastructure - Traffic / Transport  Amenity (e.g. noise, privacy, loss of light)  Government Policy Positive comments  Improve asthetic of area  Loss of Haulage business would reduce traffic/noise  Inside built up boundary  More suitable than UT21/UT041  Brownfield site

Council response –

The Highway Authority has not raised any issues which would prevent the development of this site.

Due to location within the Conservation Area and proximity to Grade II listed buildings on High Street a Heritage Impact Assessment will be undertaken during the plan production process if the site is taken forward.

Amenity – issues such as overlooking, screening and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

Preferred Options Consultation April 2016

SCC Highways: See previous comments.

Staffordshire Moorlands Local Plan - June 2018 135 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Upper Tean

UT019 Haulage Depot St Thomas’s Road

SCC Education: Great Wood Primary, Upper Tean, the estimated level of housing in this catchment may result in the need for additional school places.

LLFA: FRA required. Looks ok

Environment Agency: The site appears to be brownfield. Although it is unlikely that the issue of Brownfield Land will make any of the allocations undevelopable due to cost/constraint, sites within the Source Protection Zones and flagged up, will be subject to certain restrictions.

Natural England: No specific comments

Historic England: It is not clear how the impact of the site allocation has been assessed in relation to the Upper Tean Conservation Area. Further information is required

SMDC Environmental Health: Some constraints on residential development: Contamination from former depot/ haulage yard

Issues raised - public responses:

None raised.

1 comment (support)

Council response –

 The site is located within a Conservation Area. There are two Grade II* and ten Grade II Listed Buildings within the 400m buffer.  The Council’s Landscape, Green Space and Heritage Impact Study(August 2016) includes a Heritage Assessment for this site which advises that the site is currently used as a work yard which adversely affects the character of the Conservation Area and the Listed Buildings. Sensitive development could enhance the Conservation Area. Mitigation including vegetation screening along the southern boundary would reduce effects to the settings of the Listed Buildings. Development would be unlikely to cause adversely effects to the HLC zone UTHECZ 3 (Historic Environment Character Assessment 2010) and the Site is suitable for development in heritage terms with appropriate masterplanning.

Preferred Options Local Plan July 2017

Heritage England: Need to emphasise sensitive design is required to enhance the Conservation Area.

Council Response

Policy SS8 Larger Villages Areas Strategy amended to take account of comments.

Severn Trent: Sewage comments Known network constraints – There are two records of flooding 190m downstream. There are no Combined Sewer Overflows downstream and the development would drain to CHECKLEY Sewage Treatment Works, if connected on THOMAS ROAD.

136 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Upper Tean

UT019 Haulage Depot St Thomas’s Road

This is a small infill development, which is not expected to have any capacity constraints provided surface water is managed sustainably and is not connected to the foul sewerage system.

Assumed Connectivity – The connection could potentially be made on ST THOMAS ROAD, where pipe diameter is 150mm. Most likely will need a pumped connection due to topography of the site.

Surface Water Disposal – There is a surface water system running along the ST THOMAS ROAD with a pipe diameter of 150mm. This could potentially be used by the developer to manage the surface water.

Potential Impact on sewage infrastructure – Low - (subject to hydraulic modelling)

Council Response

Comments noted

Heritage England Detail measures required in Landscape, Local Green Space and Heritage Impact Study Council Response Policy SS8 Larger Villages Areas Strategy amended to take account of comments

Public Response: 1 support

Did not give a specific reason.

Council Response Comments noted.

Local Plan Publication (Submission Version February 2018)

Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

Staffordshire Moorlands Local Plan - June 2018 137 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Upper Tean

UT019 Haulage Depot St Thomas’s Road

138 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

WA004

Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Included in the Preferred Options Local Plan 2017  Included in the Submission Version Local Plan 2018

Current Position Site taken forward into Submission Version Local Plan due to:  Site within current development boundary and no significant issues.  Land is available.

Key Issues  Keep employment site within the allocation.  Close to the Peak District National Park  Potential likely significant effect on European Site  Medium landscape sensitivity – open to the west of the settlement  Semi-improved grassland.

Site Information

Greenfield/ Built up area Est. housing Area Ownershi Site details brownfield boundary/ capacity (ha) p status countryside Greenfield / Within Mixed use - Available  Flat field and existing brownfield settlement existing 1.22 (2 employment site. boundary employment separate  Within settlement site owners) boundary reprovided 0.4ha and 36 dwellings

Evidence Base

Local Plan and Site Allocations Viability Study (May 2018)

The assessment shows that the development is viable based on 33% affordable housing provision and is also sufficiently viable to support contributions to education and requirements to achieve M4 (2).

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2020/21and complete by 2022/23.

Extended Phase 1 Habitat Survey 2015 (FID 205) Conclusion The site is not recommended to be put forward for development. The site has little potential to support protected species apart from roosting/ foraging bats, badger and breeding birds, but connected adjacent to other species rich grasslands. Semi- improved species rich grasslands are uncommon and should be preserved, therefore the site is attributed regional ecological importance.

Staffordshire Moorlands Local Plan - June 2018 139 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

The following surveys/ actions are therefore recommended prior to any potential development works being carried out:  Bat survey of the highlighted building  Floral survey within the survey season  Vegetation removal at the appropriate time of year

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. It concluded that the site has medium ecological value in its potential to support protected species. The semi-improved species rich neutral grassland has been given district importance as it is fairly uncommon within the locality. The other site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the semi-improved species rich neutral grassland. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Detailed grassland vegetation survey.

Landscape & Settlement Character Assessment 2008 Within important landscape setting to the settlement.

Landscape, Local Green Space and Heritage Impact Study (August 2016)

Landscape Assessment The site comprises Waterhouses Enterprise Centre and the adjacent fields on the western edge of the village, north of the A523. The site is open and located beyond the existing settlement edge, however due to the topography and vegetation within the surrounding landscape, and the existing development within Waterhouses, views of the site are limited. If the site were to be developed, development within the site would be partially visible from the PDNP, however it would be viewed behind existing development in Waterhouses. Development within the site should be similar in character to the existing Enterprise Centre, i.e. relatively small scale, low buildings. Larger buildings would not be in keeping with the area and could have substantial adverse effects on local landscape character, and the setting of the PDNP. Advanced additional planting on the western and northern site boundaries could reduce the visual prominence of the site and create a strong, vegetated edge to the settlement, improving the approach to the settlement on the A523. Site is of medium landscape sensitivity. Site-specific landscape mitigation measures could include additional advanced planting on the western and northern boundaries, and limited building heights and sizes.

Heritage Assessment There are four Grade II Listed Buildings within the 400m buffer. Development would be highly unlikely to cause adverse effects to the settings of the assets due to the intervening buildings and vegetation. The site is across the HLC zones WHECZ 2 and WHECZ 6 (Historic Environment Character Assessment 2010). Although the HEA states that zone WHECZ 6 is sensitive to medium to large scale development, with appropriate sensitive development, this could be accommodated on the site and development would be highly unlikely to adversely affect the HLC as a whole.

140 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

Site suitable for development in heritage terms subject to appropriate masterplanning.

Habitat Regulation Assessment Initial Findings Preferred Option 2016 Potential likely significant effect on European Site Site is approx. 1.8 km from the Hamps and Manifold Valleys SSSI component site of the Peak District Dales SAC. Footpath access provides a route to the SAC from the allocation sites of approx. 2.2km. Development of the allocation site could increase recreational pressure on the SAC.

Conclusion - allocation sites WA004 (Waterhouses) and IP019 (Ipstones) require further investigation in the HRA due to their proximity to a component of the Peak District Dales SAC and the potential for effects of development to result in an in combination effect in relation to recreational pressure.

Minerals MSA Cement shale + superficial sand and gravel. Developers should take account of the requirements of Policy SD1 (5) and investigate the potential for using in-situ minerals in construction works.

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 36 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect. However, the site’s proximity to a designated asset is likely to have a negative effect. The development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) is likely to also have a negative effect, as could the site’s proximity to historic assets and the inaccessibility of areas of existing employment.

Habitat Regulation Assessment Initial Findings Preferred Option 2016 Potential likely significant effect on European Site Site is approx. 1.8 km from the Hamps and Manifold Valleys SSSI component site of the Peak District Dales SAC. Footpath access provides a route to the SAC from the allocation sites of approx. 2.2km. Development of the allocation site could increase recreational pressure on the SAC.

Conclusion - allocation sites WA004 (Waterhouses) and IP019 (Ipstones) require further investigation in the HRA due to their proximity to a component of the Peak District Dales SAC and the potential for effects of development to result in an in combination effect in relation to recreational pressure.

HRA Update – June 2017 The preferred options site allocations were screened between 15th and 27th June 2017. LSEs were identified in relation to the following site:

 Waterhouses (WA004) located approx. 1950m from the Peak District Dales SAC. Potential for urban effects Urban Effects

Staffordshire Moorlands Local Plan - June 2018 141 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

Further investigation has been undertaken in relation to potential urban effects resulting from this allocation. Urban effects on European sites typically have an adverse effect on sites within 500m of residential areas (primarily due to cat predation and fire risk due to arson etc). Other urban effects (primarily dog walking from the site to the SPA/SAC) can have an adverse effect on European sites up to 1.6km from residential areas. The housing allocation at Waterhouses occurs approximately 270m to the north of a watercourse that flows into the River Hamps that flows through the Peak District Dales SAC. There is a small risk that pollutants created during construction could enter this watercourse if construction is not undertaken in accordance with the precautionary measures detailed in Ciria 20011. On the basis of the precautionary principle, the HRA therefore concludes that the allocation at Waterhouse (WA004) could result in an adverse effect on the Peak District Dales SAC. No other adverse effects on the European sites are predicted due to Urban Effects arising from the above-mentioned allocation sites. Mitigation: Either:

 Add a policy to the Local Plan for this allocation site which contains a requirement for the development to be constructed in accordance with the precautionary measures detailed in Ciria 20012; or  Add the following text to the first bullet of Policy NE1 within the Local Plan: “Any development with a potential to adversely affect a European site/s through construction activities should ensure that Ciria construction guidelines are followed including environmental good practice on control of dust and water pollution.” Options Consultation July 2015

Statutory bodies/stakeholders SCC Highways - Acceptable subject to access design and provision of adequate visibility. Footway required on frontage and linking across the frontage of the Enterprise centre to connect to existing. If combined with WA005 and WA006, Transport Assessment will be required. Developer/Agent – land is available Public response: no comments.

Council response - The Highway Authority has not raised any issues which would prevent the development of this site.

The ecological study has indicated that the northern section of the site has some semi-improved grassland which is of importance. Appropriate conservation and mitigation measures will need to be considered.

A mixed use scheme would have the benefit of providing modern employment units on the site.

1 CIRIA C532. Control of Water Pollution from Construction Sites 2 CIRIA C532. Control of Water Pollution from Construction Sites

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Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

Preferred Options Consultation April 2016

Waterhouses Parish Council: Object to loss of existing industrial units on site WA004 – provides opportunity for local businesses and employment. Do not wish to see village boundary extended.

SCC Highways: Not clear how site will be accessed although could be considered via existing entrance to Enterprise Centre, this will require assessment. Site should link in with existing footway and advisory cycle routes.

Taxico service 108 passes the site along the A523 with 6 journeys per day between Leek and Ashbourne. The nearest bus stops are just under 200m from the site.

SCC Education: Waterhouses CE(VC) Primary School is likely to be able to accommodate additional children generated by the allocated housing developments – although small site allowance could also have an impact.

LLFA: FRA required. Looks ok

Natural England: No specific comments

Environment Agency: This site appears to be Brownfield. Although it is unlikely that the issue of Brownfield Land will make any of the allocations undevelopable due to cost/constraint, sites within the Source Protection Zones and flagged up, will be subject to certain restrictions.

Historic England: No specific comments

SMDC Environmental Health: No significant Issues, next to industrial units some noise issue possible.

Issues raised - public responses:

None

Council response -

 Site WA004 is a mixed use allocation and includes the re-provision of employment within the site. Agreed that this provides an opportunity for local businesses and employment.

 The preferred option site is located within the 1998 Local Plan village boundary.

 The following text has been added to the first bullet of Policy NE1 within the Preferred Options Local Plan to mitigate potential adverse effects identified in the HRA Update :

“Any development with a potential to adversely affect a European site/s through construction activities should ensure that Ciria construction guidelines are followed including environmental good practice on control of dust and water pollution.”

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Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

Preferred Options Local Plan July 2017

Severn Trent: Sewage comments Known network constraints – There are no records of hydraulic flooding in the area. WATERHOUSE A523 (Sewage Pumping Station) is 1km downstream of the development. The model doesn’t show records of surface water system.

Assumed Connectivity – Assumed connection could potentially be made along the south border of the site along A523 with pipe diameter of 150mm. This connection is most likely to be a gravity one.

Surface Water Disposal – On sewer records there is a surface water system that could potentially take flows from the new development. Connection could be made to 225mm pipe at node SK07507501. River HAMPS is flowing 250m south of the development, which could potentially be used to manage the surface flows through new network.

Potential Impact on sewage infrastructure – Low - (subject to hydraulic modelling)

Council Response

Comments noted.

Heritage England Detail measures required in Landscape, Local Green Space and Heritage Impact Study Council Response Policy SS8 Larger Villages Areas Strategy amended to take account of comments Public Response: No comments Local Plan Publication (Submission Version February 2018) Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

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Waterhouses

WA004 Land adj to Waterhouses Enterprise Centre Leek Road

WE003 WE052

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Included in the Preferred Options Local Plan 2017  Included in the Submission Version Local Plan February 2018

Current Position Site taken forward into Submission Version Local Plan:  See key issues below.

Key Issues  The site is in the Green Belt the Green Belt Review considers the site is suitable for release (with a caveat on development footprint) the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are exceptional circumstances.  The Council needs to meet the development needs of the area. Housing allocations are needed to ensure the Districts housing requirement is met.  The Green Belt is tightly drawn around Werrington and there is limited capacity in the settlement for further growth.  Werrington is defined as a larger village in policy SS2 Settlement Hierarchy; it has a number of facilities and services and is considered to be a sustainable location to support some growth.  The site is in public ownership. Homes England are seeking to ensure the development of sites WE003 & WE052  Site is includes one of the few gaps on the A52 development footprint would need to maintain this.  Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of medium landscape sensitivity and is suitable for development in heritage terms. Would need site specific landscape mitigation measures could include planting on south and south east boundary.  Access to the site needs to be clarified.  Proximity to YOI may require noise impact assessment.

Site Information

Greenfield/ Built up area Est. Area Densit Ownershi Site details brownfield boundary/ housing (ha) y per p status countryside capacity hectar e Green field Green Belt 50 (capacity 2.9 17 Land  Field is lower due (1.2 available  Mature trees to results of for and Green Belt open hedgerows Review spac on site 2016) e)  Well screened  Adjacent to YOI  Grade II listed building within 400m

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Evidence Base

Local Plan and Site Allocations Viability Study (May 2018) The allocation in Werrington is located in a Zone 3 value area however part of the site is potentially less attractive given its position close to a Young Offenders Institute. The viability assessment shows that the development is viable based on 33% affordable housing provision with a surplus of £17 per sq.m. The total cost of education contributions and M4 (2) is £25 per sq.m, hence accounting for these requirements would create a small deficit of £8 per sq.m. This is less than 0.5% of GDV and indicates that although the result is marginal the development could still potentially support this level of planning contribution.

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2021/22 and complete by 2023/24.

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. The site has low-medium ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the potential for bat roost on site. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  The relevant trees need to be identified and further assessed for their potential to support roosting bats.  Bat survey possibly required. Extended Phase 1 Habitat Survey 2015 (FID 12) The site has mostly low biodiversity value overall in terms of area, is directly adjacent to a domestic housing estate and species poor grasslands. The site has some connectivity to more biodiverse adjacent habitats such as scattered trees, tall ruderal vegetation and hedgerows to the south and scattered scrub to the south east. The site is deemed as having district ecological importance in terms of its loss within the wider countryside due to the presence of species rich hedgerows and trees with bat roosting potential. The following surveys/ actions are therefore recommended prior to any potential development works being carried out:  A bat survey regime to ascertain whether bats roost in the trees  Hedgerow survey  Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement.

Landscape, Local Green Space and Heritage Impact Study August 2016 Stonehouse Farm Landscape A relatively large site on the southern edge of Werrington, comprising three fields generally enclosed by development except for the southern edge which is open. Vegetation is located on this boundary, however due to the sloping nature of the site it provides limited screening. Additional planting on the southern boundary should be

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

considered to reduce the visual prominence of the site and create a well-defined, settlement edge. In addition development within the site would be viewed in the context of the existing surrounding development. The site forms a gap in existing development and fits well within the existing settlement pattern. Site is of medium landscape sensitivity. Site-specific landscape mitigation measures could include planting on the south-eastern and southern boundaries.

Heritage There is one Grade II Listed Building within 400m. Due to the intervening buildings, there was no intervisibility between the site and the asset. Development would be highly unlikely to adversely affect the setting of the asset. The site lies within the HLC zone CWWHECZ 1 (Historic Environment Character Assessment 2010). Development in this area would unlikely adversely affect the HLC as a whole. Site suitable for development in heritage terms.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Limited contribution Preserve Setting: Significant contribution Overall Impact of development on Green Belt Purposes: Moderate A substantial infill parcel between Ash Bank Road and HMYOI. The difficulty with this site is the long distance view from Ash Bank Road, through what is the one of the few remaining gaps in almost continuous sprawl along the A52 Development on the top third of the site would remove a significant gap entirely, and therefore retention of open space on this part of the site is recommended. Recommendation: Consider for release (with caveat on development footprint) Release under Exceptional Circumstances should be accompanied by extension of the Village Boundary

Habitat Regulation Assessment Initial Findings Preferred Option 2016 No potential impact pathways identified

Minerals MSA Silica sand SCC no comment

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 85 dwellings is considered to have a significant positive effect, as is the accessibility of services and facilities. Similarly, the site’s accessibility to areas of open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) and the site’s proximity to historic assets is assessed as having a negative effect.

Options Consultation July 2015

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Statutory bodies/stakeholders Werrington PC – Object proximity to Young Offenders’ Institute and encroachment into greenbelt.

SCC Highways: Access onto Ash Bank Road would difficult because of location of signalised junction and location of an existing access (Oakmount Road), Could struggle to provide adequate visibility because of the brow of the hill. TA would be required.

Developer/Agent/Owner – Land available.

Public response - 57 comments - 49 objections and 8 support. Issues raised: Objections Infrastructure – Schools – full to capacity  Infrastructure - Traffic / Transport – No access to fields from Ashbank Rd and track in private ownership and discharge path for HMYOI. Any access from Ashbank rd very dangerous.  Infrastructure – Other – too far from village amenities, dentist,doctors full to capacity.  Landscape – Land is in green belt develop brownfield sites first. Residents originally attracted to area due to greenfield location and extensive views.  Substantial encroachment into greenbelt.  Nature Conservation – profound impact on wildlife including natural spring and bird population and footpath across site.  Amenity (e.g. noise, privacy, loss of light) – Due to elevated position of land impact on Salters Close in terms of privacy and light. Impact of noise from HMYOI on residents of new housing.  Scale of development – visual intrusion into countryside and visible from Salters Close which is not well screened.  Other – Land is not for sale. Rumoured closure of HMYOI make ideal brownfield site for entire SHLAA quota. Werrington would blur into Stoke on Trent. Compensation for drop in property values. Strategy to develop brownfield sites in Stoke many of which up for sale. Develop larger amenities on greenfield sites freeing up current sites for housing.Once greenfield sites gone lost forever. Proximity to HMYOI . Other suitable sites at Tregaron Court/Langton Court, Werrington and off Hillside Road/Lansdowne Crescent, Field currently acts as buffer zone between HYMOI is it wise to place young families so close. Alternative site at glassworks, sandyfields, Winterfeld Lane, old school depot at Salters Lane and old school site at Radley Way. Support  Transport – directly accessible from main road  Other – minimum impact on heart of village

Council response –

Staffordshire County Council say that Werrington Primary School currently has sufficient capacity for the likely number of pupils generated from the overall level of development. Werrington High School is projected to have insufficient capacity and the District Council will work with the County Council to identify an appropriate solution.

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

The Highway Authority has expressed concerns about site access which require consideration to determine whether a solution is possible.

New development is the main way to deliver new or improved infrastructure e.g. more residents may support additional medical facilities. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.

The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement. Views from individual properties are not protected in planning law. The Council will shortly be commissioning a Landscape Impact Study to assess all sites selected as preferred options and suggest mitigation measures where appropriate. The results of this will feed into the Submission Version of the Local Plan.

The land in question is within the Green Belt. In order for Werrington to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends considering site WE003 for release from the Green Belt with the northern part of the site being open space to preserve its openness. The capacity of this site has been lowered from 85 to 50 dwellings to take this into account.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed.

Amenity – issues such as overlooking, loss of light and any potential noise issue from the Young Offender’s Institute will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

The suitability of alternative development sites will be considered (e.g. Young Offenders Institute) if it becomes available.

The issue of using land in neighbouring authorities will be discussed as part of the Council’s duty to co-operate obligation.

In terms of the suggested areas for development – land adjacent to Tregaron Court/Langton Court has been assessed and is not considered suitable for development due to constraints. Land off Hillside Road/Lansdowne Crescent is public open space, Winterfield Lane and the old school depot at Salters Lane are too remote from Werrington to meet the needs of the settlement, Radley Way – if the site is not open space it could come forward in any case as it is within the existing settlement boundary. Any other sites suggested will be considered.

Preferred Options Consultation April 2016

Statutory Bodies

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

SCC Highways: access off the west frontage closest to the lights would not be supported. It would be too close to the lights and likely cause problems at the traffic light controlled junction. Access at the eastern length of frontage may be acceptable if adequate visibility splays can be achieved. It should not form a crossroads with Oak Mount Road. Look at third party land to provide access. TA is required to look at the effect of traffic from the development on Ash Bank Road.

Environment Agency- No site specific comments Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

SCC LLFA No issues FRA required

Werrington Parish Council  Concerned about traffic problems especially along Ash Bank Road, capacity of local infrastructure such as schools and doctors, protection of Green Belt from large scale housing development, prefer that the potential for infill sites should be explored together with additional sites (land off Whitmore Avenue and land off Radley Way) as an alternative to those put forward in the Preferred Options Document, disagree with some of the conclusions from the Green Belt Review. (Table included with their letter stating which sites they agree and disagree with).

Preferred Options Sites Support – WE069, WE013, WE027 Object – WE053, WE052, WE003

Other sites supported (WE048, Field in Ash Bank Rd [close to Stoke boundary / Brookhouse Lane], Former Builders Yard in Winterfield Lane, Open Space off Whitmore Ave, Open land off Radley Way).

Public Response Issues raised  Impact on wildlife  Loss of privacy

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

 Access is dangerous  Traffic busy road/junction  Impact of prison on new housing  Green belt site  Green field site  Land off Ash Bank Road this has not been considered approach to sites in the green belt is inconsistent  Other infill sites at top of Hillside Road suggested but rejected  Officers don’t know the area  Infrastructure insufficient capacity schools/drainage/sewage  Lack of facilities in Werrington  No jobs to support increased population  Landscape impact SCC document describes the heritage values of the landscape as of high historical value, high aesthetic and high evidential value.  Site has heritage value  Flood risk  Impact on cenotaph  Impact on human rights – right to private family life  SA said positive impact but would have negative impact site is inaccessible to facilities  SA details negative impacts  Loss of agricultural land  Loss of views  Residents have objected to this site in the previous consultation this has been ignored  Alternative site bottom of Werrington road right hand side going down still within the moorland boundary  Should build in Stoke or on brownfield land  WE033 been dropped 3 houses have recently been built on it is a suitable site  Loss of property value  Build large new village towards Tean Blythe Bridge  Werrington has had enough development  Should be affordable housing for local residents  Should be linear development/infill sites  Out of character with open nature  New residents could lead to increase in anti social behaviour rise in crime  Loss of trees  Build on land south of the housing estate on Chatsworth Drive  Alternative sites suggested by PC and residents not considered  Out of character with scale and pattern of settlement  Inaccessible to jobs and services

Council response  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations ,the Local Wildlife Assessment (2017) assessed sites to establish their potential SBI/BAS status against Staffordshire Wildlife Trust criteria They found that the site had mostly low biodiversity value overall with the exception of the trees which may have the potential to support roosting bats and recommended that a bat survey was carried out  Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

application is received and residents will have the opportunity to comment on the content of that application  The Highway Authority has expressed concerns about site access which require consideration to determine whether a solution is possible  Any development of this site would be required to submit a noise impact assessment to consider the effect of the YOI and any mitigation measures.  The land in question is within the Green Belt. The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. The review found that the overall impact of development on the site on Green Belt purposes moderate. It recommends considering site WE003 for release from the Green Belt in exceptional circumstances with the northern part of the site being open space to preserve its openness. The capacity of this site has been lowered from 85 to 50 dwellings to take this into account. In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  The Council has considered the alternative sites suggested in the responses to the previous consultation and where appropriate has included the additional sites in the proposed site allocations in the emerging Local Plan.  A number of sites were dropped from the emerging Local Plan after the Site Options consultation. Not all sites were required to meet the Districts housing requirements. The site options assessments provided a summary of the key issues and responses. Responses to the comments received to the Site Options consultation in 2015 were reported to the Council Assembly on 13 April 2016 and are available on the Council’s website.  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  An assessment of the District’s employment land requirements was carried out in The Employment Land Requirement Study the draft Local Plan proposes employment allocations/polices to meet this need  The Council has recently undertaken a Landscape, Local Green Space and Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape and heritage impacts of the development allocations. It found the site was suitable for development in heritage terms. It was of medium landscape sensitivity. It recognised the site forms a gap with the existing development and fits well within the existing settlement pattern. It recommended landscape mitigation on the south-eastern and southern boundaries

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 The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues.  Any development will need to take account of the Cenotaph and the policies in the Local Plan regarding heritage assets  Loss of views is not a material planning consideration  Resident’s views have been sought as part of the consultations. The Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan.  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites have been proposed. Prioritising brown field land over greenfield in all circumstances is not part of Government policy  National planning guidance states that the Council should seek to meet the development needs of their area. Housing allocations are needed to ensure the Districts housing requirement is met.  Loss of property value is not a material planning consideration  Policies in the Local Plan will require an element of new housing provision to be affordable  It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan  If the district council considered that a development they may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts.  There is a policy in the Local Plan regarding the control of pollution, which includes noise.  Any development of this would be required to submit a noise impact assessment to consider the effect of the YOI and any mitigation measures.  The Green Belt Review recommended that site WE033 was not released from the Green Belt

Preferred Options Local Plan July 2017

Severn Trent: Sewage comments Known network constraints – There are no flooding incidents on the flood register downstream of the development. WERRINGTON - CLOUGH LANE (Combined Sewer Overflow) is located 1km downstream from the development. There are no records of flooding in the area.

Assumed Connectivity – Assumed connection for the foul system can be made North (A52) where pipe diameter is 150mm. The topography for both sites will potentially require a pumped connection.

Surface Water Disposal – The storm system runs on the A52 above the site. The developer could potentially connect here, where pipe dimeter is 300mm. The outfall is a watercourse approximately 800m away.

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Potential Impact on sewage infrastructure – Low (subject to hydraulic modelling)

Council Response

Comments noted.

Werrington Parish Council Support the proposal in the Local Plan to build 85 houses on land at and adjacent to the YOI.

Public Response: - 26 support 20 object 2 general

Main issues raised

Support  Sites have good access to local amenities and will be less disruptive to the rest of Werrington.  Development will not have an adverse effect on infrastructure.  Contributes to housing targets.  Does not significantly extend village boundary.  Proximity of HMYOI not an issue.  Development will cause less disruption than development elsewhere.  WE003 and WE052 are not within close proximity to protected/conservation areas.  Development of WE003 and WE052 will balance out housing distribution.  Preferred housing allocations are easily accessible from main road.  Preferred housing allocations do not significantly extend Village Boundary.  WE003 and WE052 have access to water, gas and electricity.

Object  Development will put pressure on local schools and GPs.  Accessibility an issue, particularly if gained from Ash Bank Road.  Development will have an adverse effect on traffic and road congestion. This will generate noise and air pollution.  Ash bank road, in particular, is not adequate to support additional vehicles and lack of pavements will increase risk to pedestrians.  Development site involves release of Green Belt.  Alternative sites put forward by Parish Council and residents have not been taken into consideration. There are other, more suitable sites for development.  Development will have a detrimental effect on landscape, including a reduction in openness and long distance views.  Development will diminish biodiversity through removal of habitats.  Development will increase flood risk.  Development will remove Ash Bank Road as a strong boundary line.  Development will remove Grade 4 ALC land.  There are insufficient jobs available to support incoming population.  Development could have an adverse impact on the historic landscape character.  There are doubts as to whether a safe access can be achieved to WE052 due to constraints on the visibility that can be achieved for any access.

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 Building new houses either side of and immediately adjoining the HMYOI will lead to conflict between these different land uses and will create a poor environment for the new residents.  Development will detract from visual amenity and open aspect.  Allocation of sites is not justified with regard to reasonable alternatives.  Residents of new developments are required to cross Ash Bank Road. As such, both sites should be considered unsatisfactory from a highway safety perspective.  Concern that future development in Werrington will not be consulted on.  An agent acting on behalf of a landowner stated that the allocation of WE003 and WE052 is inconsistent with national policy, in particular Paragraph 123 of the NPPF and Policy SD4 of the Local Plan. Building close to the HMYOI will lead to conflict between these different land uses and will create a poor environment for the new residents.  Exceptional circumstances to release Green Belt at this site have not been demonstrated. Green Belt has been chosen over other non-Green Belt allocations.  Concern that new builds will have an adverse effect on the aesthetics of the area, as well as increasing noise.  Concern over traffic generated by development of WE003 and WE052.  Other sites more suitable than WE003 and WE052.  Preferred housing allocations are obtrusive.

General Comments:  Infrastructure should be put in place before the building commences.  Lack of soundness

Council Response

Issue Response

Alternative The Council has considered the alternative sites suggested in the sites not responses to the previous consultation and where appropriate has considered included the additional sites in the proposed site allocations in the emerging Local Plan.

Consultation Resident’s views have been sought as part of the consultation. The process Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan. Access/traffic The site policy DSR 4 requires a traffic assessment to consider the issues effect of the development on Ashbank Road and the provision of an adequate site access. Pollution Policy S4 of the Local Plan seeks to protect people and the environment from pollution including noise. The site policy DSR 4 states any development of this site would be required to submit a noise impact assessment to consider the effect of the YOI and any mitigation measures. Design and Any new development taking place will be subject to policies character contained within the new Local Plan, which seek to protect the

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Issue Response

character of the area consideration will be given to the scale of development and its impact on the surrounding area.

Objection to The Local Plan does not propose a residential allocation adjacent to site off Meigh the Meigh Road Estate. Road Estate Lack of The site policy DSR4 references contributions towards infrastructure infrastructure. New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas. National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered. Future The Council will consult on all stages of the preparation of the Local development Plan. will not be consulted on Scale of It is not considered that development of this particular site would be development out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the Local Plan. Residential Issues such as overlooking and other impacts on existing residents amenity will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application. Flooding The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues. Site policy DSR 4 requires the submission of a site specific flood risk assessment. Impact on the The Council has undertaken a Landscape, Local Green Space and landscape Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape and heritage impacts of the development allocations. It found that site WE003 is of medium landscape sensitivity. It recognised it forms a gap with the existing development and fits well within the existing settlement pattern. It recommended landscape mitigation on the south-eastern and southern boundaries. Site WE052 has low visual

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Issue Response

prominence and fits well within the settlement form, as it comprises a gap in development and is of low landscape sensitivity The Green Belt Review Study recommended that part of WE003 should stay as open space to preserve openness.The site policy DSR 4 requires a landscaping plan to address recommendations set out in the Landscape, Local Green Space and Heritage Impact Study and an area of WE003 remains open inline with the Green Belt Review Study. Employment An assessment of the District’s employment land requirements was provision carried out in The Employment Land Requirement Study the Local Plan proposes employment allocations/polices to meet this Proximity to The site policy DSR 4 states any development of this site would be HMYOI required to submit a noise impact assessment to consider the effect Noise impact of the YOI and any mitigation measures. Loss of Green The land in question is within the Green Belt. The NPPF states that Belt land once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. It recommends considering sites WE003 and WE052 for release from the Green Belt in exceptional circumstances. In this case it is considered there are exceptional circumstances that warrant releasing this site from the Green Belt. Werrington is defined as a larger village in the Core Strategy and has a number of facilities and services and is considered to be a sustainable location to support some growth. The Green Belt is tightly drawn around Werrington and there is limited capacity in the settlement for further growth without releasing Green Belt land. Impact on Policy DSR 4 requires an ecological survey and management plan wildlife in line with the surveys and actions recommended by the Council's Extended Phase 1 Habitat Survey and Local Wildlife Assessment (2017). Human rights The local plan process is being followed is in accordance with the national planning policy Heritage The Landscape, Local Green Space and Heritage Impact Study impact found that the sites were suitable for development in heritage terms.

More houses The site policy DSR 4 specifies that the site is allocated for could be built approximately 50 dwellings. on site Ownership The site is owned by the Ministry of Justice. Alternative Site allocations are required to meet the District’s proposed housing sites available requirement. There is not enough brownfield land or infill sites to Infill sites meet the District’s proposed housing requirements so the Local Plan proposes site allocations. Duty to The Council has a Duty to Cooperate with neighbouring local Cooperate authorities and has been liaising with relevant local authorities including Stoke on Trent Council Development The distribution of housing is in accord with the policy SS2 approach Settlement Hierarchy and policy SS3 Future Provision and

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Werrington WE003 Land adj Stonehouses Farm Ash Bank Road

Issue Response

Housing Distribution of Development which reflect the development approach distribution of the Local Plan which focuses development in the three market owns of Leek, Biddulph and Cheadle and the larger villages. Range and Policy H1 seeks to ensure an appropriate range and type of housing type of is provided to meet the needs of the population including the elderly housing having regard to the Strategic Housing Market Assessment and other relevant factors.

Local Plan Publication (Submission Version February 2018)

Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

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Werrington

WE052 Land to north of HM Young Offenders Institute Ash Bank Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Included in the Preferred Options Local Plan 2017  Included in the Submission Version Local Plan February 2018

Current Position Site taken forward into Submission Version Local Plan:  See key issues below.

Key Issues  The site is in the Green Belt the Green Belt Review considers the site is suitable for release (with a caveat on development footprint) the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are exceptional circumstances.  The Council needs to meet the development needs of the area. Housing allocations are needed to ensure the Districts housing requirement is met.  The Green Belt is tightly drawn around Werrington and there is limited capacity in the settlement for further growth.  Werrington is defined as a larger village in policy SS2 Settlement Hierarchy; it has a number of facilities and services and is considered to be a sustainable location to support some growth.  The site is in public ownership. Homes England are seeking to ensure the development of sites WE003 & WE052  Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of low landscape sensitivity and is suitable for development in heritage terms.  Access to the site needs to be clarified.  Proximity to YOI may require noise impact assessment

Site Information

Greenfield/ Built up area Est. housing Area Density Ownershi Site details brownfield boundary/ capacity (ha) per p status countryside hectare Greenfield Green Belt 25 0.91 27 Land  Field available  Is a gap in the built frontage  Adjacent to Young Offenders Institute  Public right of way adjacent to eastern boundary  One Grade II listed building

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

within 400m

Evidence base

Local Plan and Site Allocations Viability Study (May 2018) The allocation in Werrington is located in a Zone 3 value area however part of the site is potentially less attractive given its position close to a Young Offenders Institute. The viability assessment shows that the development is viable based on 33% affordable housing provision with a surplus of £17 per sq.m. The total cost of education contributions and M4 (2) is £25 per sq.m, hence accounting for these requirements would create a small deficit of £8 per sq.m. This is less than 0.5% of GDV and indicates that although the result is marginal the development could still potentially support this level of planning contribution.

Local Plan Housing Trajectory (June 2018) The site is in the housing trajectory to begin by 2021/22 and complete by 2023/24.

Local Wildlife Assessment (ECUS, 2017) Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. The site habitats are considered to be of nature conservation value at site level only and are not eligible for possible SBI/ BAS status. However, the five trees on site have the potential to support bats and as such, require further assessment. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Assessment of the five trees for their potential to support roosting bats

Extended Phase 1 Habitat Survey 2015 (FID 11) The site is directly adjacent to a domestic housing estate and species poor grasslands, and has poor connectivity to more bio diverse habitats. However, the site is deemed as having district ecological importance in terms of its loss within the wider countryside due to having 5 trees that have potential to support roosting bats. The following surveys/ actions are therefore recommended prior to any potential development works being carried out:  A bat survey regime to ascertain whether bats roost in the trees  Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement.

Landscape, Local Green Space and Heritage Impact Study August 2016 Werrington House Farm Landscape Single field within the south of the settlement enclosed by a thick hedgerow on the eastern boundary, and development on the remaining sides including HM Youth Offenders to the south. Therefore the site has low visual prominence and fits well within the settlement form, as it comprises a gap in development. Site is of low landscape sensitivity.

Heritage There is one Grade II Listed Building within 400m. Due to the intervening buildings, there was no intervisibility between the site and the asset. Development would be

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highly unlikely to adversely affect the setting of the asset. The site lies within the HLC zone CWWHECZ 2 (Historic Environment Character Assessment 2010). Development in this area would unlikely adversely affect the HLC as a whole. Site suitable for development in heritage terms.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Limited contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Limited A site immediately adjacent to the Ash Bank Road which are ‘remnant’ spaces which have escaped the wider expansion of the settlement, including linear sprawl from Werrington into the Stoke conurbation. Long-distance views are severely compromised by the HMYOI immediately to the south of the site. Recommendation: Consider for release under Exceptional Circumstances should be accompanied by extension of the village boundary.

Habitat Regulation Assessment Initial Findings Preferred Option 2016 No potential impact pathways identified

Minerals MSA Silica sand SCC no comment

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 25 dwellings is considered to have a significant positive effect, as is the site’s accessibility to services and facilities. Similarly, the site’s accessibility to open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect. The site’s proximity to designated and historic assets is likely to have a negative effect, as could the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban).

Options Consultation July 2015

Statutory bodies/stakeholders Werrington PC – Object – would not maintain building line and encroach in to green belt. SCC Highways: Access will be difficult onto Ash Bank Road, there is a bus lay-by on road frontage that could impede an access. The site is also at the top of a hill, so any access may not be visible to existing traffic on Ash Bank Road. Additional comments. Would need to check visibility can be achieved Developer/Agent/ Owner – Land available.

Public response 11 comments – 8 support and 3 objections. Issues raised: Objections

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

 Landscape – Does not maintain building line and substantial encroachment into greenbelt.  Other - other suitable sites at Tregaron Court/Langton Court, Werrington and off Hillside Road/Lansdowne Crescent.

Support  Infrastructure -Traffic / Transport - site accessible from major road network)  Other – Limited impact on heart of village

Council response –

The Highway Authority has expressed concerns about site access which require consideration to determine whether a solution is possible.

The Council has a Landscape & Settlement Setting Study and this site has not been identified as being important to the landscape setting of the settlement. The Council will shortly be commissioning a Landscape Impact Study to assess all sites selected as preferred options and suggest mitigation measures where appropriate. The results of this will feed into the Submission Version of the Local Plan.

The land in question is within the Green Belt. In order for Werrington and Cellarhead to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends that WE052 is considered for release from the Green Belt.

In terms of the suggested areas for development – land adjacent to Tregaron Court/Langton Court has been assessed and is not considered suitable for development due to constraints. Land off Hillside Road/Lansdowne Crescent is public open space.

Preferred Options Consultation April 2016

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

SCC Highways: Access will be difficult onto Ash Bank Road, there is a bus lay-by on road frontage that could impede an access. The site is also at the top of a hill, so any access may not be visible to existing traffic on Ash Bank Road. Would need to check visibility can be achieved

Environment Agency- No site specific comments Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

SCC LLFA No issues FRA required

Werrington Parish Council  Concerned about traffic problems especially along Ash Bank Road, capacity of local infrastructure such as schools and doctors, protection of Green Belt from large scale housing development, prefer that the potential for infill sites should be explored together with additional sites (land off Whitmore Avenue and land off Radley Way) as an alternative to those put forward in the Preferred Options Document, disagree with some of the conclusions from the Green Belt Review. (Table included with their letter stating which sites they agree and disagree with).

Preferred Options Sites Support – WE069, WE013, WE027 Object – WE053, WE052, WE003

Other sites supported (WE048, Field in Ash Bank Rd [close to Stoke boundary / Brookhouse Lane], Former Builders Yard in Winterfield Lane, Open Space off Whitmore Ave, Open land off Radley Way).

Public Response Issues raised  Impact on war memorial  Extra traffic will make it dangerous for children walking to school  Impact on wildlife  Disturbance to residents during construction  Loss of privacy  Loss of property value  Reduce gap between Werrington & Stoke  Could lead to further development  Traffic/congestion already an issue on A52- A52 A53 are at capacity  Dangerous for school children walking on narrow footpath  Need speed reduction measures  Will increase traffic  Green Belt site  If Young Offenders Institute closes a large site will become available  Lack of infrastructure  Do not want more shops takeaways which will lead to an urban environment  Build new village towards Tean/Bythe Bridge with easy access from A50 to surrounding areas

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

 Lack of facilities and infrastructure - school capacity doctors shops  Drains inadequate  Flooding an issue  Development should be spread through the village not concentrated at the top. Could be linear development inline with existing housing on Ashbank Road and by Winterfield Lane & Clough Lane  Reduce open space in Werrington and effect quality of life  By filling the gaps will lose the village feel  Noise disturbance from theYOI  Noise/pollution from traffic  Look again at previous sites identified

Council Response  The Highway Authority has expressed concerns about site access which require consideration to determine whether a solution is possible.  The land in question is within the Green Belt. The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. The review found that the overall impact of development on the site on Green Belt purposes was limited and considered the site could be considered for release under exceptional circumstances. In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations ,the Local Wildlife Assessment (2017) assessed sites to establish their potential SBI/BAS status against Staffordshire Wildlife Trust criteria They found that the site had mostly low biodiversity value overall with the exception of the trees which may have the potential to support roosting bats and recommended that a bat survey was carried out  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites have been proposed.  The Local Plan will provide certainty for local communities and developers through policies guiding the overall level and location of development. Planning applications must be determined in accordance with the Local Plan unless material considerations indicate otherwise.  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

 The Local Plan contains polices regarding heritage assets and the impact on any development on the war memorial will be taken into consideration.  The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues.  Any new development taking place will be subject to policies contained within the new Local Plan, which seek to protect the character of the area  Policies in the Local Plan will require an element of new housing provision to be affordable  If the district council considered that a development they may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts.  There is a policy in the Local Plan regarding the control of pollution  Any development of this would be required to submit a noise impact assessment to consider the effect of the YOI and any mitigation measures.  A number of sites were dropped from the emerging Local Plan after the Site Options consultation. Not all sites were required to meet the Districts housing requirements. The site options assessments provided a summary of the key issues and responses. Responses to the comments received to the Site Options consultation in 2015 were reported to the Council Assembly on 13 April 2016 and are available on the Council’s website.

Preferred Options Local Plan July 2017

Severn Trent: Sewage comments Known network constraints – There are no flooding incidents on the flood register downstream of the development. WERRINGTON - CLOUGH LANE (Combined Sewer Overflow) is located 1km downstream from the development. There are no records of flooding in the area.

Assumed Connectivity – Assumed connection for the foul system can be made North (A52) where pipe diameter is 150mm. The topography for both sites will potentially require a pumped connection.

Surface Water Disposal – The storm system runs on the A52 above the site. The developer could potentially connect here, where pipe dimeter is 300mm. The outfall is a watercourse approximately 800m away.

Potential Impact on sewage infrastructure – Low (subject to hydraulic modelling)

Council Response

Comments noted.

Werrington Parish Council Support the proposal in the Local Plan to build 85 houses on land at and adjacent to the YOI.

Public Response: - 26 support 20 object 2 general

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

Main issues raised

Support  Sites have good access to local amenities and will be less disruptive to the rest of Werrington.  Development will not have an adverse effect on infrastructure.  Contributes to housing targets.  Does not significantly extend village boundary.  Proximity of HMYOI not an issue.  Development will cause less disruption than development elsewhere.  WE003 and WE052 are not within close proximity to protected/conservation areas.  Development of WE003 and WE052 will balance out housing distribution.  Preferred housing allocations are easily accessible from main road.  Preferred housing allocations do not significantly extend Village Boundary.  WE003 and WE052 have access to water, gas and electricity.

Object  Development will put pressure on local schools and GPs.  Accessibility an issue, particularly if gained from Ash Bank Road.  Development will have an adverse effect on traffic and road congestion. This will generate noise and air pollution.  Ash bank road, in particular, is not adequate to support additional vehicles and lack of pavements will increase risk to pedestrians.  Development site involves release of Green Belt.  Alternative sites put forward by Parish Council and residents have not been taken into consideration. There are other, more suitable sites for development.  Development will have a detrimental effect on landscape, including a reduction in openness and long distance views.  Development will diminish biodiversity through removal of habitats.  Development will increase flood risk.  Development will remove Ash Bank Road as a strong boundary line.  Development will remove Grade 4 ALC land.  There are insufficient jobs available to support incoming population.  Development could have an adverse impact on the historic landscape character.  There are doubts as to whether a safe access can be achieved to WE052 due to constraints on the visibility that can be achieved for any access.  Building new houses either side of and immediately adjoining the HMYOI will lead to conflict between these different land uses and will create a poor environment for the new residents.  Development will detract from visual amenity and open aspect.  Allocation of sites is not justified with regard to reasonable alternatives.  Residents of new developments are required to cross Ash Bank Road. As such, both sites should be considered unsatisfactory from a highway safety perspective.  Concern that future development in Werrington will not be consulted on.  An agent acting on behalf of a landowner stated that the allocation of WE003 and WE052 is inconsistent with national policy, in particular Paragraph 123 of the NPPF and Policy SD4 of the Local Plan. Building close to the HMYOI will

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

lead to conflict between these different land uses and will create a poor environment for the new residents.  Exceptional circumstances to release Green Belt at this site have not been demonstrated. Green Belt has been chosen over other non-Green Belt allocations.  Concern that new builds will have an adverse effect on the aesthetics of the area, as well as increasing noise.  Concern over traffic generated by development of WE003 and WE052.  Other sites more suitable than WE003 and WE052.  Preferred housing allocations are obtrusive.

General Comments:  Infrastructure should be put in place before the building commences.  Lack of soundness

Council Response

Issue Response

Alternative The Council has considered the alternative sites suggested in the sites not responses to the previous consultation and where appropriate has considered included the additional sites in the proposed site allocations in the emerging Local Plan.

Consultation Resident’s views have been sought as part of the consultation. The process Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan. Access/traffic The site policy DSR 4 requires a traffic assessment to consider the issues effect of the development on Ashbank Road and the provision of an adequate site access. Pollution Policy S4 of the Local Plan seeks to protect people and the environment from pollution including noise. The site policy DSR 4 states any development of this site would be required to submit a noise impact assessment to consider the effect of the YOI and any mitigation measures. Design and Any new development taking place will be subject to policies character contained within the new Local Plan, which seek to protect the character of the area consideration will be given to the scale of development and its impact on the surrounding area.

Objection to The Local Plan does not propose a residential allocation adjacent to site off Meigh the Meigh Road Estate. Road Estate Lack of The site policy DSR4 references contributions towards infrastructure infrastructure. New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

Issue Response

National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered. Future The Council will consult on all stages of the preparation of the Local development Plan. will not be consulted on Scale of It is not considered that development of this particular site would be development out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the Local Plan. Residential Issues such as overlooking and other impacts on existing residents amenity will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application. Flooding The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues. Site policy DSR 4 requires the submission of a site specific flood risk assessment. Impact on the The Council has undertaken a Landscape, Local Green Space and landscape Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape and heritage impacts of the development allocations. It found that site WE003 is of medium landscape sensitivity. It recognised it forms a gap with the existing development and fits well within the existing settlement pattern. It recommended landscape mitigation on the south-eastern and southern boundaries. Site WE052 has low visual prominence and fits well within the settlement form, as it comprises a gap in development and is of low landscape sensitivity The Green Belt Review Study recommended that part of WE003 should stay as open space to preserve openness.The site policy DSR 4 requires a landscaping plan to address recommendations set out in the Landscape, Local Green Space and Heritage Impact Study and an area of WE003 remains open inline with the Green Belt Review Study. Employment An assessment of the District’s employment land requirements was provision carried out in The Employment Land Requirement Study the Local Plan proposes employment allocations/polices to meet this

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WE052 Land to north of HM Young Offenders Institute Ash Bank Road

Issue Response

Proximity to The site policy DSR 4 states any development of this site would be HMYOI required to submit a noise impact assessment to consider the effect Noise impact of the YOI and any mitigation measures. Loss of Green The land in question is within the Green Belt. The NPPF states that Belt land once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. It recommends considering sites WE003 and WE052 for release from the Green Belt in exceptional circumstances. In this case it is considered there are exceptional circumstances that warrant releasing this site from the Green Belt. Werrington is defined as a larger village in the Core Strategy and has a number of facilities and services and is considered to be a sustainable location to support some growth. The Green Belt is tightly drawn around Werrington and there is limited capacity in the settlement for further growth without releasing Green Belt land. Impact on Policy DSR 4 requires an ecological survey and management plan wildlife in line with the surveys and actions recommended by the Council's Extended Phase 1 Habitat Survey and Local Wildlife Assessment (2017). Human rights The local plan process is being followed is in accordance with the national planning policy Heritage The Landscape, Local Green Space and Heritage Impact Study impact found that the sites were suitable for development in heritage terms.

More houses The site policy DSR 4 specifies that the site is allocated for could be built approximately 50 dwellings. on site Ownership The site is owned by the Ministry of Justice. Alternative Site allocations are required to meet the District’s proposed housing sites available requirement. There is not enough brownfield land or infill sites to Infill sites meet the District’s proposed housing requirements so the Local Plan proposes site allocations. Duty to The Council has a Duty to Cooperate with neighbouring local Cooperate authorities and has been liaising with relevant local authorities including Stoke on Trent Council Development The distribution of housing is in accord with the policy SS2 approach Settlement Hierarchy and policy SS3 Future Provision and Housing Distribution of Development which reflect the development approach distribution of the Local Plan which focuses development in the three market owns of Leek, Biddulph and Cheadle and the larger villages. Range and Policy H1 seeks to ensure an appropriate range and type of housing type of is provided to meet the needs of the population including the elderly housing having regard to the Strategic Housing Market Assessment and other relevant factors.

Local Plan Publication (Submission Version February 2018)

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Refer to Staffordshire Moorlands Local Plan (Submission Version) Consultation Analysis Report May 2018.

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The Omission Sites

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10 The Omission Sites

10.1 Site proformas have been prepared for the following omission sites;

Land between Town Head & Back Lane Alton

BM013 Biddulph Moor

BB027/BB028 Blythe Bridge

BB42/BB43 Blythe Bridge

BB045/BB064 and adjoining fields Blythe Bridge

BE032 Brown Edge

BE037 Brown Edge

BE041 Brown Edge

CD002/CD003 Cheddleton

CD017 Cheddlleton

EN030 Endon

Off Wallfield Close Upper Tean

WE042/WE043 Werrington

WE013 Werrington

WE027 Werrington

10.2 There is no proforma for the land adjacent to Uttoxeter Road Blythe Bridge as the exact site is unclear and there are no details to support it's deliverability.

Staffordshire Moorlands Local Plan - June 2018 173 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Land between Town Head & Back Lane Alton

Alton

Land between Town Head and Back Lane Alton

Local Plan Process  Site suggestion by resident

Key Issues  Small site adjacent to the settlement boundary and Conservation Area  Potential impact on heritage assets.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Countryside 4 0.2 Unknown  Small site adjacent to the settlement boundary  Within the Conservati on area  Grassland and small pond

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is not within important landscape setting to settlement.

Sustainability Appraisal Submission Version June 2018 This is a small site, however the proposed delivery of circa 4 dwellings is considered to have a positive effect. Similarly, the site’s proximity to health care services and facilities is likely to have a positive effect. However, the site is relatively inaccessible to areas of existing employment which is likely to have a significant negative effect. Further negative effects are predicted to result from the site’s proximity to natural and historic assets, as well as potential impacts on landscape character and the availability of non renewable resources.

Submission Version February 2018

Site suggested as a residential site.

Council Response  The site suggested is adjacent to the settlement boundary and in the Conservation Area, there are potential heritage constraints. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages.

174 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Alton

Land between Town Head and Back Lane Alton

Staffordshire Moorlands Local Plan - June 2018 175 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

BM013

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

Local Plan Process  Site from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016 (reduced size)  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Submission Version Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land.

Key Issues  Green Belt site Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated  Potential landscape impact on part of the site fronting Hot Lane. Suitable in heritage terms  Access to Parklands, Hot Lane is narrow would need to be widened  SCC have identified potential flooding issues require early engagement  Site has potential to support to provide a habitat for amphibians and reptiles

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Green Belt 70 2.4 Owner  Relatively flat grass promoting field site  Road frontage to Parklands  Right of way on edge of east and west of site  One Grade II Listed Building within 400m

Evidence Base

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. It concluded that the site has medium ecological value in its potential to support protected species. The site habitats are considered to be of medium ecological value in its potential to support protected species. The site habitats are considered to be of

176 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road nature conservation value at site level only. However, more information is required regarding the potential for great crested newts and reptiles The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Survey of the pond for the habitat suitability for great crested newts.  Possible great crested newt survey required.  Reptile survey required.

Extended Phase 1 Habitat Survey 2015 (is part of FID 108) The site has fairly low potential to support protected species as the habitats are fairly newly created and fairly poorly connected to other more biodiverse habitats. However, as a pond and potential supporting habitat for amphibians and reptiles is present the site has been deemed to have district ecological importance. The following surveys/ actions are therefore recommended prior to any potential development works being carried out:  Great crested newt survey  Reptile survey  Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment (2008) Not within important landscape setting to the settlement

Green Belt Review 2015 (Appraised sites according to their contribution to Green Belt Purposes) Sites BM013 & BM029 from Site Options 2015 Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Moderate Together these sites would represent a significant extension of the village envelope and as such redefine the village edge against the Green Belt to the east. However, development can be contained to the east (the outer boundary being defined by substantial hedge and a footpath, and land beyond this is identified in the LCA as making a contribution to the setting of the settlement), and edge treatment would help to mitigate impact on openness in this location. Individually, BM029 would create an incoherent extension along Rudyard Road, with poor boundary definition to the north. Recommendation: Consider for release First preference over BM014a & BM014b

Green Belt Study Additional Assessment 2016 site BM5 Land off Rudyard Road and Parklands this is part of site immediately opposite Parklands Check Sprawl: Limited Contribution Maintain Separation: Limited contribution Prevent Encroachment: Limited Contribution Preserve Setting: Limited Contribution Overall Impact of development on Green Belt Purposes: The site is largely bounded and development would be modest infill. The absence of a defined northwestern boundary could be problematic

Staffordshire Moorlands Local Plan - June 2018 177 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

Recommendation: Potential for release under Exceptional Circumstances reflecting the enclosed character of the site, although a northwestern boundary is absent. Extend village boundary to incorporate the site.

Landscape, Local Green Space and Heritage Impact Study August 2016.

Landscape The site is located on the north-eastern edge of Biddulph Moor, between Hot Lane and Rudyard Road. The site is L-shaped with arbitrary boundaries, comprising sections of fields which enclose a residential property (51 Rudyard Road). Visual prominence of the site increases to the east, as the distance from the settlement edge increases. The site is open to the north, and long distance views are available from this direction. If the site was to be developed planting should be undertaken along this boundary in order to reduce the visual prominence of the development. The western edge of site is partially enclosed by adjacent vegetation and development, and has low visual prominence. Development of site should be considered in combination with the adjacent reserve site, as this would allow a clearly defined settlement edge to be created. Development within the boundaries of this site alone would adversely affect the existing well-defined settlement edge. Western section of the site (Section A) is of low landscape sensitivity. Eastern section of site (Section B) is of medium landscape sensitivity. Site-specific landscape mitigation measures could include phased development (ensuring site is developed in combination with the adjacent reserve site) and additional advanced planting adjacent to Hot Lane.

Heritage There is one Grade II building within the 400m buffer. There was no intervisibility between the site and asset due to the topography and intervening buildings. Development would be highly unlikely to cause adverse effects to the setting of the asset. The site is located within the HLC zone BBHECZ 12 (Historic Environment Character Assessment 2010). Development would be highly unlikely to cause adverse effects to the zone. Site suitable for development in heritage terms.

178 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018 The proposed delivery of circa 65 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to areas of existing employment is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed as having a negative effect, as is the site’s proximity to historic assets and the ecological value of the site.

Options Consultation July 2015

Statutory bodies/stakeholders:

SCC Highways – May be acceptable depending on access location and design and provision of visibility splays. Possibly some frontage development to Parklands. Hot Lane would need to be widened on the frontage. Pedestrian links will be required.

Developer/Agent/Owner – Land available

Public response 32 comments – all objections. Issues raised  Infrastructure – Schools – village school is over-capacity and so are schools in Biddulph.  Infrastructure - Traffic / Transport – traffic from site cannot exit onto Hot Lane as this is single track so would have to access onto Rudyard Road which is very busy – could not cope with additional traffic, very narrow, in a poor state of repair, problems with speeding traffic, Woodhouse Lane is a dangerous road with steep inclines and sharp bends. HGV's cannot easily utilise without causing blockages, increased commuters, site fronts a single carriageway without footpaths – concerned about safety of pedestrians, new development needs sufficient off-road parking  Infrastructure – Other – poor bus service, ends at 3.30pm, no mains gas so strain on electricity supply – more power cuts, lack of parks, childrens services, childcare, doctors etc., no transport funding to transport children to middle and high school in Biddulph, only 1 playground in a poor state of repair, sewers at full capacity, doctors and dentists in Biddulph struggling to cope at present.  Landscape – Properties on Rudyard Road currently have outstanding views of the Cheshire plains.  Nature Conservation - these sites are a haven for wildlife; the grass, hedgerows and trees provide food and cover for many species of birds and animals for example kestrels can regularly be seen hunting as can foxes.  Flood Risk – there is a pool on the site and there is already a problem with flooding on Rudyard Road and on the site BM013. When it rains there is a torrent which runs from the farm above Farmside Lane down to Parklands because the drains cannot cope with the current surface runoff. An increase in development would make this problem even worse.  Amenity (e.g. noise, privacy, loss of light) – query what type of housing is proposed – single storey, 2 storey, 3 storey as this needs to be in line with demand particularly for affordable housing, the roofline of any development

Staffordshire Moorlands Local Plan - June 2018 179 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

housing should be should be seriously considered. Obscuring the view of long established residents must be avoided. Many house owners have chosen to live here for the view, the landscape greenness, the sense of space, increased noise levels. Human Rights of existing residents will also be compromised by the proposals with regard to the council’s responsibilities under the Human Rights Act, Protocol 1, Article 1 and, in particular, with regard to Article 8 of the Human Rights Act. In the case of Britton vs SOS the courts reappraised the purpose of the law and concluded that the protection of the countryside falls within the interests of Article 8. Private and family life therefore encompasses not only the home but also the surroundings, adverse impact on tourism.  Scale of development - Loss of village identity.  Government Policy – Land is greenbelt so should be protected. Plenty of brown field land in Staffs Moorlands to develop.  Other - over 25 houses for sale in village which have been for sale for over a year plus empty and derelict houses in the area – new houses will make it more difficult to sell these, no jobs in village, new people do not involve themselves in village life, concern about light pollution – new development will mean more street lights, suggest allowing road infill: e.g. parts of New Street, Spode Farm and the top of Woodhouse Lane between Over the Hill and Church Lane, why are 327 houses being proposed in Biddulph Moor? BMO13 would make an ideal village green with community access to the Village Hall, the recreational, sports and play facilities. These need to be updated and enlarged. The building of a few houses encircling this (perhaps with a safe ornamental pond) and additional sensitively- arranged car-parking would make a feature ensuring its aesthetically-welcoming identity rather than being a group of faceless buildings, loss of agricultural land, confusion over consultation maps and difference between SHLAA maps and Site Options maps and consider online portal is difficult to use.

Council response –

The District Council is working with the County Council on the issue of school capacity. The County has determined that additional school provision would be required to support housing growth in Biddulph at the Primary phase of education. This also applies to Biddulph Moor. At this early stage in the site selection process there are a number of options for delivering school capacity dependant on the sites selected to take forward.

• The Highway Authority does not raise any insurmountable issues in relation to development of this site – footpaths can be provided as part of a development scheme.

• New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas, footpaths. Similarly, doctors and dentists in Biddulph will assess their capacity needs as a result of new development at Biddulph and Biddulph Moor so that provision can be made to accommodate new residents.

• United Utilities has advised that if appropriate measures for surface water disposal are included within development schemes then there should be no detrimental impact on the capacity of their infrastructure.

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Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

• The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement. Views from individual properties are not protected in planning law.

• The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed.

The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process.

• Amenity – issues such as overlooking, particular house types and off-road parking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

• The Council has carefully considered the case of Britton and has concluded that the site selection process does not contravene Article 8 (as it now is) of the Human Rights Act 1998. The local plan process which is being followed is in accordance with the law and is not one which determines or directly affects an arguable civil right (see the case of Bovis Homes Ltd v New Forest District Council [2002] EWHC 483). The grant or refusal of planning permission would qualify (as in the Britton case) because it has direct consequences for a landowner. The local plan process is subject to a statutory process which allows for objections to be made and considered before adoption takes place. Once adopted it does not of itself determine property rights, even though it might be highly influential on the outcome of a planning application, because there always remains a discretion to the decision-maker. A local plan once adopted does not affect the current use or enjoyment of land; nor the right to seek planning permission; nor ownership rights.

• It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan – which will be subject to public consultation next year.

• The land in question is within the Green Belt. In order for Biddulph Moor to accommodate new development, the Green Belt boundary will need adjustment as there are no sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends considering site BM013 for release from the Green Belt.

• Housing requirements in the Staffordshire Moorlands are in addition to existing properties even if these are for sale or derelict. New employment areas are proposed in nearby Biddulph. The consultation is on site options so 327 houses are not being proposed they are just options. A village green in this location is unlikely to be deliverable as the land is privately owned.

Staffordshire Moorlands Local Plan - June 2018 181 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

Preferred Options Consultation April 2016

Statutory Bodies

Historic England, Severn Trent, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Environment Agency- No site specific comments Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate

SCC Transport- Access should be onto Rudyard Road as Hot Lane is very narrow in places. However consideration could be given with access onto Parklands with improvements.

SCC LLFA-Flooding hotspots. Known flooding problem with highway to north of site. Pond & watercourse on site. Recommend developer has early engagement with SCC

SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

Biddulph Neighbourhood Plan Working Group- As has been previously stated the requirements for the village should be met by infill. This could be using the frontage only of designated sites where they adjoin the road. The village cannot take one large development.

Sites recommended for inclusion in the Local Plan:

BM013 (fronting Rudyard Road and Parklands) - Only use land fronting parklands and Rudyard Road. Housing only 1 deep (Needs further consultation), recommended for inclusion. BM029 - This is linked with BM013 and as has been stated there should be no large development on Biddulph Moor, only build houses 1 deep fronting onto Rudyard Road, recommended for inclusion. BM014a - Housing only built fronting New St, recommended for inclusion. BM014b - Housing only built fronting Chapel Lane, recommended for inclusion. Fronting Farmhouse Lane - Build on frontage from existing houses at top to bungalows at bottom 1 deep, recommended for inclusion.

182 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

Fronting Woodhouse Lane (from Weathercock Farm) - Build on frontage 1 house deep only New site needs investigation, recommended for inclusion.

Sites not recommended for inclusion in the Local Plan:

BM013 (whole site) - As has been stated there should be no large development on Biddulph Moor, not recommended for inclusion.

Public response : Issues raised: Support  Support some infill along Hot Lane, Rudyard Road, New Street & Chapel Lane Objections  Object to building 45 houses between Rudyard Road & Hot Lane  Road safety issues  Would lose village status  45 is too many  Inadequate bus service  Hot Lane is unsuitable for housing is single track in one direction  Traffic is a problem on Rudyard Road, an increase in traffic would make the situation worse  Lack of infrastructure bus service inadequate, village school capacity  Would prefer development on infill sites  Site floods and surrounding properties prone to flooding development would exacerbate this  Site should be retained as green belt

Council Response  The Highway Authority does not raise any insurmountable issues in relation to development of this site – footpaths can be provided as part of a development scheme.  The total number of houses proposed on all sites for the village is 45, BM13 would only comprise part of this  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  Site allocations are required to meet the District’s proposed housing requirement. There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites need to be

Staffordshire Moorlands Local Plan - June 2018 183 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

included. Any new development taking place will be subject to design policies contained within the new Local Plan.  The land in question is within the Green Belt. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). Two assessments of this site were carried out; both considered there was potential to consider the site for development as its contribution to green belt purposes were moderate. The first assessment in 2015 looked at the larger site from Site Options consultations and found it was first preference for release from the green belt over sites BM014a & BM014b, the second 2016 looked at the southern half of the site opposite Parklands it recommended there was potential for Green Belt release although it recognised that the absence of a nortwestern boundary could be problematic  The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues.  SCC Lead Local Flood Authority identifies potential flooding Flooding hotspots. Known flooding problem with highway to north of site. Pond & watercourse on site. Recommend developer has early engagement with SCC  Issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application. Problems arising from the construction period of any works, e.g. noise, dust, construction vehicles, hours of working (covered by Control of Pollution Acts) are not material planning considerations  The land in question is in private ownership and the landowner is willing to develop the site for residential development  Site BM013 also includes part of the land fronting Hot Lane

Preferred Options Local Plan July 2017

This site was not included as a Preferred Option by the Council in July 2017.

Developer/Agent/Owner Land owner has objected to the non-inclusion of this site in the Local Plan through their agent.

Council Response Part of the site was previously included in the Preferred Options Sites and Boundaries consultation 2016 but was not taken forward in the current Plan. The Local Plan seeks to allocate sites to help meet the District’s housing requirement not all sites previously considered are needed to meet the housing requirement.

The site suggested is in the Green Belt. The Council needs to demonstrate exceptional to remove land from the Green Belt, in this case it is considered there are no exceptional circumstances.

Local Plan Publication (Submission Version February 2018)

184 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

Site suggested as a residential site.

Council Response

The site is in SHLAA site BM013, which is classed as a B site. It was included in the Site Options consultation 2015; a reduced area was included in the Preferred Options Sites and Boundaries consultation 2016. It was not carried forward to the Preferred Options consultation 2017.

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

Staffordshire Moorlands Local Plan - June 2018 185 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Biddulph Moor

BM013 Land between Hot Lane & Rudyard Road

BB027/BB028

186 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land by Caverswall Road BB027 BB028

Local Plan Process  Site suggestion from the SHLAA  Included in the Site Options consultation 2015  Site not taken forward

Key Issues  No exceptional circumstances to justify release from the green belt.  Green belt site. Green Belt Review considered site would be an arbitrary extension into open countryside and considered the site was not suitable for release from the green belt.  Access from Caverswall Road is unadopted and currently unsuitable for residential development  Potential flooding issues  Potential impact adjacent BAS

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Green Belt 27 2.07 Owner  Site promoting comprises site 2 SHLAA sites  Open grassed fields  Hedgerows along boundaries  Nature conservatio n area to the south Blythe Bridge Woods BAS  Adjoins River Blithe  Part of site in flood zone 2 and 3.

Evidence Base

Staffordshire Moorlands Local Plan - June 2018 187 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land by Caverswall Road BB027 BB028

Landscape & Settlement Character Assessment 2008 Site is not within important landscape setting to settlement.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Significant contribution Maintain Separation: Limited contribution Prevent Encroachment: Significant contribution Preserve Setting: Limited contribution Overall Impact of development on Green Belt Purposes: Moderate Development would represent arbitrary extensions into open countryside to the west of Forsbrook, with no significant outer boundaries in this strategically sensitive location. That said, visibility is limited by the flat character of the land. Recommendation: Not recommended for release

Sustainability Appraisal Submission Version June 2018 The proposed delivery of circa 27 dwellings is considered to have a significant positive effect, as is the accessibility of the site to services and facilities and public transport. Similarly, the site’s accessibility to areas of existing employment is likely to have a positive effect, as could the site’s location away from historic assets. However, the site is partially within flood zone 2 and 3 which is likely to have a significant negative effect. Similarly, the site is adjacent to Blythe Bridge Woods BAS which would have a negative effect, as would the development of greenfield, urban ALC land.

Site Options Consultation July 2015

Statutory bodies/stakeholders: SCC Highways - Access to both of these sites as well as BB086 is from what appears to be an unadopted road. The road is poorly surfaced and has a narrow footway on one side only. Prior to reaching either of the sites it narrows down to a single width unsurfaced track with no footway. This road will need to be improved in order to access these sites including widening to at least 5m, the provision of an acceptable footway and ideally improvements to the visibility at its junction with Caverswall Road. Ownership of this road will also need to be established as will any access rights to the proposal sites. Environment Agency – Site is likely to be affected to some degree by flood risk and if taken forward will require the support of the Sequential Test and a Level 2 SFRA.

Public response 53 comments - 49 objections and 4 support Issues raised: Objections  Infrastructure – schools  Traffic/transport – poor access narrow roads – Caverswall Road  limited pavements  Infrastructure – schools – impact on schools  Impact on doctor’s surgeries/healthcare  Sewage and drainage poor

188 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land by Caverswall Road BB027 BB028

 Landscape impact/loss of countryside  Green belt site  Contrary to green belt policy  Use brownfield sites  Impact on wildlife  Loss of hedgerows  Flooding  Residential amenity  Design of houses incompatible with existing houses  Harm character of the area  Will urbanise the village  No need for houses Support  Infrastructure good schools  Transport links good bus stops/train station/A50 close  Access along Caverwall Road adequate  Close to services/utilities  River Blithe diverted so less chance of flooding.  Character of area not affected. Close to existing new development  Create investment in village and encourage healthier lifestyle.  Good broadband so people can work from home.

Council Response to Site Options comments

 The Highways Authority advises that the unadopted access road will need to be improved in order to access these sites including widening to at least 5m, the provision of an acceptable footway and ideally improvements to the visibility at its junction with Caverswall Road  The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement.  The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed. In this case as there is a Biodiversity Alert Site to the immediate south of the site, the Study recommends the creation of a buffer of planted trees or vegetation between the BAS and this site, if developed.  The land in question is within the Green Belt. In order for Blythe Bridge and Forsbrook to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends that BB027/BB028 is not released from the Green Belt.  New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply.

Staffordshire Moorlands Local Plan - June 2018 189 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land by Caverswall Road BB027 BB028

Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas, footpaths. Similarly, doctors and dentists in Blythe Bridge and Forsbrook will assess their capacity needs as a result of new development in Blythe Bridge and Forsbrook so that provision can be made to accommodate new residents.  Given the housing requirements of the village, it is not possible to meet this need upon brownfield sites in the village alone. Therefore a number of greenfield options have been proposed. National/Local Policy does not rule out allocating upon greenfield sites.  The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. The Council also fully consults with both the Environment Agency and County Council Lead Local Flood Risk Officer during the Plan preparation process.  Severn Trent have stated that they have a duty to complete necessary improvements to sewers to provide the capacity for new development.  Amenity – issues such as overlooking and loss of light will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.  The Council would expect that any development proposals affecting a public right of way would avoid impacting upon its route (or require appropriate re-routing as required under legislation).  Note that the housing capacity figures in SHLAA site records are only an estimate based on the Council’s adopted housing density policy/ surrounding streetscene, but is not binding upon future development.  The issue of using land in neighbouring authorities will be discussed as part of the Council’s duty to co-operate obligation.  When deciding over which site options to proceed with the Council will consider the respective comments of statutory consultees including SCC Highways/Transportation, Environment Agency, infrastructure providers etc; and utilises the results of its sustainability appraisal work.  Housing requirements in the Staffordshire Moorlands are in addition to existing properties even if these are for sale or derelict. The new Local Plan will cover a period to 2031 so lack of demand (perceived or actual) at one point in time is not a valid reason for not meeting the area’s objectively assessed housing needs.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 Sites BB027 and BB028 were previously included the Site Option consultation 2015 but were not taken forward. The sites are within the green belt. The Green Belt Study Review provides a detailed site based assessment of land which could be considered for review and concluded that these sites were not suitable for release from the green belt.

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy

190 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land by Caverswall Road BB027 BB028

with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

 The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas, including the Blythe Vale site in Blythe Bridge. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

 The Highway Authority advised that the access road to the site was unadopted and would need to be improved. The Phase 1 Ecological Study highlighted there was a Biodiversity Alert Site (BAS) immediately to the south of the site and recommended the creation of a landscaped buffer between the site and BAS.

 The Environment Agency advises that the site is likely to be affected to some degree by flood risk and if taken forward will require the support of the Sequential Test and a Level 2 SFRA.

Staffordshire Moorlands Local Plan - June 2018 191 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land by Caverswall Road BB027 BB028

Picture 10.1

192 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

BB42/BB43

Blythe Bridge

Land north east of Caverswall/Land to south west and rear of Chapel Street. Road BB042/BB043

Local Plan Process  Site suggestion by landowner  SHLAA C site  Site not taken forward

Key Issues  No exceptional circumstances to justify release from the green belt.  Green Belt Review assessed the site within Parcel 10 considered site contributes to the purposes of the green belt. It supports the role of Green Belt immediately to the west in containing the growth of the conurbation and protecting the countryside from incremental urbanisation.  In the Landscape & Settlement Character Assessment 2008 as a site within important landscape setting to settlement

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Green belt 190 6.9 Owner  Agricultural promoting land/rough site grassland  Some mature trees and hedgerows  Part of site raised above road level

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is within important landscape setting to settlement.

Green Belt Review November 2015 Within Parcel S10 Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Limited contribution Assist Regeneration: Contribution Overall: Contribution

Staffordshire Moorlands Local Plan - June 2018 193 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land north east of Caverswall/Land to south west and rear of Chapel Street. Road BB042/BB043

Comments on overall strategic function: Supports the role of Green Belt immediately to the west in containing the growth of the conurbation and protecting the countryside from incremental urbanisation.

Sustainability Appraisal Submission Version June 2018 The proposed delivery of circa 190 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to public transport is likely to have a positive effect. However, the site is part of the important landscape setting to settlement which is likely to have a negative effect, as is the potential impact on heritage assets. Similarly, the development of greenfield, urban ALC land within Green Belt and the mineral safeguarding area for bedrock sand is assessed as having a negative effect, as is the potential ecological value of the site and the inaccessibility of areas of existing employment.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 Both BB042 and BB043 are in the green belt and were classed as C sites in the SHLAA.

 They were not considered suitable for development. They were identified in the Landscape and Settlement Character Assessment (2008) as important to the landscape setting of Blythe Bridge. The Green Belt Study assessed the parcel of land to the north of Forsbrook (parcel S10) and found it made a contribution to the following green belt purposes: checking the unrestricted sprawl of large built-up areas, to assist in safeguarding the countryside from encroachment and to assist urban regeneration by encouraging the recycling of derelict/urban land.

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicabl174e in accord with national green belt policy.

 The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas, including the Blythe Vale site in Blythe Bridge. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing

194 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land north east of Caverswall/Land to south west and rear of Chapel Street. Road BB042/BB043

Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

Staffordshire Moorlands Local Plan - June 2018 195 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land north east of Caverswall/Land to south west and rear of Chapel Street. Road BB042/BB043

196 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

BB045/BB064 and adjoining fields Blythe Bridge

Blythe Bridge

Land between Portland Drive & Forsbrook Cemetery BB045 BB064 BB047 and adjoining fields

Local Plan Process  Site suggestion by landowner  Part of site BB045 included in Site Options 2015  Site not taken forward

Key Issues  No exceptional circumstances to justify release from the green belt.  Green Belt Review considered SHLAA site BB45 was not suitable for release from the green belt. Site would be an encroachment into the countryside in a sensitive location, remainder of the site was in parcel S11 which contributed to the green belt. It supports the role of Green Belt immediately to the west in containing the growth of the conurbation and protecting the countryside from incremental urbanisation.  In the Landscape & Settlement Character Assessment 2008 as a site within important landscape setting to settlement  Large site not well related to built up area.  Exact location of the omission is unclear, the written representation LPS68 seems to relate to SHLAA site BB47, map with LPS49 indicates SHLAA sites BB045 & BB064 and adjoining fields.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Green belt 585 19.5 Owner  Large area promoting of site agricultural land & some rough grassland  Some hedgerows and mature trees, including a copse.

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is within important landscape setting to settlement.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Appraised BB045 Check Sprawl: Contribution

Staffordshire Moorlands Local Plan - June 2018 197 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land between Portland Drive & Forsbrook Cemetery BB045 BB064 BB047 and adjoining fields

Maintain Separation: Limited contribution Prevent Encroachment: Limited contribution Preserve Setting: Significant contribution Overall Impact of development on Green Belt Purposes: Moderate Despite being visually reasonably well-enclosed there is no significant northern boundary and development would encroach into open countryside in this sensitive location. The setting of settlement approached from Dilhorne Road would be compromised (notwithstanding development to the west and south).Identified in the LCA as making a contribution to the setting of the settlement. Recommendation: Not recommended for release.

Remainder of the site was in Parcel S11 Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Limited contribution Assist Regeneration: Contribution Overall: Contribution Comments on overall strategic function: Supports the role of Green Belt immediately to the west in containing the growth of the conurbation and protecting the countryside from incremental urbanisation.

Sustainability Appraisal Submission Version June 2018 (appraised BB047) The proposed delivery of circa 50 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to public transport is likely to have a positive effect. The site’s location away from heritage assets is also likely to have a positive effect. However, the development of greenfield land, indicated on the predictive map of best and most versatile (BMV) agricultural land as within an area where 20 - 60% of the land is likely158 to be bmv is assessed as having a negative effect, as is the potential ecological value of the site. The site lies within the area considered to form an important landscape setting to the settlement and this is also likely to lead to negative effects.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 The omission site includes two SHLAA sites and a number of adjoining fields. All the land is within the green belt.

 The SHLAA sites are BB045 a small area to the north of New Close Avenue and BB064 to the north of this.

 BB064 was classed as a C site in the SHLAA. It was considered unsuitable for development as it would significantly extend Blythe Bridge into open countryside and is not well related to the existing settlement form. It was also considered to have an impact on the landscape setting of the area.

198 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land between Portland Drive & Forsbrook Cemetery BB045 BB064 BB047 and adjoining fields

 BB045 was included in the Site Options consultation 2015 as a potential housing option site. It was not carried forward. The Green Belt review recommended the site was not suitable for release from the Green Belt. The Landscape & Settlement Character Assessment 2008 identified the site as being important to the setting of Blythe Bridge.

 This omission site is a large site located to the north east of Blythe Bridge all of which is in the green belt. The Landscape & Settlement Character Assessment 2008 identified the site as being important to the setting of Blyth Bridge.

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

 The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas, including the Blythe Vale site in Blythe Bridge. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

Staffordshire Moorlands Local Plan - June 2018 199 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Blythe Bridge

Land between Portland Drive & Forsbrook Cemetery BB045 BB064 BB047 and adjoining fields

200 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

BE032

Brown Edge

Land north of Breach Road BE032

Local Plan Process  Site suggestion from the SHLAA  Included in the Site Options consultation 2015  Site not taken forward

Key Issues  Green belt site. Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated. Considered there no exceptional circumstances to justify release from the green belt.  Landscape, Local Green Space and Heritage Impact Study found the site was of medium landscape sensitivity. Would need site specific landscape mitigation and should be developed in combination with adjoining site ADD06 (SHLAA site BE032a).  The site has a culverted watercourse flowing beneath, would need to be renaturalised through redevelopment, potentially taking up space within the site, may be possible to divert the channel round the edge to create more developable space. There is uncertainty at this stage as to how this will affect the capacity and viability of the site  Access would need improvements  Omission site includes BE032 & BE032a. Were originally assessed separately in the SHLAA due to ownership issues.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y (includ es BE032 a) Greenfield Green belt 53 2.07 Owner  Grassland promoting used for site grazing  Trees and hedgerows  TPO on norther boundary  Stream on eastern boundary  Environme nt Agency state 2 non- main watercours es cross

Staffordshire Moorlands Local Plan - June 2018 201 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

Land north of Breach Road BE032

site

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is not within important landscape setting to settlement.

Landscape, Local Green Space and Heritage Impact Study August 2016 Land north of Breach Farm (east) (ADD06 is SHLAA site BE032a)

Landscape Site comprises the eastern section of a field on the south-eastern edge of Brown Edge, separated from the settlement edge by ADD06 and enclosed by a tree belt to the east which would partially screen views of development from the east. Additional planting could be undertaken in order to increase this screening, and create a well-defined vegetated edge to the settlement. As the site is separated from the settlement edge by ADD06 it should not be developed in isolation. Site is of medium landscape sensitivity. Site-specific landscape mitigation measures could include phased development (ensuring site is developed in combination with ADD06).

Heritage There is one Grade II Listed Building within the 400m buffer. The site is not considered to contribute to the setting of the asset. There was no intervisibility between the site and asset due to the topography of the landscape as well as vegetation screening. Whilst the HEA states that the HLC zone BEEHECZ 2 is sensitive, with appropriate development, this could be accommodated on the site (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Significant contribution Overall Impact of development on Green Belt Purposes: Moderate This is a relatively prominent site on rising land on the immediate outskirts of the village. As such, development would represent an obvious extension of the footprint of the settlement. The boundaries of the site to the east and north are not substantial (being hedgerows) and would require strengthening. The land has not been identified as an important part of the landscape setting of the village. Recommendation: Consider for release

Sustainability Appraisal Submission Version June 2018 The proposed delivery of circa 35 dwellings is considered to have a significant positive effect. Similarly, the site’s low ecological value is likely to have a positive effect.

202 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

Land north of Breach Road BE032

However, the site is relatively inaccessible to services and facilities and areas of existing employment which is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having a negative effect, as is the site’s proximity to historic assets.

Site Options Consultation July 2015

Statutory bodies/stakeholders:

SCC Highways - There is one existing gated field access with dropped vehicle crossing in the south-east corner of the site, at this point the speed limit on Breach Road (B5051) increases from 30mph-40mph.Breach Road is a busy classified road being the main connection from the village of Brown Edge to the main Leek Road in Endon. An appropriately positioned access/es to serve a site of this size with adequate visibility will be necessary, given the generous width of the highway fronting the site it is assumed that this will be easily achievable. Considering the potential number of units involved, a TS will need to be submitted

Environment Agency – The site has a culverted watercourse flowing beneath it which should be renaturalised through redevelopment to contribute towards WFD objectives. This may take up space within the site, however it may be possible to divert the channel round the edge to create more developable space.

Brown Edge Parish Council – flood risk, foul drainage problematic

Leek and Moorlands Historic Buildings Trust – BE032 appears to be good, well maintained farmland which should only be sacrificed as a last resort.

Developer/Agent – Holdcroft (on behalf of D. Evans) – extend site BE032 to include additional devt land.

Public response : 5 comments – 5 objections Issues raised: • Infrastructure – traffic/transport congestion and safety • Infrastructure – drainage • Landscape – would close Green Belt gap with Endon • Flood risk

Council Response

 The Highway Authority does not raise any difficulties in relation to development of this site – a Transport Study can be undertaken at an appropriate time.  The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues. The issue of the culverted watercourse being renaturalised can be addressed to the satisfaction of the Environment Agency as part of the layout design of the site.  The site has an agricultural land classification of grade 4 which means it is of poor quality.

Staffordshire Moorlands Local Plan - June 2018 203 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

Land north of Breach Road BE032

 The land in question is within the Green Belt. In order for Brown Edge to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends considering site BE032 for release from the Green Belt.  Land is not identified as being important to the setting of the settlement in the Council’s Landscape & Settlement Character Assessment. However, it is accepted that development at this key entrance point to the village would require careful design and layout

Submission Version February 2018

Site suggested as a residential site.

Council Response

 The site suggested is within the green belt. It was in the Site Options consultation 2015 consultation but was not taken forward.

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

 The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

 It is noted that the respondent has offered an additional area of land to the Council for community recreational use. It is not considered this constitutes exceptional circumstances to justify the release of BE32 from the green belt. This land is also within the green belt.

204 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

Land north of Breach Road BE032

Staffordshire Moorlands Local Plan - June 2018 205 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

BE037

Brown Edge

Site off Sytch Road BE037

Local Plan Process  In Site Options 2015 as open space  In Preferred Options Sites and Boundaries 2016 as public open space and visual open space  Site is unallocated in Preferred Options 2017 and Submission Version Local Plan 2018

Key Issues  Site forms part of a larger area land designated as VOS in Local Plan 1998  Landscape, Local Green Space and Heritage Impact Study 2016 concluded it was not suitable for designation as a Local Green Space.  Site is within the settlement boundary, relatively small site, can be developed subject to compliance with other policies in the Local Plan.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Within settlement 25 1 Owner  Undevelop boundary promoting ed land site within settlement boundary  Overgrown, sloping  Stream running along boundary with High Lane

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is not within important landscape setting to settlement. Within settlement boundary.

Landscape, Local Green Space and Heritage Impact Study 2016 Study assessed the whole of the VOS. Divided it into four parts. Omission site was part B. Study concluded it was not suitable for designation as a Local Green Space.

Sustainability Appraisal Submission Version June 2018 The proposed delivery of circa 25 dwellings is considered to have a significant positive effect. Similarly, the site’s distance away from historic assets is likely to have a positive effect. However, whilst the site is within the village centre, leading to positive effects for the sustainability of the village itself, it is relatively inaccessible to wider services and

206 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

Site off Sytch Road BE037 facilities and areas of existing employment which is likely to lead to a negative effect. Similarly, the development of site forming part of an area of green space in a largely open part of the village and within the mineral safeguarding area for silica sand is assessed as having negative effects, as is the potential ecological value of the site. Ecological survey and early consultation with the County Council Flood Risk Management team is recommended.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 The site in Brown Edge is part of a larger area of land which was designated as Visual Open Space (VOS) in the Local Plan 1998 (this designation remained in force in the Core Strategy) and is SHLAA site BE037. This was assessed as a C site. It was not considered to be suitable for residential development due to amenity value of land as visual open space and 'natural and semi natural open space'.

 It was included in the Site Options consultation 2015 as a potential open space site and in the Preferred Options Sites & Boundaries consultation 2016 as a Public Open Space and Visual Open Space site.

 The Landscape, Local Green Space and Heritage Impact Study 2016 reassessed the VOS designations to identify which sites were suitable for LGS designation; green infrastructure based designation or were unsuitable for designation as open space. The Study concluded that the part of the VOS site that comprises this omission site was unsuitable for a designation.

 The Preferred Options consultation 2017 did not take forward the VOS designations instead had a combination of Open Space and LGS designations. In line with the findings of the Landscape, Local Green Space and Heritage Impact Study 2016 the omission site did not have any designation.

 In the Local Plan the site is unallocated land within the development boundary. Policy H1 supports housing development on sites within the development boundaries. Policies SS8 and H1 allow for residential development through windfalls within the development boundaries of larger villages. Any development would need to be in accord with the Spatial Strategy and other Local Plan policies.

Staffordshire Moorlands Local Plan - June 2018 207 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

Site off Sytch Road BE037

208 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

BE041

Brown Edge

BE041 East of Willfield Lane

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Preferred Options 2017 Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land

Key Issues  Green Belt site. Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated.  Landscape, Local Green Space and Heritage Impact Study found the site was of low landscape sensitivity and suitable for development in heritage terms.  Potential to enhance recreational access to the countryside well used footpath to Stockton Brook.  Site has low to medium biodiversity value – good connectivity to surrounding countryside, mature trees and areas of floral diversity.  Would need access improvements. Willfield Lane would need widening.

Site Information

Greenfield/ Built up area Est. Area Density Ownershi Site details brownfield boundary/country housin (ha) per p status side g hectare capacit y Greenfield Countryside 50 2.2 23 Land  Overgrown Green Belt available meadow  Greenfield site on edge of settlement well related to existing developme nt  Footpath to the east  Need access to Willfield Lane  TPO on site

Staffordshire Moorlands Local Plan - June 2018 209 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

BE041 East of Willfield Lane

Evidence Base

Local Wildlife Assessment (ECUS, 2017) Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. It concluded that the site has medium ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the species rich hedgerow and the potential for roosting bats on site. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Hedgerow survey following modified HEGS methodology.  Further assessment of the trees for their potential to support roosting bats.  Bat survey possibly required.  Reptile survey required.

Extended Phase 1 Habitat Survey 2015 (FID 98) Conclusion The site has mostly low to medium biodiversity value overall in terms of area. It is surrounded by domestic dwellings and species poor grassland with fairly good connectivity to the wider countryside, therefore is deemed to have at least district importance due to the presence of some areas of floral diversity and the assemblage of mature trees of which 8 are deemed to have potential to support roosting bats. The following surveys/ actions are therefore recommended prior to any potential development works being carried out: Bat survey of the trees with bat roosting potential Hedgerow survey Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Within important landscape setting to the settlement

Green Belt Review (November 2015) (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Limited contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Moderate Whilst the outer boundary is relatively weak (being a hedgerow), development would create a rounding off of the settlement, provided there was particular attention to the treatment of the landscaping of external boundaries. The land has been identified in the LCA as being part of the landscape setting of the village. Recommendation: Consider for Release under exceptional circumstances Development could be part of the enhancement of recreational opportunities in this location, the site bordering scrubland and well-used footpaths running southwards towards Stockton Brook.

Landscape, Local Green Space and Heritage Impact Study August 2016

210 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Brown Edge

BE041 East of Willfield Lane

Land east of Willfield Lane Landscape Site comprises a field on the southern edge of Brown Edge, enclosed by a combination of existing residential development, or trees and hedgerows. The site slopes down from a track on the north-east boundary to Willfield Lane on the south- west boundary. Thus the higher land to the north-east of the site has higher visual prominence, with long distance views available to the south-west. However development would be viewed behind and adjacent to existing development. The existing settlement edge is strong but urbanised, existing established vegetation on the south-eastern boundary could be strengthened in order to create a vegetated edge to the settlement. Site is of low landscape sensitivity.

Heritage There are no designated heritage assets within the 400m buffer. Whilst the HEA states that the HLC zone BEEHECZ 5 has little capacity to absorb change, with sensitive development, this could be accommodated on the site (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 50 dwellings is considered to have a significant positive effect. Similarly, the site’s distance away from historic assets is likely to have a positive effect. However, the site is relatively inaccessible to services and facilities and areas of existing employment which is likely to have a significant negative effect. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban / industrial) is assessed as having a negative effect, as is the ecological value of the site..

Options Consultation July 2015

Statutory bodies/stakeholders: SCC Highways – No objection in principle to the development of land for housing, subject to provision of adequate access, visibility, internal layout and design. As the land and that of the neighbouring field is highway land, an appropriate visibility splay should be achievable. A carriageway improvement, widening of Willfield Lane and extension of the footway along the frontage should also be provided. If satisfactory highway layout is achieved up to 50 units could be served off the access. Brown Edge Parish Council – within Green Belt, flood risk, surface & foul drainage inadequate, traffic. Developer/Agent/Owner – Land available. Evidence prepared to support the development of this land includes:- landscape and visual assessment, Phase 1 Habitat Survey, indicative masterplan demonstrating suitability and deliverability of site, access information to indicate that access is technically deliverable and information showing the accessibility of the site to local services and facilities.

Public response – 10 comments – 9 objections and 1 part-support 1 conditional support – on part of site only Objections

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Brown Edge

BE041 East of Willfield Lane

 Infrastructure – traffic /transport congestion & safety  Infrastructure – other  Landscape  Loss of amenity  Scale of development  Nature Conservation

Council response –

The land in question is within the Green Belt. In order for Brown Edge to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends considering site BE041 for release from the Green Belt.

Land is identified as being important to the setting of the settlement in the Council’s Landscape & Settlement Character Assessment.

The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation measures will be taken as part of the site development to address any surface water issues.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan – which will be subject to public consultation next year.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process.

The Council will shortly commission a Landscape Impact Assessment, which will include suggested mitigation measures relating to development on preferred options sites. The results of the study will inform the Submission Version of the Local Plan.

Preferred Options Consultation April 2016

Statutory bodies/stakeholders

Coal Authority, Historic England, Natural England, Severn Trent, United Utilities, Sport England -No site specific comments

Environment Agency- No site specific comments Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts

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Brown Edge

BE041 East of Willfield Lane upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

SCC Education- . In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded. We acknowledge that the Plan states an Infrastructure Delivery Plan is being produced and we would be keen to work with you to develop this to ensure there is clarity over infrastructure requirements and delivery. SCC LLFA; No issues FRA required

Brown Edge Parish Council- Question the total number of houses allocated to Brown Edge which seems to change with every plan we receive. Does the quoted figure of 50, which is not shown on the latest plan include those that have already been approved?

BE041  Green Belt should be preserved to keep the natural boundary between Brown Edge (Staffs Moorlands) and the City of Stoke on Trent.  Site is within green belt area. Existing storm and foul sewer systems are already overloaded (subject to overflowing and flooding).  Increased highway traffic create problems on Willfield Lane and dangerous junction with the B5051 High Lane.  Numerous infill sites around the village which could be utilised to develop and count towards the total number of houses required.

Landowner - Knights (Alan Knott) `PO 10249 on behalf of Harlequin Development Strategies (Crewe) Limited support the site (Summary of comments) Support inclusion of this site in the plan for housing development (on behalf of client) for the following reasons: Have previously sent technical information to the Council in response to the Site Options 2015 consultation supporting the development of this site, namely - access plan (re: services and facilities), landscape and visual appraisal, ecology study, vehicular access drawing and an indicative layout for 48 dwellings; Site has a willing landowner and willing developer; Highway Authority has no objections to development of 50 dwellings in principle; Green Belt Review recommends site is considered for release from Green Belt; An updated site specific landscape and visual appraisal has been prepared and concludes that the release of the site would have the least impact on landscape and visual amenity compared with the other sites which are potentially available and would have a limited impact on the wider landscape being barely visible from long range receptors on the Staffordshire Moorlands Walks and other footpaths; Further drainage investigations have been undertaken and demonstrate that foul and surface water can be discharged from the site in a suitable manner and a drainage system to adoptable standards can be

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Brown Edge

BE041 East of Willfield Lane

achieved on this site without increasing flood risk or drainage issues elsewhere; Ecology - species specific studies for reptiles and bats are attached and conclude that there would be no constraint on the proposed allocation in this respect; Whilst the site is located within the Green Belt, it is required to meet the open market and affordable housing needs of Brown Edge given that opportunities to deliver housing on previously developed land and infill sites within the existing settlement boundary are severely limited; and Brown Edge is a large village in the rural area but with a good relationship to higher order settlements and as part of the overall strategy cannot be excluded from helping to meet the housing requirement for the rural area and the release of land from the Green Belt would also enable local affordable housing needs to be met.

Public Response Main issues raised  Highway issues Willfield Lane is not suitable for additional traffic, too narrow, development would cause highway safety issues, have already been accidents on the road, road is congested struggles to cope with traffic, no scope to improve the road  Loss of habitat for wildlife.  Loss of trees  Site has archeologically interest  Site is in the green belt  Site prevents village merging with Stockton Brook/Endon  Disturbance from building work  Development would overlook existing properties cause a loss of amenity  Flooding issues, inadequate drainage system, are two natural springs on the site  Lack of infrastructure/services - schools  Loss of land used for recreation purposes  New housing should be on brownfield sites and/or in Stoke on Trent  Houses are not needed  One site of 50 houses is too large should be smaller sites spread across the village  Would harm the character of the village  Prefer BE032,BE060

Council Response

 Highway Authority have no objection in principle to the development of land for housing, subject to provision of adequate access, visibility, internal layout and design.  The Extended Phase 1 Habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that the site has low to medium biodiversity value overall in terms of the area recommend trees and hedgerows are retain if the site is developed.  The Environment Agency has not identified any site specific issues. They recommend that the ecological value of watercourses is enhanced where possible and the impact on water quality is assessed. The Council has completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. Mitigation

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Brown Edge

BE041 East of Willfield Lane

measures will be taken as part of the site development to address any surface water issues.  The land in question is within the Green Belt. The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. The review found that the overall impact of development on the site on Green Belt purposes was moderate and recommended the site could be considered for release under exceptional circumstances and that development could be part of the enhancement of recreational opportunities in this location, the site bordering scrubland and well-used footpaths running southwards towards Stockton Brook In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  Issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application. Problems arising from the construction period of any works, e.g. noise, dust, construction vehicles, hours of working (covered by Control of Pollution Acts) are not material planning considerations  The site options assessments provided a summary of the key issues and responses. Responses to the comments received to the Site Options consultation in 2015 were reported to the Council Assembly on 13 April 2016 and are available on the Council’s website. BE032/BE052/BE060 were not taken forward after the Site Options consultations.  Site allocations are required to meet the District’s proposed housing requirement. There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites have been proposed. Prioritising brown field land over greenfield in all circumstances is not part of Government policy. Any new development taking place will be subject to design policies contained within the new Local Plan.  The Local Plan will provide certainty for local communities and developers through policies guiding the overall level and location of development. Planning applications must be determined in accordance with the Local Plan unless material considerations indicate otherwise.  The Council has recently undertaken a Landscape, Local Green Space and Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential heritage and landscape impacts of the development allocations. The Study found the site is of low landscape sensitivity and is suitable for development in heritage terms. There are no designated heritage assets within the 400m buffer. It states that “Site comprises a field on the southern edge of Brown Edge, enclosed by a combination of existing residential development, or trees and hedgerows. The site slopes down from a track on the north-east boundary to Willfield Lane on the south-west boundary. Thus the higher land to the north-east of the site has higher visual prominence, with long distance views available to the south- west. However development would be viewed behind and adjacent to existing development. The existing settlement edge is strong but urbanised, existing

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Brown Edge

BE041 East of Willfield Lane

established vegetation on the south-eastern boundary could be strengthened in order to create a vegetated edge to the settlement.”  Brown Edge is classed as a larger village in the adopted Core Strategy.  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure/schools to meet forecast demands. An Infrastructure/schools Delivery Plan is being prepared which will identify the infrastructure/schools necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure/schools providers is ongoing and their feedback will inform the Infrastructure/schools Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  The National Planning Policy Framework requires that local planning authorities identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets. The Council has prepared a Strategic Housing Market Assessment to assess the district’s full housing needs, including affordable housing, whilst taking into account migration and demographic change.  The proposals do not include a sports ground or for existing dwellings to give up their gardens  Policies in the Local Plan will require an element of new housing provision to be affordable.  An Open Space Sport and Recreation study is underway covering all designated public open spaces in the Staffordshire Moorlands, it will provide an audit of existing provision and highlight areas where there is a shortfall. New housing schemes depending on their size will need to incorporate areas of open space and landscaping, and also maintain existing pedestrian links as well as the consideration of new links in line with Local Plan policy.  Public footpaths can be maintained or redirected.

Preferred Options Local Plan July 2017

This site was not included as a Preferred Option by the Council in July 2017.

Developer/Agent/Owner Land owner has objected to the non-inclusion of this site in the Local Plan through their agent.

Council Response The site was previously included in the Preferred Options Sites and Boundaries consultation 2016 and was taken forward in the current Plan. The Local Plan seeks to allocate sites to help meet the District’s housing requirement not all sites previously considered are needed to meet the housing requirement.

The site is in the Green Belt. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances, through the

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Brown Edge

BE041 East of Willfield Lane preparation or review of the Local Plan. In this instance it is considered there are no exceptional circumstances.

Submission Version February 2018

Site suggested as a residential site.

Council Response

The omission site is within the green belt. It was in the Site Options consultation 2015 and the Preferred Options Sites and Boundaries consultation 2016 but was not taken forward.

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

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Brown Edge

BE041 East of Willfield Lane

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CD002/CD003

Cheddleton

CD002 Land West & South of 70-82 Folly Lane

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Submission Version Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land.

Key Issues  Green Belt site. Green Belt site Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated.  Site possibly would need to be developed with CD003  Access needs to be clarified is possible could potentially be through CD003  Flooding issues need to be addressed. Environment Agency consider site may be at the top of the catchment and further assessment of flood risk will be required.. SCC identifies potential flooding issue and need for flood risk assessment.  Landscape impact needs to be considered. Landscape, Local Green Space and Heritage Impact Study found site was of medium landscape sensitivity and would require site specific landscape mitigation measures which could include site is developed with CD003. Site is suitable for development in heritage terms.

Site Information

Greenfield/ Built up area Est. Area Density Ownershi Site brownfield boundary/country housin (ha) per p status details side g hectare capacit y Greenfield Countryside Green 26 0.84 30 Land  Over Belt available grown agent pasture acting for  Trees/st landowner one walls along perimete r  Undulati ng site

Evidence Base

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. It concluded that the site has medium ecological value in its potential to support protected species. The site has medium ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the species rich hedgerow and bat potential on site. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Hedgerow survey following modified HEGS methodology.  Further assessment of the trees for their potential to support roosting bats.  Possible bat survey required

Extended Phase 1 Habitat Survey 2015 (FID 180) The site has mostly low biodiversity value overall in terms of area. However, the major aspects of interest are the significant bat potential in the 5 trees and the species rich hedgerow which constitutes the site being given district importance. The following surveys/ actions are therefore recommended prior to any potential development works being carried out: A bat survey regime to ascertain whether bats roost in the trees Hedgerow survey Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement

Landscape, Local Green Space and Heritage Impact Study August 2016 Land west of Folly Lane (south) Landscape Site comprises a small triangular field on the southern edge of the settlement. The site is immediately south of CD003 and is enclosed by linear development on Folly Lane to the east; and a strong tree belt/hedgerow to the south-west. Thus, development within the site would have low visual prominence, and the existing vegetation on the south-western boundary would create a well defined, vegetated edge to the settlement. The site should not be developed in isolation as this would adversely affect the existing settlement pattern and edge. Site is of medium landscape sensitivity. Site-specific landscape mitigation measures could include phased development (ensuring site is developed in combination with CD003).

Heritage There are no designated heritage assets within the 400m buffer. Whilst the HEA states that the HLC zone BEEHECZ 5 has little capacity to absorb change, with sensitive development, this could be accommodated on the site (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms.

Green Belt Review 2015

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

(Appraised sites according to their contribution to Green Belt Purposes) CD002 & CD003 assessed together Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Moderate Despite being a relatively large edge-of-settlement site, development would not intrude into open countryside, being contained physically and visually by a drain and hedgerow between Folly Lane and the A520 Cheadle Road. Recommendation: Consider for release under exceptional circumstances

Habitat Regulation Assessment Initial Findings Preferred Option 2016 No potential impact pathways identified

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 26 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to areas of existing employment and open countryside, as well as the site’s location away from historic assets is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land indicated on the predictive map of Best and Most Versatile agricultural land as within an area where less than 20% of the land is likely to be BMV is assessed as having a negative effect, as is the site’s ecological value.

Options Consultation July 2015

Statutory bodies/stakeholders Cheddleton Parish Council: Object because site lies within greenbelt, outside village boundary; and is a strong need to maintain definitive village boundary between Cheddleton and Wetley Rocks SCC Highways: Acceptable subject to access design and provision of visibility splays. Preferable for this to be developed in conjunction with CD003 with bulk of access taken through CD003. Leek and Moorlands Historic Buildings Trust - Development of CD002 would not only encroach into the Green Belt but would start to destroy the natural/rural landscape character of the fields that serve to visually and physically separate the villages of Cheddleton and Wetley Rocks. It is important to retain this land as open fields to reinforce the identities of these two historically separate settlements. Developer/Agent  Argues CD002 & CD003 can be developed together, as in same ownership, with no legal/technical impediments to development  Confirms utilities are available on/near site  Muiltiple access options  Various technical studies regarding these sites, prepared already  Argues development would have limited landscape impacts

Public response 50 comments - 48 objections and 2 support.  Issues raised:

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

 Objections:  Infrastructure – schools  Infrastructure - traffic/transport  Infrastructure – other  Landscape  Nature conservation  Flood risk  Amenity (e.g. noise, privacy, loss of light); proximity to animal rendering plant;  Scale of development  Government policy – greenbelt; sustainability  Other:  loss of agriculture/agricultural land;  need for TPOs;  drainage problems;  coalescence of village with Wetley Rocks;  Support:  Need for new affordable housing in village/ associated benefits to local businesses

Council Response

The County has determined that there is limited capacity at St Edward’s First School for additional pupils; however many Cheddleton pupils currently attend First Schools in Leek. Pupil numbers are expected to increase further in Cheddleton as pressure for places in Leek increases. First School places may be needed to mitigate the impact of village requirement. Cheddleton falls within Leek catchment for Middle/High Schools. The District Council will work with the County Council to identify an appropriate solution.

The Highways Authority advises that development acceptable subject to access design and provision of visibility splays. But preferable for CD002 to be developed in conjunction with CD003, with bulk of access through CD003.

New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas, footpaths. Similarly, doctors and dentists in Cheddleton will assess their capacity needs as a result of new development in Cheddleton so that provision can be made to accommodate new residents.

Severn Trent have stated that they have a duty to complete necessary improvements to sewers to provide the capacity for new development. The Council will continue to liaise with the EA and Severn Trent regarding this issue.

The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane and are potentially suitable for development will also need to be assessed. With regards on-site TPOs the Council would require future developers to demonstrate how proposals integrating/affecting them would not damage them, unless scheme benefits clearly outweigh loss.

The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. The Council also fully consults with both the Environment Agency and County Council Lead Local Flood Risk Officer during the Plan preparation process.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

The land in question is within the Green Belt. In order for Cheddleton to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance This study recommends considering site CD002 for release from the Green Belt.

When deciding over which site options to proceed with the Council will consider the respective comments of statutory consultees including Environment Agency, SMDC Environmental Health, SMDC Conservation, SCC Highways/ Transportation, infrastructure providers etc; and utilises the results of its sustainability appraisal work.

It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan – which will be subject to public consultation next year.

In addition to existing areas of employment, the Core Strategy identifies broad areas for additional employment land in Leek, Biddulph, and Cheadle; and also identifies a requirement for additional employment land provision across the rural areas of the Moorlands. Further, the Larger Villages Policy in the Core Strategy supports a degree of additional economic/retail activity in settlements such as Cheddleton.

Given the housing requirements of the village, it is not possible to meet this need upon brownfield sites in the village alone. Therefore a number of greenfield options have been proposed. National/Local Policy does not rule out allocating upon greenfield sites.

Preferred Options Consultation April 2016

Statutory Bodies

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

Environment Agency- If it is decided to continue with sites in the floodplain or likely to be following the application of the Sequential Test, then further work in the form of a Level 2 SFRA will be required for the following site: CD002 which along with CD003 is adjacent to Watercourses with no mapped floodplain. This does not mean the site is within Flood Zone 1. Further comments: Site maybe at the top of the catchment, the area of any floodplain could be quite small. Do not consider flood risk will prohibit development therefore an assessment of flood risk including a model of the watercourse can be undertaken at the planning application stage if allocated Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re- naturalize watercourses, including de-culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

SCC LLFA –– Potential flooding issue, watercourse and surface water floodplain along south boundary, sewer through site, need flood risk assessment recommend early engagement with County Council. FRA required

SCC Education- . In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded. We acknowledge that the Plan states an Infrastructure Delivery Plan is being produced and we would be keen to work with you to develop this to ensure there is clarity over infrastructure requirements and delivery.

SCC Transport No identified means of access at this stage although potential to access from Folly Lane. New development will need to link to existing footway network on Folly Lane with potential for new footway requirements along the A520 Cheadle Rd linking into existing local footways. Folly Lane is part of the local advisory cycle route network but further links will be required to connect to the proposed site.

Cheddleton Parish Council-  CD002 and CD003 – both sites are within the Green Belt and outside the village boundary. Strongly object to the inclusion of both areas given that it would o a) effectively link two villages o b) there would be major road / highway issues o c) degrade the natural gateway to the village of Wetley Rocks. If allocated it would go against two Green Belt Policy principles, major coalescent & the joining of two communities.

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

 CD017 – opposed (Green Belt and a house would have to be demolished to provide access)  Land at 397 Cheadle Road – support (site already has planning permission)  CD115 – support (within Green Belt but is in centre of village)  Staffordshire Farmers Site – support (only brownfield site, has established access)

Public Response Issues raised Applications on the site have previously been refused Green Belt site Will lead to village merging with Wetley Rocks Traffic congestion Traffic safety Development should be spread over smaller areas and brownfield sites. Prefer CD115/CD015 and Staffordshire Farmers site Lack of infrastructure schools medical services Loss of wildlife and wildlife habitat Unsustainable location in terms of access by foot/cycle/access to schools Poor bus service Density higher than adjoining sites Loos of open space Loss of residential amenity Resident Parish Council views been ignored Do not need houses as houses for sale are not selling/empty propoerties Loss of trees need TPO status Lack of employment Maintain attractive access to Churnet Valley Will blight surrounding properties Drainage problems

Council response

 The decisions on the Local Plan will be made by Staffordshire Moorlands District Councillors before it is submitted to the Secretary of State for Communities and Local Government for Examination.  Previous applications were refused under existing planning policy the proposed Local Plan will replace existing policy and seeks to allocate housing sites to meet objectively assessed need of the District. As a part of this process the existing Green Belt boundaries are being looked at.  The Highways Authority advises that development acceptable subject to access design and provision of visibility splays. But preferable for CD002 to be developed in conjunction with CD003, with bulk of access through CD003.  The land in question is within the Green Belt The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. It found the site’s overall impact on Green Belt’s purposes were moderate “Despite being a relatively large edge-of-settlement site, development would not intrude into open countryside, being contained physically and visually

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

by a drain and hedgerow between Folly Lane and the A520 Cheadle Road” and recommended the site could be consider for release under exceptional circumstances. In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field options have been proposed .Prioritising brown field land over greenfield in all circumstances is not part of Government policy  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  The Core Strategy defines Cheddleton as a larger village with a range of facilities and services  Any new development taking place will be subject to policies contained within the new Local Plan, which seek to protect the character of the area consideration will be given to the scale of development and its impact on the surrounding area.  The Council has recently undertaken a Landscape, Local Green Space and Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape impacts of the development allocations The Study found “Site is of medium landscape sensitivity. Site-specific landscape mitigation measures could include phased development (ensuring site is developed in combination with CD003).”  Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application  The views of residents and the Parish Council have been sought through the consultations. The Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan.  The National Planning Policy Framework requires that local planning authorities identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets. The Council has prepared a Strategic Housing Market Assessment to assess the district’s full housing needs, including affordable housing, whilst taking into account migration and demographic change  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that “The site has mostly low biodiversity value overall in terms of area. However, the major aspects

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

of interest are the significant bat potential in the 5 trees and the species rich hedgerow which constitutes the site being given district importance.”  The National Planning Policy Framework requires that local planning authorities identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets. The Council has prepared a Strategic Housing Market Assessment to assess the district’s full housing needs, including affordable housing, whilst taking into account migration and demographic change  An assessment of the District’s employment land requirements was carried out in The Employment Land Requirement Study the draft Local Plan proposes employment allocations/polices to meet this need.  The Environment Agency recognise the site maybe at the top of a catchment area, they do not think flood risk will prohibit development but consider an assessment of flood risk should be undertaken at the planning application stage. The County Council consider there is a potential flooding issue and recommend any developer should liaise with the County Council  Responses to the comments received to the Site Options consultation in 2015 were reported to the Council Assembly on 13 April 2016 and are available on the Council’s website.

Preferred Options Local Plan July 2017

This site was not included as a Preferred Option by the Council in July 2017.

Developer/Agent/Owner Land owner has objected to the non-inclusion of this site in the Local Plan through their agent.

Council Response The housing requirements for the District and Rural Areas can be met without additional Green Belt release. The more flexible approach to infill supports development on unallocated sites in the Rural Areas.

Local Plan Publication (Submission Version February 2018)

Site suggested as a residential site.

Council Response

CD002 and CD003 are within the green belt. They were in the Site Options consultation 2015 and the Preferred Options Sites and Boundaries consultation 2016 but were not taken forward.

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

An outline planning application has been submitted on 15/1/2018 for residential development on this site comprising 65 dwellings. The decision is pending. Application number SMDC/2018/0004.

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Cheddleton

CD002 Land West & South of 70-82 Folly Lane

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Submission Version Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land.

Key Issues  Flooding issues need to be addressed. Flooding issues need to be addressed. Environment Agency consider site may be at the top of the catchment and further assessment of flood risk will be required. SCC identify potential flooding issue and need for flood risk assessment.  Green Belt site Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated  Access should be split between Rock End Drive & Millstone Edge  Site would need to provide access to CD002  The Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of low landscape sensitivity and is suitable for development in heritage terms.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Countryside Green 70 Land  Undulating meadows Belt available  Slight slope down to the west  Tree belt hedgerow to south west  Grade II listed building within 400m

Evidence Base

Local Wildlife Assessment (ECUS, 2017)

Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria.

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

The site has medium ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the bat potential on site. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Further assessment of the trees for their potential to support roosting bats.  Possible bat survey required.

Extended Phase 1 Habitat Survey 2015 (FID181) The site has mostly low biodiversity value overall in terms of area. However, the major aspects of interest are the significant bat potential in the 7 trees and species rich hedgerow which values the site as having district ecological importance. The following surveys/ actions are therefore recommended prior to any potential development works being carried out: A bat survey regime to ascertain whether bats roost in the trees Hedgerow survey Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement

Landscape, Local Green Space and Heritage Impact Study August 2016 Landscape Land west of Folly Lane (north) Site comprises fields on the southern edge of the settlement. The site is enclosed by residential development on Rock End Drive and Millstone Edge to the north; linear development on Folly Lane to the east; and a strong tree belt/hedgerow to the south- west. Thus, development within the site would have relatively low visual prominence, and the existing vegetation on the southwestern boundary would create a well-defined, vegetated edge to the settlement. Development of the site would fit in well with the existing settlement form. Site is of low landscape sensitivity.

Heritage There is one Grade II Listed Building within the 400m buffer. Due to the intervening buildings between the site and the asset, there was no intervisibility. Development would be highly unlikely to adversely affect the setting of the asset. Whilst the HEA states that the HLC zone BEEHECZ 5 has little capacity to absorb change, with sensitive development, this could be accommodated on the site (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms.

Green Belt Review 2015 (Appraised sites according to their contribution to Green Belt Purposes) CD002 & CD003 assessed together) Check Sprawl: Contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Moderate

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

Despite being a relatively large edge-of-settlement site, development would not intrude into open countryside, being contained physically and visually by a drain and hedgerow between Folly Lane and the A520 Cheadle Road. Recommendation: Consider for release under exceptional circumstances under exceptional circumstances

Sustainability Appraisal

The proposed delivery of circa 70 dwellings is considered to have a significant positive effect, as is the site’s accessibility to areas of existing employment. Similarly, the site’s accessibility to the open countryside is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield, grade 4 ALC land is assessed as having a negative effect, as is the site’s ecological value and location near to historic assets.

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 70 dwellings is considered to have a significant positive effect, as is the site’s accessibility to areas of existing employment. Similarly, the site’s accessibility to the open countryside is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the development of greenfield land indicated on the predictive map of Best and Most Versatile agricultural land as within an area where less than 20% of the land is likely to be BMV is assessed as having a negative effect, as is the site’s ecological value and location near to historic assets.

Options Consultation July 2015

Statutory bodies/stakeholders Cheddleton Parish Council: Object because site lies within greenbelt, outside village boundary; and is a strong need to maintain definitive village boundary between Cheddleton and Wetley Rocks SCC Highways: Acceptable subject to access design and provision of visibility splays. Accesses should be split between Rock End Drive and Millstone Edge. Leek and Moorlands Historic Buildings Trust - Development of CD003 would not only encroach into the Green Belt but would start to destroy the natural/rural landscape character of the fields that serve to visually and physically separate the villages of Cheddleton and Wetley Rocks. It is important to retain this land as open fields to reinforce the identities’ of these two historically separate settlements. Developer/Agent  Argues CD002 & CD003 can be developed together, as in same ownership, with no legal/technical impediments to development  Confirms utilities are available on/near site  Muiltiple access options  Various technical studies regarding these sites, prepared already  Argues development would have limited landscape impacts

Public response 69 comments - 67 objections and 2 support. Issues raised: Objections:  Infrastructure – schools

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

 Infrastructure - traffic/transport  Infrastructure – other  Landscape  Nature conservation  Flood risk  Amenity (e.g. noise, privacy, loss of light)  Scale of development  Government policy – greenbelt; sustainability;  Other:  proximity to animal rendering plant;  loss of agriculture/agricultural land;  TPOs on site/need for TPOs;  drainage issues;  Churnet Valley landscape;  empty local housing;  coalescence of village with Wetley Rocks; Support:  Need for new affordable housing in village/ associated benefits to local businesses

Council response –

The County has determined that there is limited capacity at St Edward’s First School for additional pupils; however many Cheddleton pupils currently attend First Schools in Leek. Pupil numbers are expected to increase further in Cheddleton as pressure for places in Leek increases. First School places may be needed to mitigate the impact of village requirement. Cheddleton falls within Leek catchment for Middle/High Schools. The District Council will work with the County Council to identify an appropriate solution.

The Highways Authority advises that development acceptable subject to access design and provision of visibility splays. But preferable for CD002 to be developed in conjunction with CD003, with bulk of access through CD003.

New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas, footpaths. Similarly, doctors and dentists in Cheddleton will assess their capacity needs as a result of new development in Cheddleton so that provision can be made to accommodate new residents.

Severn Trent have stated that they have a duty to complete necessary improvements to sewers to provide the capacity for new development. The Council will continue to liaise with the EA and Severn Trent regarding this issue.

The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement. The site falls within the ‘settled plateau farmlands’ landscape sub-type in the subsequent Churnet Valley Landscape Character Assessment: ‘threats’ include the suburban influences upon

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

villages; and planning guidelines include the retention of existing/creation of new field boundaries.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed. With regards on-site TPOs the Council would require future developers to demonstrate how proposals integrating/affecting them would not damage them, unless scheme benefits clearly outweigh loss.

The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. The Council also fully consults with both the Environment Agency and County Council Lead Local Flood Risk Officer during the Plan preparation process.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

The land in question is within the Green Belt. In order for Cheddleton to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance This study recommends considering site CD002 for release from the Green Belt.

It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan – which will be subject to public consultation next year.

In addition to existing areas of employment, the Core Strategy identifies broad areas for additional employment land in Leek, Biddulph, and Cheadle; and also identifies a requirement for additional employment land provision across the rural areas of the Moorlands. Further, the Larger Villages Policy in the Core Strategy supports a degree of additional economic/retail activity in settlements such as Cheddleton.

When deciding over which site options to proceed with the Council will consider the respective comments of statutory consultees including Environment Agency, SMDC Environmental Health, SMDC Conservation, SCC Highways/ Transportation, infrastructure providers etc; and utilises the results of its sustainability appraisal work.

Given the housing requirements of the village, it is not possible to meet this need upon brownfield sites in the village alone. Therefore a number of greenfield options have been proposed. National/Local Policy does not rule out allocating upon greenfield sites.

Housing requirements in the Staffordshire Moorlands are in addition to existing properties even if these are for sale or derelict. The new Local Plan will cover a

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge period to 2031 so lack of demand (perceived or actual) at one point in time is not a valid reason for not meeting the area’s objectively assessed housing needs.

Preferred Options Consultation April 2016

Statutory Bodies

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Environment Agency- If it is decided to continue with sites in the floodplain or likely to be following the application of the Sequential Test, then further work in the form of a Level 2 SFRA will be required for the following site: CD003 which along with CD002 is adjacent to Watercourses with no mapped floodplain. This does not mean the site is within Flood Zone 1. Further comments Site maybe at the top of the catchment, the area of any floodplain could be quite small. Do not consider flood risk will prohibit development therefore an assessment of flood risk including a model of the watercourse can be undertaken at the planning application stage if allocated. Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re- naturalize watercourses, including de-culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate

SCC – Surface Water Flood Risk – Potential flooding issue, watercourse and surface water floodplain along south boundary, sewer through site, need flood risk assessment recommend early engagement with County Council. FRA required

SCC Education- . In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded. We acknowledge that the Plan states an Infrastructure Delivery Plan is being produced and we would be keen to work with you to develop this to ensure there is clarity over infrastructure requirements and delivery.

SCC Transport No identified means of access at this stage although potential to access from Folly Lane. New development will need to link to existing footway network on Folly Lane with potential for new footway requirements along the A520 Cheadle Rd linking into existing local footways. Folly Lane is part of the local advisory cycle route network but further links will be required to connect to the proposed site

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

Cheddleton Parish Council-  CD002 and CD003 – both sites are within the Green Belt and outside the village boundary. Strongly object to the inclusion of both areas given that it would o a) effectively link two villages o b) there would be major road / highway issues o c) degrade the natural gateway to the village of Wetley Rocks. If allocated it would go against two Green Belt Policy principles, major coalescent & the joining of two communities.  CD017 – opposed (Green Belt and a house would have to be demolished to provide access)  Land at 397 Cheadle Road – support (site already has planning permission)  CD115 – support (within Green Belt but is in centre of village)  Staffordshire Farmers Site – support (only brownfield site, has established access)

Public Response Issues raised Green belt site contrary to NPPF green belt policy Green Belt Study wrong to say site C14 makes limited contribution to preventing towns merging No exceptional circumstances demonstrated for green belt removal Impact on wildlife as shown by Extended Phase 1 Habitat Survey 2015 (FID181) is of District importance Los of trees/hedges should be TPOs Access inadequate via small minor residential roads Potential damage to existing residents parked cars A520 is already a dangerous stretch of road Traffic congestion Maintain attractive access to Churnet Valley Infrastructure inadequate schools medical services Lack of employment Should build on brownfield Will cause planning blight Views of Parish Council & local residents have been ignored Unsustainable location Poor bus service Planning permission refused Are alternative sites Houses not needed – houses for sale are not selling Density too high Degrade gateway to Wetley Rocks Loss of privacy/views/ /impact on existing houses

Council Response

 The land in question is within the Green Belt The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

more detailed site-based assessment of land which could be considered for review. It found the site’s overall impact on Green Belt’s purposes were moderate “Despite being a relatively large edge-of-settlement site, development would not intrude into open countryside, being contained physically and visually by a drain and hedgerow between Folly Lane and the A520 Cheadle Road.” and recommended the site could be consider for release under exceptional circumstances. In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  The Extended Phase 1 habitat Survey 2015 assessed the present and potential ecological value of the proposed site allocations. It found that “The site has mostly low biodiversity value overall in terms of area. However, the major aspects of interest are the significant bat potential in the 7 trees and species rich hedgerow which values the site as having district ecological importance”.  The Highways Authority advises that development acceptable subject to access design and provision of visibility splays. But preferable for CD002 to be developed in conjunction with CD003, with bulk of access through CD003  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  The Core Strategy defines Cheddleton as a larger village with a range of facilities and services  The Council has recently undertaken a Landscape, Local Green Space and Heritage Impact Study 2016 to form part of the evidence base to support the Local Plan and assess the potential landscape impacts of the development allocations The Study found the site was of low landscape sensitivity  An assessment of the District’s employment land requirements was carried out in The Employment Land Requirement Study the draft Local Plan proposes employment allocations/polices to meet this need.  The views of residents and the Parish Council have been sought through the consultations. The Council must balance this evidence against all the other evidence relating to this site and reach a decision on whether or not to include it as a development site in the Local Plan.  The decisions on the Local Plan will be made by Staffordshire Moorlands District Councillors before it is submitted to the Secretary of State for Communities and Local Government for Examination.  Previous applications were refused under the planning policy existing at that time the proposed Local Plan will replace existing policy and seeks to allocate housing sites to meet objectively assessed need of the District. As part of this process the existing Green Belt boundaries are being looked at.

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

 The National Planning Policy Framework requires that local planning authorities identify the objectively assessed need for housing in their areas, and that Local Plans translate those needs into land provision targets. The Council has prepared a Strategic Housing Market Assessment to assess the district’s full housing needs, including affordable housing, whilst taking into account migration and demographic change  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field options have been proposed .Prioritising brown field land over greenfield in all circumstances is not part of Government policy  Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application  Any new development will be subject to the design policies in the new Local Plan  Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application  Responses to the comments received to the Site Options consultation in 2015 were reported to the Council Assembly on 13 April 2016 and are available on the Council’s website.

Preferred Options Local Plan July 2017

This site was not included as a Preferred Option by the Council in July 2017.

Developer/Agent/Owner Land owner has objected to the non-inclusion of this site in the Local Plan through their agent.

Council Response The housing requirements for the District and Rural Areas can be met without additional Green Belt release. The more flexible approach to infill supports development on unallocated sites in the Rural Areas.

Local Plan Publication (Submission Version February 2018)

Site suggested as a residential site.

Council Response

CD002 and CD003 are within the green belt. They were in the Site Options consultation 2015 and the Preferred Options Sites and Boundaries consultation 2016 but were not taken forward.

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt.

An outline planning application has been submitted on 15/1/2018 for residential development on this site comprising 65 dwellings. The decision is pending. Application number SMDC/2018/0004.

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Cheddleton

CD003 Land to the south of Rockend Drive/Millstone Edge

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CD017

Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Submission Version Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land.

Key Issues  Green Belt site. Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated  Listed buildings in vicinity of the site impact of the development needs to be mitigated. The Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of low landscape sensitivity and is suitable for development in heritage terms subject t to heritage masterplanning. Listed buildings in vicinity of the site impact of the development needs to be mitigated.  Access needs to be clarified.

Site Information

Greenfield/ Built up area Est. Area Densit Ownershi Site details brownfield boundary/country housin (ha) y per p status side g hectar capacit e y Greenfield Countryside Green 29 1.25 23 Land  Residenti Belt available al property and field  Field is flat and overgrow n  Trees and hedgerow s on site  Three grade II listed buildings within 400m

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

Evidence Base

Local Wildlife Assessment (ECUS, 2017) Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria. The site has medium ecological value in its potential to support protected species. The site habitats are considered to be of nature conservation value at site level only. However, more information is required regarding the species rich hedgerow and the potential for bats on site. The following surveys/ actions are therefore recommended in order to establish SBI/ BAS status:  Hedgerow survey following the modified HEGS methodology.  Further assessment of the tree for their potential to support roosting bats.  Possible bat survey possibly required.

Extended Phase 1 Habitat Survey 2015 (FID 182 & 184) FID 182 The site has mostly low biodiversity value overall in terms of area. However, the major aspects of interest are the species rich hedgerow and bat potential in the oak tree which constitutes the site being considered to have district ecological importance. The following surveys/ actions are therefore recommended prior to any potential development works being carried out: A bat survey regime is recommended to ascertain whether bats roost in the tree Japanese knotweed eradication Vegetation removal at the appropriate time of year FID 184 The site has mostly low biodiversity value overall in terms of area. The major aspects of interest are focussed on the species rich hedgerow and bat potential in the oak and sycamore trees and general potential for supporting breeding birds in the scattered trees and hedgerows. Therefore the site is deemed to have district ecological importance. The following surveys/ actions are therefore recommended prior to any potential development works being carried out: A bat survey regime to ascertain whether bats roost in the trees Hedgerow survey Vegetation removal at the appropriate time of year

Landscape & Settlement Character Assessment 2008 Not within important landscape setting to the settlement

Landscape, Local Green Space and Heritage Impact Study August 2016 Land north of Bones Lane Landscape Site comprises a residential property on Cheadle Road and the land to the rear of it, north of Bones Lane. The existing linear development on Cheadle Road and the development to the south of the site do not currently contribute to a well-defined settlement edge. The site has low visual prominence as it is generally enclosed by development and vegetation. The exiting trees and hedgerows on the northern and eastern site boundaries could be strengthened form a well- defined, vegetated edge to the settlement. Site is of low landscape sensitivity.

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

Heritage There are three Grade II Listed Buildings within the 400m buffer. Due to the topography as well as intervening buildings and vegetation, there was no intervisibility between the site and the assets. Development would be highly unlikely to adversely affect the settings of the heritage assets. Outside of the 400m buffer, there are a group of Listed Buildings to the north-east of the site. Development may adversely affect their settings. Mitigation including screening along the north-eastern and eastern boundaries of the site would reduce any potential effects on the settings of these Listed Buildings. Development in the site would change a small element of the HLC zone CWWHECZ 12, although for the most part, it would remain unaltered (Historic Environment Character Assessment 2010). Site suitable for development in heritage terms subject to appropriate masterplanning.

Green Belt Review 2015 (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Limited contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Limited Contribution Overall Impact of development on Green Belt Purposes: Limited A visually contained site development on which would not significantly intrude into the Green Belt. The easterly and northerly boundaries of the site are weak. Recommendation: Consider for Release under Exceptional Circumstances, including amendment of the Village Boundary.

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 29 dwellings is considered to have a significant positive effect, as could the site’s proximity to areas of existing employment. Similarly, the site’s accessibility to areas of countryside and open space is likely to have a positive effect. However, the inaccessibility of services and facilities is likely to have a significant negative effect. Similarly, the site’s proximity to historic assets and the ecological value of the site is likely to have a negative effect. The site is indicated on the predictive map of Best and Most Versatile agricultural land as within an area where less than 20% of the land is likely to be BMV.

Options Consultation July 2015

Statutory bodies/stakeholders Cheddleton Parish Council: Support because planning permission already granted on site SCC Highways: Not clear how access would be gained? Drawing does seem to show an access from the highway, but this is not clear 'on the ground'. More details of this would be required before any detailed comments could be given. Could access be gained off the recently constructed Bones Lane access to Pointons? (though Bones Lane is private and land would be required from Pointons). SMDC Conservation - Site adjoins Ashcombe Park Estate.

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

Developer/Agent/Landowner – Landowner confirms that still consider site [plus access tail south of no. 411 Cheadle Rd in same ownership] would be suitable for residential development and that land will be released for development within next Plan period.

Public response 12 comments - 10 objections and 2 support. Issues raised: Objections:  Infrastructure – schools  Infrastructure - traffic/transport  Infrastructure – other  Landscape  Nature conservation  Flood risk  Amenity (e.g. noise, privacy, loss of light)  Scale of development  Government policy – greenbelt; sustainability;  Other:  proximity to animal rendering plant;  historic dwelling (no. 403 Cheadle Rd);  large backland development;

Support:  Need for new affordable housing in village/ associated benefits to local businesses  Support because planning permission already granted on site

Council response –

The County has determined that there is limited capacity at St Edward’s First School for additional pupils; however many Cheddleton pupils currently attend First Schools in Leek. Pupil numbers are expected to increase further in Cheddleton as pressure for places in Leek increases. First School places may be needed to mitigate the impact of village requirement. Cheddleton falls within Leek catchment for Middle/High Schools. The District Council will work with the County Council to identify an appropriate solution.

The Highways Authority advises that they require more details/clarification regarding how access to site would be achieved, before can comment.

New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas, footpaths. Similarly, doctors and dentists in Cheddleton will assess their capacity needs as a result of new development in Cheddleton so that provision can be made to accommodate new residents.

Severn Trent have stated that they have a duty to complete necessary improvements to sewers to provide the capacity for new development. The Council will continue to liaise with the EA and Severn Trent regarding this issue.

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed.

The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. The Council also fully consults with both the Environment Agency and County Council Lead Local Flood Risk Officer during the Plan preparation process.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

Most of the land in question is within the Green Belt. In order for Cheddleton to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance This study recommends considering site CD017 for release from the Green Belt.

It is not considered that development of this particular site would be out of proportion with the rest of the village. Any new development taking place will be subject to design policies contained within the new Local Plan – which will be subject to public consultation next year.

In addition to existing areas of employment, the Core Strategy identifies broad areas for additional employment land in Leek, Biddulph, and Cheadle; and also identifies a requirement for additional employment land provision across the rural areas of the Moorlands. Further, the Larger Villages Policy in the Core Strategy supports a degree of additional economic/retail activity in settlements such as Cheddleton.

When deciding over which site options to proceed with the Council will consider the respective comments of statutory consultees including Environment Agency, SMDC Environmental Health, SMDC Conservation, SCC Highways/ Transportation, infrastructure providers etc; and utilises the results of its sustainability appraisal work.

Preferred Options Consultation April 2016

Historic England, Severn Trent, Natural England, United Utilities, Sport England, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Environment Agency- No site specific comments. Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re-naturalize watercourses, including de- culverting & easements to help promote blue and green corridors and networks.

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

SCC Education- . In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded. We acknowledge that the Plan states an Infrastructure Delivery Plan is being produced and we would be keen to work with you to develop this to ensure there is clarity over infrastructure requirements and delivery.

SCC LLFA would suggest perimeter drain where it abuts gardens.

Cheddleton Parish Council-  CD002 and CD003 – both sites are within the Green Belt and outside the village boundary. Strongly object to the inclusion of both areas given that it would o a) effectively link two villages o b) there would be major road / highway issues o c) degrade the natural gateway to the village of Wetley Rocks. If allocated it would go against two Green Belt Policy principles, major coalescent & the joining of two communities.  CD017 – opposed (Green Belt and a house would have to be demolished to provide access)  Land at 397 Cheadle Road – support (site already has planning permission)  CD115 – support (within Green Belt but is in centre of village)  Staffordshire Farmers Site – support (only brownfield site, has established access)

Public Response Issues raised Preferable to CD002 & CD003 Increase traffic Prefer CD015 Traffic safety Loss of wildlife habitat Out of character with surrounding area House would have to be demolished to provide access

Council Response  The Highways Authority advises that they require more details/clarification regarding how access to site would be achieved, before can comment.  Issues such as overlooking and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

application is received and residents will have the opportunity to comment on the content of that application  The Extended Phase 1 Habitat Survey 2015 found the site was generally of low biodiversity value in overall terms of the area  The land in question is within the Green Belt. The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. The review found that the overall impact of development on the site on Green Belt purposes was limited and recommended the site could be considered for release under exceptional circumstances. In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  Any new development taking place will be subject to policies contained within the new Local Plan, which seek to protect the character of the area consideration will be given to the scale of development and its impact on the surrounding area.

Preferred Options Local Plan July 2017

This site was not included as a Preferred Option by the Council in July 2017.

Developer/Agent/Owner Land owner has objected to the non-inclusion of this site in the Local Plan

Council Response The site was previously included in the Preferred Options Sites and Boundaries consultation 2016 and was taken forward in the current Plan. The Local Plan seeks to allocate sites to help meet the District’s housing requirement not all sites previously considered are needed to meet the housing requirement

The site suggested is in the Green Belt. The Council needs to demonstrate exceptional to remove land from the Green Belt, in this case it is considered there are no exceptional circumstances

Local Plan Publication (Submission Version February 2018)

Site suggested as a residential site.

Council Response

The site was in the Site Options consultation 2015 and the Preferred Options Sites and Boundaries consultation 2016 but was not taken forward.

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt

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Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of the site suggested from the green belt.

248 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Cheddleton

CD017 Land at/to the rear of Address of 403/399-411 Cheadle Road

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EN030

Endon

Field north of Florence Terrace The Village EN030

Local Plan Process  Site suggestion from the SHLAA  Included in the Site Options consultation 2015  Site not taken forward

Key Issues  Green Belt site. Green Belt Review considers it is not acceptable for release. Plays a significant role in maintaining the open character of the village. Exceptional circumstances would need to be demonstrated.  Potential flooding issues  Adjacent to the Conservation Area potential impact on heritage assets

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Green belt 10 0.69 Owner  Undulating promoting overgrown site pasture  Trees/hedg es  Adjacent to Conservati on Area  Partially within flood zone 2

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is not within important landscape setting to settlement.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Appraised with EN126 Check Sprawl: contribution Maintain Separation: Limited contribution Prevent Encroachment: contribution Preserve Setting: Significant contribution Overall Impact of development on Green Belt Purposes: Significant Despite being relatively well enclosed physically, these sites play a significant role in maintaining the open character of the village along its northerly aspect. Recommendation Not recommended for release

Sustainability Appraisal Submission Version June 2018

250 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

Field north of Florence Terrace The Village EN030

The proposed delivery of circa 10 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to services, facilities is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which is likely to have a significant negative effect. The development of greenfield, grade 4 ALC land partially within flood zone 2 is assessed as having a negative effect, as is the site’s proximity to historic assets. The site lies at the historic core of the village and is adjacent to the Conservation Area. The site is likely to be affected to some degree by flood risk and if taken forward will require the support of the Sequential Test and a Level 2 SFRA. The Council's Green Belt review did not recommend considering the site for release from the Green Belt.

Site Options Consultation July 2015

Statutory bodies/stakeholders:

Endon with Stanley Parish Council: Don’t recommend total development of this site as it would have considerable visual impact on the village, particularly the skyline. It is in green belt and site access from narrow village lane would be poor. However consider that small development (4 or 5 houses to the site frontage) – similar to recent ‘Old Smithy’ development would be acceptable/enhance the village.

SCC Highways: acceptable subject to access design and provision of adequate visibility. Improvements to The Village may be required.

SCC Education:  All Endon/Brown Edge primary schools already over-capacity. Education contributions may be required to fund additional school places.  Endon High School covers Endon/Bagnall/Stockton Brook/Brown Edge catchment. Current school roll just exceeds its net capacity. Combined housing requirement for these villages means High School is projected to have insufficient capacity. Potential to enlarge existing secondary schools in this area extremely limited. If it is not possible to enlarge existing schools to the level required for for proposed growth, new school allocations may be needed.  Consultation with SoT LEA will be required as there is potential for cross-boundary impacts from level of growth in this part of Moorlands.  In general consideration should be given to sites’ proximity to essential infrastructure and services to maximise sustainable transport, eg walking to school

Environment Agency – Site is likely to be affected to some degree by flood risk and if taken forward will require the support of the Sequential Test and a Level 2 SFRA.

SMDC Conservation - Conservation Area & Impact on CA.

Leek and Moorlands Historic Building Trust: EN030 lies adjacent to the Conservation Area and slopes upwards from its northern boundary. With EN125 its development would have an adverse impact on the historic core of ‘the Village’ and add to an already substantial traffic problem.

Developer/Agent/Owner -

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Endon

Field north of Florence Terrace The Village EN030

Agent confirms owner intends to release land for development (immediately available). Indicative plan provided. Argues site benefits include: edge of built up area; other housing already nearby in greenbelt; existing TPOs on site can be integrated into future development.

Public response 8 comments: 5 objections, 3 support. Issues raised: Objections:  Infrastructure – schools  Infrastructure - traffic/transport  Infrastructure – other  Landscape  Nature conservation  Flood risk  Amenity (e.g. noise, privacy, loss of light)  Scale of development  Government policy – greenbelt; Other:  limited off-road parking creates on-street parking problems;  heritage of this historic area would be spoilt (by large-scale development);  developing a large single site (elsewhere on edge of village) more viable for Council than this site;  other Endon options/SHLAA sites preferable on access grounds;  represents ribbon development; Support:  Small developments only, would be sympathetic to village character;  Acceptable because low density/low site capacity (therefore low level of resultant traffic onto highway network);  traffic impact here on A53 minimal (but recommends speed limit reduction)

Council Response

 The County has determined that there is insufficient capacity at Endon Primary and High Schools. The District Council will work with the County Council to identify an appropriate solution.  The Highways Authority advises that development acceptable subject to access design and provision of adequate visibility.  When deciding over which site options to proceed with the Council will consider the respective comments of statutory consultees including SMDC Conservation, SCC Highways/Transportation, Environment Agency, infrastructure providers etc; and utilises the results of its sustainability appraisal work.  New development is the main way to deliver new or improved infrastructure e.g. more residents may support an improved bus service, and provision of a mains gas supply. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. childrens’ play areas, footpaths. Similarly, doctors and dentists in Endon will assess their capacity needs as a result of new development in Endon so that provision can be made to accommodate new residents.

252 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

Field north of Florence Terrace The Village EN030

 Severn Trent have stated that they have a duty to complete necessary improvements to sewers to provide the capacity for new development. The Council will continue to liaise with the EA and Severn Trent regarding this issue.  The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed. With regards on-site TPOs the Council would require future developers to demonstrate how proposals integrating/affecting them would not damage them, unless scheme benefits clearly outweigh loss.  The Council has recently completed a Level 1 Strategic Flood Risk Assessment for the District, the results of which are being used to inform the site selection process. The Council also fully consults with both the Environment Agency and County Council Lead Local Flood Risk Officer during the Plan preparation process.  Amenity – issues such as overlooking and loss of light will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.  The land in question is within the Green Belt. In order for Endon to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends that EN030 is not released from the Green Belt.  The Council has a Landscape & Settlement Setting Study and this site is not identified as being important landscape setting to the settlement.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 The omission site is within the green belt. It was in the Site Options consultation 2015 but was not taken forward. The Green Belt Study assessed this site and the adjacent one EN125 together it recommended they were not suitable for release from the green belt. It concluded that “ these sites play a significant role in maintaining the open character of the village along its northerly aspect”

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an

Staffordshire Moorlands Local Plan - June 2018 253 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

Field north of Florence Terrace The Village EN030

appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

 The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances to justify the release of this site from the green belt. The Green Belt Study recommended that the site was not suitable for release from the green belt.

254 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Endon

Field north of Florence Terrace The Village EN030

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Off Wallfield Close Upper Tean

Upper Tean

Off Wallfield Close

Local Plan Process  Site suggestion by landowner  Site not taken forward

Key Issues  In the Landscape & Settlement Character Assessment 2008 as a site within important landscape setting to settlement  Large site to the south of Upper Tean encroaching into open countryside.

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Countryside 150 6.1 Owner  Grassland promoting  Some site mature trees and hedgerows

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is within important landscape setting to settlement.

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 150 dwellings is considered to have a significant positive effect, as could the site’s accessibility to areas of existing employment. Similarly, the site’s accessibility to services and facilities is likely to have a positive effect. However, the development of greenfield land indicated on the predictive map of best and most versatile agricultural land as within an area where 20 - 60% of the land is likely to be bmv and the site's location within the mineral safeguarding area for superficial sand and gravel, is likely to lead to a negative effect. The site’s proximity to historic assets is also likely to have a negative effect. An applicant should be required to provide an NPPF compliant heritage statement and to undertake ecological and landscape impact assessments.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 The omission site is a large site to the south of Upper Tean. A small part of the site was in the SHLAA, site UT024, which was assessed as a B site and was included in the Site

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Upper Tean

Off Wallfield Close

Options consultation 2015. The site was identified in the Landscape and Settlement Character Assessment (2008) as important to the landscape setting of Upper Tean. It was not taken forward to the Preferred Options Sites and Boundaries consultation 2016.

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in policy H2 and windfall allowances for each area based on past trends set out in SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

 The Local Plan includes a residential allocation in Upper Tean and there have been resolutions to grant approval for two planning applications for residential development SMD/2016/0811 Land off Tenford Lane 49 dwellings (awaiting S106) and SMD/2015/0424 approval for up to 67 dwellings.

 It is considered that the Local Plan allows for the sustainable growth of Upper Tean in line with the spatial strategy.

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Upper Tean

Off Wallfield Close

258 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

WE042/WE043

Werrington

WE042 & WE043 Off Langton Court and Tregaron Court

Local Plan Process  Site suggestion by landowner  Site not taken forward

Key Issues  Green belt site. Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated. Considered there are no exceptional circumstances

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Greenfield Green belt 105 3.74 Owner  Grassland promoting  TPO site beyond north west boundary  Sloping site

Evidence Base

Landscape & Settlement Character Assessment 2008 Site is within important landscape setting to settlement.

Landscape, Local Green Space and Heritage Impact Study May 2018 Considered the site is suitable for development in landscape terms subject to the mitigation measures set out within the LER.

Green Belt Review Additional Site Assessment September 2016 (Appraised sites according to their contribution to Green Belt Purposes) Check Sprawl: Limited contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Limited The site is strongly bounded on all sides falling from the hard built edge at Washerwall to the incised heavily wooded valley of an unnamed brook. As such the site is visually well enclosed from the wider Green Belt in this location, containing any sense of localised sprawl or encroachment into open countryside. The overall impact of development on the openness of the Green Belt in this location would be limited. Recommendation: Consider for release under exceptional circumstances.

Sustainability Appraisal Submission Version June 2018 The proposed delivery of circa 105 dwellings is considered to have a significant positive effect. Similarly, the site’s accessibility to services and facilities and areas of open

Staffordshire Moorlands Local Plan - June 2018 259 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE042 & WE043 Off Langton Court and Tregaron Court

space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land with the potential for loss of best and most versatile agricultural land and the site’s proximity to historic assets is assessed as having a negative effect.

Submission Version February 2018

Site suggested as a residential site.

Council Response

 The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

 The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas including the land off Ash Bank Road in Werrington which is in the green belt. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances justify the release of the site off Langton Court/Tregaron Court from the green belt.

260 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE042 & WE043 Off Langton Court and Tregaron Court

Staffordshire Moorlands Local Plan - June 2018 261 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE042 & WE043 Off Langton Court and Tregaron Court

WE013 Werrington

262 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Submission Version Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land.

Key Issues  Green Belt site. Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated.  Landscape impact Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of medium landscape sensitivity and is suitable for development in heritage terms would require landscape mitigation measures.  Significant potential flooding issues EA requested SFRA level 2  Should be developed WE027  Access can be achieved site would need to be developed with WE027

Site Information

Greenfield/ Built up area Est. Area Ownershi Site details brownfield boundary/country housin (ha) p status side g capacit y Brownfield Green belt 10 0.49 Land  Mature trees on available boundary agent  Tennis courts & acting for grassed lawn owner  Stream outside the site to north west & west  Two grade II listed buildings within 400m

Evidence Base

Local Wildlife Assessment (ECUS, 2017) (WE013 & WE027) Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria.

The habitats on site were of nature conservation value at the site level only. These habitats are not listed as important habitats in the Staffordshire SBI guidelines and

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Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

therefore the site does not currently qualify for consideration as an SBI or as a BAS under these criteria. Species recorded on site were common and widespread both at a county and national level and it is considered unlikely that the site supported notable protected species. No species listed as important in the Staffordshire SBI guidelines were recorded and therefore no part of the site currently qualifies for consideration as an SBI or as a BAS under these criteria. Prior to any future development, the site should be checked again for signs of badger activity and an activity survey should be conducted to determine the use of the site by bats. It would be necessary to conduct nesting bird checks before vegetation clearance or other disturbance during the bird breeding season. Japanese knotweed and Indian balsam occurred on site. Extended Phase 1 Habitat Survey 2015 Not assessed

Landscape & Settlement Character Assessment 2008 Within important landscape setting to the settlement.

Landscape, Local Green Space and Heritage Impact Study August 2016 Little Ash Farm Landscape Site comprises Little Ash Farm, a single residential property, and the surrounding grounds. The site is located to the rear of linear development on the A52 and is enclosed by trees and hedgerows to the south, resulting in low visual prominence. There are gaps in the vegetation on the south-eastern boundary and these should be planted up in order to screen views of the development and create a vegetated settlement edge. Site is of medium landscape sensitivity. Site-specific landscape mitigation measures could include planting on the south-eastern boundary.

Heritage There are two Grade II Listed Buildings within the 400m buffer. Due to the intervening buildings, there was no intervisibility between the site and the assets. Development would be highly unlikely to adversely affect the settings of the assets. The site lies within the HLC zone CWWHECZ 1 (Historic Environment Character Assessment 2010). Development in this area would unlikely adversely affect the HLC as a whole. Site suitable for development in heritage terms.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Sites WE013 & WE027 assessed together. Check Sprawl: Limited contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Limited Two parcels which are part of the southern extent of Werrington, and development of which would be part of the visual envelope of the settlement. The southern boundary of the sites is weak, being a discontinuous tree belt, but development would not create a significant intrusion into open countryside. Part of the land identified in the LCA as making a contribution to the setting of the settlement

264 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

Recommendation: Consider for release. Release under Exceptional Circumstances should be accompanied by extension of the Village Boundary

Habitat Regulation Assessment Initial Findings Preferred Option 2016 No potential impact pathways identified

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 10 dwellings is considered to have a significant positive effect, as is the accessibility of services and facilities. Similarly, the site’s accessibility to areas of open space is likely to have a positive effect. However, the site is inaccessible to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) and the site’s proximity to historic assets is assessed as having a negative effect.

Options Consultation July 2015

Statutory bodies/stakeholders Werrington PC – support – generally maintains line of building and not substantial encroachment into green belt. SCC Highways: may be acceptable subject to detail of access design and visibility. Would need to be developed with WE027 to be adequate for adoption as highway. Developer/Agent - Ken Wainman Ass Ltd – Support (summarised below)

Public response - 99 comments - 98 support, 1 objections Issues raised: Objections  Infrastructure – Other – demands on schools and GP’s  Landscape – Protection of footpaths and wildlife required. Loss of unobstructed views to Stoke.  Amenity (e.g. noise, privacy, loss of light) – detrimental effect on enjoyment of existing rear gardens, restricting views and market value of existing houses.  Scale of development – Planning Creep on adjacent sites on rural areas.  Other - other suitable sites at Tregaron Court/Langton Court, Werrington and off Hillside Road/Lansdowne Crescent.

Support  Infrastructure -Traffic / Transport – Existing access suitable and could potentially serves WE027 if widened. Site accessible from major road network.  Infrastructure – other – well located for services.  Landscape – development does not extend past the southern most edge of Werrington Development either side of HMYOI does not extend settlement boundary significantly. Maintains existing building line. Not substantial development into greenbelt. Mature trees screen west and south.  Flood Risk – no risk of flooding

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Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

 Scale of development – HMYOI already prominent feature in landscape. Suitable for small devt offering start homes or affordable homes.  Other – site already contains 1 house and 2 ancillary bldgs, lawns and tennis court. SHLAA identified site as suitable for housing 6 – 10 years. Owner could bring forward in 5 years. Limited impact on heart of village.

Council response –  Primary School currently has sufficient capacity for the likely number of pupils generated from the overall level of development. Werrington High School is projected to have insufficient capacity and the District Council will work with the County Council to identify an appropriate solution.  New development is the main way to deliver new or improved infrastructure e.g. more residents may support additional medical facilities. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.

• The Council has a Landscape & Settlement Setting Study and this site has been identified as being important to the landscape setting of the settlement. The Council will shortly be commissioning a Landscape Impact Study to assess all sites selected as preferred options and suggest mitigation measures where appropriate. The results of this will feed into the Submission Version of the Local Plan.

• The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed.

• Public footpaths can be maintained or re-directed.

• Views from individual properties are not protected in planning law.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.

• The land in question is within the Green Belt. In order for Werrington to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends considering site WE013 for release from the Green Belt.

• In terms of the suggested areas for development – land adjacent to Tregaron Court/Langton Court has been assessed and is not considered suitable for development due to constraints. Land off Hillside Road/Lansdowne Crescent is public open space

Preferred Options Consultation April 2016

266 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

Statutory Bodies

Historic England, Severn Trent, Natural England, United Utilities, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Sport England WE013 and WE027 - The proposal appears to lead to the loss of a football pitch and tennis court. This is not in accordance with NPPF 74 unless the sports facility ies are going to be replaced. If so this needs to be a requirement in the Local Plan document

SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

SCC LLFA – Flooding hotspots nearby, potential flood risk issues, recommend reference in policy to early engagement with County Council, need for flood risk assessment.Sites WE013 & WE027 need to be developed together

Environment Agency- If it is decided to continue with sites in the floodplain or likely to be following the application of the Sequential Test, then further work in the form of a Level 2 SFRA will be required for the following site: WE013 which along with WE027 is adjacent to Watercourses with no mapped floodplain. This does not mean the site is within Flood Zone 1. It is imperative that the flood risk to these sites is quantified prior to final submission as it may affect the deliverability of the sites, particularly the smaller ones in Werrington. Because in both cases the sites are adjacent to each other, producing one model for each is more cost effective than needing to for individual sites. Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re- naturalize watercourses, including de-culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

Werrington Parish Council  Concerned about traffic problems especially along Ash Bank Road, capacity of local infrastructure such as schools and doctors, protection of Green Belt from large scale housing development, prefer that the potential for infill sites should be explored together with additional sites (land off Whitmore Avenue and land off Radley Way) as an alternative to those put forward in the Preferred Options Document, disagree with some of the conclusions from the Green Belt Review. (Table included with their letter stating which sites they agree and disagree with).

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Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

Preferred Options Sites Support – WE069, WE013, WE027 Object – WE053, WE052, WE003

Other sites supported (WE048, Field in Ash Bank Rd [close to Stoke boundary / Brookhouse Lane], Former Builders Yard in Winterfield Lane, Open Space off Whitmore Ave, Open land off Radley Way).

Public Response Issues raised Impact on wildlife Disturbance to residents during construction Loss of privacy Loss of property value Reduce gap between Werrington & Stoke Could lead to further development Traffic/congestion already an issue on A52- A52 A53 are at capacity Dangerous for school children walking on narrow footpath Need speed reduction measures Will increase traffic Green Belt site If Young Offenders Institute closes a large site will become available Lack of infrastructure Do not want more shops takeaways which will lead to an urban environment Build new village towards Tean/Bythe Bridge with easy access from A50 to surrounding areas Lack of facilities and infrastructure - school capacity doctors shops Drains inadequate Flooding an issue Development should be spread through the village not concentrated at the top. Could be linear development inline with existing housing on Ashbank Road and by Winterfield Lane & Clough Lane Reduce open space in Werrington and effect quality of life By filling the gaps will lose the village feel

Council response  The is not a designated wildlife site. It was not been assessed in Extended Phase 1 Habitat Survey 2015 if it is taken forward as an allocation consideration will need to be given to the biodiversity of the site.  Problems arising from the construction period of any works, e.g. noise, dust, construction vehicles, hours of working (covered by Control of Pollution Acts) are not material planning considerations  The land in question is within the Green Belt. The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. The review found that the overall impact of development on the site on Green Belt purposes was limited. It recommended that the site could be considered for release under exceptional circumstances In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.

268 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

 Issues such as overlooking, screening and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application.  The Local Plan will provide certainty for local communities and developers through policies guiding the overall level and location of development. Planning applications must be determined in accordance with the Local Plan unless material considerations indicate otherwise.  The Highway Authority consider the site may be acceptable subject to detail of access design and visibility. It would need to be developed with WE027 to be adequate for adoption as highway.  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  Any new development taking place will be subject to policies contained within the new Local Plan, which seek to protect the character of the area is considered  The Environment Agency consider there are known flooding issues in the area and The Staffordshire Local Lead Flood Authority have it on their records as a flooding hotspot . The EA have requested a level 2 SFRA to be completed if the site is to be considered for allocation.  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites have been proposed.  Policies in the Local Plan will require an element of new housing provision to be affordable  If the district council considered that a development they may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts  There is a policy in the Local Plan regarding the pollution

Preferred Options Local Plan July 2017

This site was not included as a Preferred Option by the Council in July 2017.

Developer/Agent/Owner Land owner has objected to the non-inclusion of this site in the Local Plan through their agent.

Council Response The site was previously included in the Preferred Options Sites and Boundaries consultation 2016 but was not taken forward in the current Plan. The Local Plan

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Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

seeks to allocate sites to help meet the District’s housing requirement not all sites previously considered are needed to meet the housing requirement.

The site suggested is in the Green Belt. The Council needs to demonstrate exceptional to remove land from the Green Belt, in this case it is considered there are no exceptional circumstances.

The Environment Agency identified potential flooding issues.

Local Plan Publication (Submission Version February 2018)

Site suggested as a residential site.

Council Response

The omission site WE013 is in the green belt and was assessed as a B site in the SHLAA. It was included in the Site Options consultation 2015 and the Preferred Options Sites and Boundaries consultation 2016

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas including the land off Ash Bank Road in Werrington which is in the green belt. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances justify the release of this site from the green belt.

The Environment Agency identified potential flooding issues for this and the adjoining site WE027 in their comments to the Preferred Options Sites and Boundaries consultation 2016 and that the flood risk to the site should be quantified as it may affect the deliverability of the site. Staffordshire Lead Local Flood Authority have it on their records as a ‘Flooding Hotspot’

270 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE013 Land west of Little Ash Farm Ash Bank Road

WE027

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Werrington

WE027 Land at Little Ash Farm Ash Bank Road

Local Plan Process  Site suggestion from the SHLAA  Included in the options consultation July 2015  Included in the Preferred Options consultation April 2016  Not included in Preferred Options Local Plan July 2017  Not included in Submission Version Local Plan (February 2018)

Current Position Site taken not forward into Submission Version Local Plan:  The site is in the Green Belt the NPPF states sites should only be released if there are exceptional circumstances, in this case it is considered there are no exceptional circumstances.  On planning balance the Council has concluded that the allocated sites are the most appropriate solution for the Rural Areas and minimise the release of green belt land

Key Issues  Green Belt site. Green Belt Review considers it is acceptable for release. Exceptional circumstances would need to be demonstrated.  Landscape, Local Green Space and Heritage Impact Study August 2016 identified that the site is of low landscape sensitivity and is suitable for development in heritage terms,  Access can be achieved site would need to be developed with WE013,  Significant potential flooding issues EA requested SFRA level 2.

Site Information

Greenfield/ Built up area Est. Area Density Ownershi Site details brownfield boundary/country housin (ha) per p status side g hectare capacit y Greenfield Green belt 20 0.64 31 Land  Vacant available grassland  Mature trees along boundary  Stream to the east  Site slopes down to the stream  Public footpath  Two grade II listed buildings within 400m

Evidence Base

Local Wildlife Assessment (ECUS, 2017) (WE013 & WE027) Ecus Ltd conducted Local Wildlife Site (LWS) Assessment of the site in 2017 in order to establish potential SBI/BAS status against Staffordshire Wildlife Trust criteria.

272 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE027 Land at Little Ash Farm Ash Bank Road

The habitats on site were of nature conservation value at the site level only. These habitats are not listed as important habitats in the Staffordshire SBI guidelines and therefore the site does not currently qualify for consideration as an SBI or as a BAS under these criteria. Species recorded on site were common and widespread both at a county and national level and it is considered unlikely that the site supported notable protected species. No species listed as important in the Staffordshire SBI guidelines were recorded and therefore no part of the site currently qualifies for consideration as an SBI or as a BAS under these criteria. Prior to any future development, the site should be checked again for signs of badger activity and an activity survey should be conducted to determine the use of the site by bats. It would be necessary to conduct nesting bird checks before vegetation clearance or other disturbance during the bird breeding season. Japanese knotweed and Indian balsam occurred on site. Extended Phase 1 Habitat Survey 2015 Not assessed

Landscape & Settlement Character Assessment 2008 Within important landscape setting to the settlement.

Landscape, Local Green Space and Heritage Impact Study August 2016 Ash Farm Landscape Land to the rear of linear development on the A52, to the east of Ash Farm. The site has low visual prominence and is generally enclosed by development and vegetation, although the vegetation on the southern boundary is more sparse. Additional planting could be undertaken on this boundary to create a vegetated edge to the settlement. Existing development surrounding the site does not contribute towards a well-defined settlement edge, and development of the site could improve this. Site is of low landscape sensitivity.

Heritage There are two Grade II Listed Buildings within the 400m buffer. Due to the intervening buildings, there was no intervisibility between the site and the assets. Development would be highly unlikely to adversely affect the settings of the assets. The site lies within the HLC zone CWWHECZ 1 (Historic Environment Character Assessment 2010). Development in this area would unlikely adversely affect the HLC as a whole. Site suitable for development in heritage terms.

Green Belt Review November 2015 (Appraised sites according to their contribution to Green Belt Purposes) Sites WE013 & WE027 assessed together. Check Sprawl: Limited contribution Maintain Separation: Limited contribution Prevent Encroachment: Contribution Preserve Setting: Contribution Overall Impact of development on Green Belt Purposes: Limited Two parcels which are part of the southern extent of Werrington, and development of which would be part of the visual envelope of the settlement. The southern boundary of the sites is weak, being a discontinuous tree belt, but development would not

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Werrington

WE027 Land at Little Ash Farm Ash Bank Road

create a significant intrusion into open countryside. Part of the land identified in the LCA as making a contribution to the setting of the settlement Recommendation: Consider for release. Release under Exceptional Circumstances should be accompanied by extension of the Village Boundary

Habitat Regulation Assessment Initial Findings Preferred Option 2016 No potential impact pathways identified

Sustainability Appraisal

Sustainability Appraisal Submission Version June 2018

The proposed delivery of circa 20 dwellings is considered to have a significant positive effect, as could the site’s accessibility to services and facilities. Similarly, the site’s to areas of open space is likely to have a positive effect. However, the site’s accessibility to areas of existing employment which would have a significant negative effect, as would the site’s proximity to designated assets. Similarly, the development of greenfield land (indicated on the predictive map of Best and Most Versatile agricultural land as within an area likely to be urban) and the site’s proximity to historic assets is assessed as having a negative effect.

Options Consultation July 2015

Statutory bodies/stakeholders Werrington PC - object – If developed with WE013 would not maintain building line and encroachment into green belt. SCC Highways: may be acceptable subject to detail of access design and visibility. Would need to be developed with WE013 to be adequate for adoption as highway. Developer/Agent – Land available (2 agents comments summarised below on behalf of 2 owners)

Public response 102 comments - 98 support and 4 objections. Issues raised: Objections  Infrastructure - Schools  Infrastructure - Traffic / Transport – entrance to the site is a busy main road.  Infrastructure – Other – Impact on doctor’s surgery and schools.  Landscape - Protection of footpaths and wildlife required. Loss of unobstructed views to Stoke.  Nature Conservation fields home to wildlife  Flood Risk  Amenity (e.g. noise, privacy, loss of light) – Loss of privacy from rear gardens. Detrimental affect on enjoyment of existing rear gardens, restricting views  Scale of development - Planning Creep on adjacent sites on rural areas.  Other – Decrease value of housing. Much larger areas suitable for housing. If developed with WE013 would not maintain building line and be substantial encroachment into greenbelt. Other suitable sites at Tregaron Court/Langton Court, Werrington and off Hillside Road/Lansdowne Crescent, Support  Infrastructure -Traffic / Transport – site accessible from major road network) Existing footpath potential to offer access and egress onto Ash Bank Rd has good visibility.  Infrastructure – other – close to local services and good public transport links.

274 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE027 Land at Little Ash Farm Ash Bank Road

 Landscape - development does not extend past the southern most edge of Werrington. Development either side of HMYOI does not extend settlement boundary significantly.  Flood Risk – unaffected by flooding  Scale of development - HMYOI already prominent feature in landscape. Site well enclosed by surrounding devt and existing vegetation means limited impact on wider landscape.  Other – limited impact on heart of village. Accords with spatial aims of core strategy. Site is economically viable. If whole site not taken forward northern part could be considered as possible infill. Owner happy to develop this site for housing

Council response –

Staffordshire County Council say that Werrington Primary School currently has sufficient capacity for the likely number of pupils generated from the overall level of development. Werrington High School is projected to have insufficient capacity and the District Council will work with the County Council to identify an appropriate solution.

The Highway Authority has highlighted that land would need to be developed in conjunction with WE013.

New development is the main way to deliver new or improved infrastructure e.g. more residents may support additional medical facilities. Infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.

The Council has a Landscape & Settlement Setting Study and this site has been identified as being important to the landscape setting of the settlement. The Council will shortly be commissioning a Landscape Impact Study to assess all sites selected as preferred options and suggest mitigation measures where appropriate. The results of this will feed into the Submission Version of the Local Plan.

The land in question is within the Green Belt. In order for Werrington to accommodate new development, the Green Belt boundary will need adjustment as there are not enough sites in the existing settlement boundary to accommodate the level of development needed. The Council has recently completed a Green Belt Review in order to assess parts of the Green Belt where minor adjustments can be made without having an impact on the function of the Green Belt as a whole (as defined in government planning guidance). This study recommends that WE027 is considered for release from the Green Belt.

The Council has recently completed a Phase 1 Ecological Study for the District. This assessed sites included in the Site Options consultation. The site survey results will be used as part of the site selection process. Any other sites which come forward and are potentially suitable for development will also need to be assessed.

Amenity – issues such as overlooking will be assessed in detail once a site layout has been determined at the time a planning application is received and residents will have the opportunity to comment on the content of that application. Views from individual properties are not protected in planning law.

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Werrington

WE027 Land at Little Ash Farm Ash Bank Road

Public footpaths can be retained or re-directed.

In terms of the suggested areas for development – land adjacent to Tregaron Court/Langton Court has been assessed and is not considered suitable for development due to constraints. Land off Hillside Road/Lansdowne Crescent is public open space.

Preferred Options Consultation April 2016

Statutory Bodies

Historic England, Severn Trent, Natural England, United Utilities, Staffordshire Wildlife Trust, Woodland Trust, Coal Authority, No site specific comments

Sport England WE013 and WE027 - The proposal appears to lead to the loss of a football pitch and tennis court. This is not in accordance with NPPF 74 unless the sports facilities are going to be replaced. If so this needs to be a requirement in the Local Plan document

SCC Education In the rural area there may be a necessity for additional Primary and First school places in Brown Edge, Endon and Forsbrook due to limited capacity at schools in those areas. There is also likely to be pressure on Middle school places in the rural area and at Blythe Bridge, Endon and Moorside High Schools. As around 46% of the housing requirement for the rural area is proposed to be delivered through small sites provision it is not easy to predict which schools the children from those houses will seek to attend. This is more acute at Primary/First school level where the geographical area that school draws from is smaller than that of a Middle/High school that draw from a wider area. We will need to work through this with you in more detail to understand the potential infrastructure projects required and how they may be funded, which is covered in more detail below under the heading ‘infrastructure provision’.

SCC LLFA – Flooding hotspots nearby, potential flood risk issues, recommend reference in policy to early engagement with County Council, need for flood risk assessment.Sites WE013 & WE027 need to be developed together

Environment Agency- If it is decided to continue with sites in the floodplain or likely to be following the application of the Sequential Test, then further work in the form of a Level 2 SFRA will be required for the following site: WE013 which along with WE027 is adjacent to Watercourses with no mapped floodplain. This does not mean the site is within Flood Zone 1. It is imperative that the flood risk to these sites is quantified prior to final submission as it may affect the deliverability of the sites, particularly the smaller ones in Werrington. Because in both cases the sites are adjacent to each other, producing one model for each is more cost effective than needing to for individual sites. Biodiversity – ecological appraisal needed. Evaluate the ecological features of interest and potential impacts upon them. Every effort should be made to re- naturalize watercourses, including de-culverting & easements to help promote blue and green corridors and networks. Impacts on water quality need to be assessed, particularly the cumulative impact to ensure the relevant WFD waterbodies do not deteriorate.

276 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE027 Land at Little Ash Farm Ash Bank Road

Werrington Parish Council  Concerned about traffic problems especially along Ash Bank Road, capacity of local infrastructure such as schools and doctors, protection of Green Belt from large scale housing development, prefer that the potential for infill sites should be explored together with additional sites (land off Whitmore Avenue and land off Radley Way) as an alternative to those put forward in the Preferred Options Document, disagree with some of the conclusions from the Green Belt Review. (Table included with their letter stating which sites they agree and disagree with).

Preferred Options Sites Support – WE069, WE013, WE027 Object – WE053, WE052, WE003

Other sites supported (WE048, Field in Ash Bank Rd [close to Stoke boundary / Brookhouse Lane], Former Builders Yard in Winterfield Lane, Open Space off Whitmore Ave, Open land off Radley Way).

Public Response Issues raised Impact on wildlife Disturbance to residents during construction Loss of privacy Loss of property value Reduce gap between Werrington & Stoke Could lead to further development Traffic/congestion already an issue on A52- A52 A53 are at capacity Dangerous for school children walking on narrow footpath Need speed reduction measures Will increase traffic Green Belt site If Young Offenders Institute closes a large site will become available Lack of infrastructure Do not want more shops takeaways which will lead to an urban environment Build new village towards Tean/Bythe Bridge with easy access from A50 to surrounding areas Lack of facilities and infrastructure - school capacity doctors shops Drains inadequate Flooding an issue Development should be spread through the village not concentrated at the top. Could be linear development inline with existing housing on Ashbank Road and by Winterfield Lane & Clough Lane Reduce open space in Werrington and effect quality of life By filling the gaps will lose the village feel

Council Response  The site is not a designated wildlife site. It was not been assessed in Extended Phase 1 Habitat Survey 2015 if it is taken forward as an allocation consideration will need to be given to the biodiversity of the site.  Problems arising from the construction period of any works, e.g. noise, dust, construction vehicles, hours of working (covered by Control of Pollution Acts) are not material planning considerations  Issues such as overlooking, screening and other impacts on existing residents will be assessed in detail once a site layout has been determined at the time a

Staffordshire Moorlands Local Plan - June 2018 277 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE027 Land at Little Ash Farm Ash Bank Road

planning application is received and residents will have the opportunity to comment on the content of that application.  Property value is not a material planning consideration  The Local Plan will provide certainty for local communities and developers through policies guiding the overall level and location of development. Planning applications must be determined in accordance with the Local Plan unless material considerations indicate otherwise. The policies in Local Plan seek to maintain the character of the area  New development is the main way to deliver new or improved infrastructure/local facilities e.g. more residents may support more local facilities, shops and services. Some infrastructure needs specifically related to a new development will be provided as part of that development e.g. children’s play areas.  National planning guidance states that the Council should assess the quality and capacity of infrastructure to meet forecast demands. An Infrastructure Delivery Plan is being prepared which will identify the infrastructure necessary to support the Local Plan proposals. It builds on the findings of the Development Capacity Study for the Core Strategy. Consultation and work with infrastructure providers is ongoing and their feedback will inform the Infrastructure Delivery Plan and the Local Plan. The Council is working with the Staffordshire County Council to assess the impact proposed development on school capacity, what additional capacity is needed and how this can be delivered.  The Environment Agency consider there are known flooding issues in the area and the Staffordshire Local Lead Flood Authority have it on their records as a flooding hotspot . The EA have requested a level 2 SFRA to be completed if the site is to be considered for allocation.  The Highway Authority consider the site may be acceptable subject to detail of access design and visibility. It would need to be developed with WE013 to be adequate for adoption as highway.  The land in question is within the Green Belt. The NPPF states that once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. The Green Belt Review Study provides a strategic review of Green Belt purposes and a more detailed site-based assessment of land which could be considered for review. The review found that the overall impact of development on the site on Green Belt purposes was limited. It recommended that the site could be considered for release under exceptional circumstances. In order to release a site from the Green Belt the Council must be able to demonstrate that exceptional circumstances exist. Consideration needs to be given to all the relevant evidence to determine the overall suitability of the site for release from the Green Belt.  There is not enough brownfield land or sites or infill sites in settlements to meet the District’s proposed housing requirements so green field sites have been proposed.  Policies in the Local Plan will require an element of new housing provision to be affordable  If the district council considered that a development they may adversely impact on local air quality then the applicant is required to undertake air quality assessments to identify these issues and develop options to mitigate these impacts  There is a policy in the Local Plan regarding the pollution

Local Plan Publication (Submission Version February 2018)

Site suggested as a residential site.

278 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Werrington

WE027 Land at Little Ash Farm Ash Bank Road

Council Response

The omission site WE027 is in the green belt, the Local Plan proposes no changes to this designation. It was assessed as a B site in the SHLAA. It was included in the Site Options consultation 2015 and the Preferred Options Sites and Boundaries consultation 2016.

The Local Plan allocates sites for residential development in order to meet the District's housing requirement. The distribution of development is detailed in policy SS3, development will be located in accordance with Spatial Strategy across the towns and Rural Areas. The distribution of development is broadly in line with the Core Strategy with minor adjustments to the Rural Areas and Cheadle, which reflects green belt constraints and the availability of suitable sites outside the green belt around Cheadle. The net housing requirement will be met from site allocations set out in in policy H2 and windfall allowances for each area based on past trends set out in policy SS4. Policies SS 8, SS 9 and H1 allow for residential development in defined circumstances in the larger villages and modest growth on the smaller villages. Development should be of an appropriate scale for the Spatial Strategy and where applicable in accord with national green belt policy.

The Rural Areas is heavily constrained by the green belt. The Local Plan allocates six sites for residential development in the Rural Areas. In line with government policy the Local Plan only seeks to remove land from the green belt for residential development where exceptional circumstances exist. The NPPF states that once established Green Belt boundaries should only be altered in exceptional circumstances and the Housing White Paper Fixing our Broken Housing Market (February 2017) reiterates this commitment. It is considered there are no exceptional circumstances justify the release of this site from the green belt.

The Environment Agency identified potential flooding issues for this and the adjoining site WE013 in their comments to the Preferred Options Sites and Boundaries consultation 2016 and that the flood risk to the site should be quantified as it may affect the deliverability of the site. Staffordshire Lead Local Flood Authority have it on their records as a ‘Flooding Hotspot’

Staffordshire Moorlands Local Plan - June 2018 279 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

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WE027 Land at Little Ash Farm Ash Bank Road

280 Staffordshire Moorlands Local Plan - June 2018 Staffordshire Moorlands Local Plan Topic Paper Site Allocations - Rural Areas

Gypsy and Travellers Assesments

Staffordshire Moorlands Local Plan - June 2018 281 282 Staf

Staf 11 Gypsy and Travellers Assesments fordshire fordshire Moorlands Moorlands Local Local Plan Plan T opic - June Paper 2018 Site Allocations - Rural Areas SITE CODE Site address Grid Site identification Site Safe and convenient vehicular and The site must be large The site is reasonably The site should not be Adequate levels of Sites or features of Green Belt commentary Availability Achievability Suitability DELIVERABILITY Site comments Ref [eg general planning area pedestrian access to the site enough to provide for accessible to shops, detrimental to amenities privacy and residential natural, historic or CLASSIFICATION app refs] (Ha) adequate on site schools and other of adjacent occupiers amenity for occupiers archaeological value facilities for parking, community facilities on should not be harmed storage, play and foot, by cycle or public

residential amenity transport Staf TR001 Land south of 395830/ 03/01195 etc 1.027 SCC Highways Officer states Site appears large SCC Transport: Service Some industrial uses to see left There appear to be none Not in Green Belt. "--" "-" "+" "--" Site excludes FZ 3 to Uttoxeter Road, 341000 "existing access is narrow. Will enough for 6‐8 pitches 6A between Blythe SE/builders merchants to affected. However note SW (as BB021 does). Blythe Bridge need to be widened and etc based on Bridge, Longton and NW/ railway line to SW Council's Phase I Urban features on improved". (New housing assumptions in preferred Hanley passes the site and housing to N and E. ecological survey of site 3xsides - no visual development onto Uttoxeter Road Options Booklet (ie 150‐ every 20 minutes. But site large enough to in 2014 concluded " the impact. Not all site fordshire and adjacent watercourse ‐ narrow 250m2 per pitch) Additional journeys on accommodate buffers as site could potentially would be needed. But access point between watercourse route 31 operate past necessary, including qualify as an SBI for its proximity to housing. and no. 234 Uttoxeter Road). Only the site every 2 hours from road (and also potential floral diversity" Very close to facilities. other option would be through between Cheadle, Blythe amenity internally with an appropriate re‐ SCC Highways comments may affect third part land to NW (builders Bridge, Longton and between pitches). Site survey of the site achievability/deliverabi merchants storage area). Hanley. Centre of site well screened from recommended to this lity. Ecology survey Uttoxeter Road wide carriageway under 180m from outside given effect prior to recommends could be (two‐way traffic) 5.8m wide. central crossroads of surrounding uses. authorising any SBI. Understood Generally well pavemented village ‐ shops, library, development on the site. owner will not release between centre of village and High School/6th form . 2 for any use. Not in Moorlands railway station, pedestrian further primary schools FZ3 (smaller area crossings etc; and to west to Meir within 300m. Village only) but roundabout. Almost continuous hall, medical centre and precautionary EA pavements run (on at least one adjacent playing fields comments. EH raise side of road) between Blythe under 800m E E. Railway possible amenity Bridge Draycott/Upper Tean/Fole; station under 500m W. issues (industrial and and between Upper Tean to Bus stops adjacent site. train noise). Freehay and Cheadle. Meir roudabout (Tesco etc) 2km W.

TR002 Land at 459 396777/ 10/00089 +10/00057 0.53 Site has direct gated wide access Site appears large SCC Transport: Service Storage building see left. Also about Listed building curtilage Site is in Green Belt "--" 0 "++" 0 Hardstanded plot Uttoxeter Road, 340766 etc splay onto A521 (wide dual enough for 6‐8 pitches 6A from Blythe Bridge to adjacent to SW 120m from Blythe Vale under 70m to west. But however almost abuts roadside of a rear field which appears to have Blythe Bridge, ST11 carriageway). Almost continuous etc based on Longton and Hanley (SMD/2014/0342) Northern Gateway site well screened from current village Local 9NT. pavements run (on at least one assumptions in preferred stops around 300m from approved as dwelling. (R.I.S.) preferred option, roadside. development boundary undergone landfilling - side of road) between Blythe Options Booklet (ie 150‐ the site. Additional Some other dwellings which may attract future and abuts buildings. Site but appears no Bridge Draycott/Upper Tean/Fole; 250m2 per pitch) journeys on route 12 further west on commercial uses (and also identified for landfilling presently and between Upper Tean to between Fulford, Uttoxeter Road. But site has outline light potential release from authorised. Greenbelt. Staf Freehay and Cheadle. SCC Stallington and Longton large enough to industrial consent). GB in GB Review. With Recent activities Highways state that they have no stop around 300m from accommodate buffers as respect para 89 NPPF related to B2 activities have not been

objections or problems with this the site. Village hall, necessary, including (redevelopment not Plan successful achieving site. medical centre and from road (and also involving greater impact CLEUDs, so

fordshire playing fields under amenity internally upon Green Belt presumably the site is 500mW of site. Village between pitches). Also openness) site is 'empty' since there are central crossroads note site could in theory brownfield with some no authorised uses. (shops/library/High be extended to north (all structures on site but Well screened; good School/6th form) under BB087). Site well not clear if these are access. Given 'amber' T 900m W; 2 x further screened from roadside. authorised. Para 89 also Green Belt opic primary schools under provides for 'limited commentary because 1km. Railway station infilling in villages'. recommended from under 1.3km W. release in GB Review. The smaller site area (excluding rear BB087 Moorlands field) does not fall in Paper FZ3 but precautionary EA comments. Owner preference for Site Allocations Local Plan - - June Rural 2018 Areas 283 284 Staf Staf fordshire fordshire

TR003 Chardni Cottage' 396885/ NA 0.1 Site has direct access splay onto Entire site (as Service 6A from Blythe Adjacent to car repairs Adjacent car repairs There appear to be Site within Green Belt; "--" "+" "+" "-" No planning history - /Roadhouse Café, 340636 A521 (wide dual carriageway). SCC redeveloped) extends to Bridge to Longton and garage. Nearest dwelling business may generate none, apart from listed not on edge of appears to be Draycott Road, Highways Officer advises that about 0.1ha; suitable Hanley (hourly or better) approx 50m to east. noise during daytime building curtilage approx settlement (approx café/restaurant which Blythe Bridge, ST11 accessing site is ok. Almost layout may appears to stop around Other dwellings to west hours. Small site so 210m west of site. 200m away); approx has changed 9NR. continuous pavements run (on at accommodate approx 6 500m from the site. further away. Small site, internal layout would 50m fromBlythe Vale ownership - BUT least one side of road) between pitches. Additional journeys on limited opportunity to require careful Northern Gateway UNDERSTOOD HAS Blythe Bridge Draycott/Upper route 12 between accommodate buffers, consideration. Set off commercial site (outside COMMENCED Moorlands Tean/Fole; and between Upper Fulford, Stallington and including from busy distance from busy A521 Green Belt). With OPERATING AGAIN Tean to Freehay and Cheadle. Longton stop around A521. may require respect para 89 NPPF AFTER PERIOD OF Moorlands VACANCY, SO There is also a footpath crossing 700m from the site. consideration in design. (redevelopment not ASSUMED NO the central reservation directly Village hall, medical Also under 50m from involving greater impact LONGER north of the site, to facilitate centre and playing fields Blythe Vale Northern upon Green Belt AVAILABLE. Small crossing the dual carriageway. about 650m W of site. Gateway (R.I.S.) openness), TR003 is a Greenbelt site. Village central preferred option, which brownfield site with Hardstanded and crossroads may attract future existing two‐storey good access. If (shops/library/high commercial uses (and building and other developed whilst there school/6th form) about has outline light structures. Para 89 NPPF would be visual 1050m away; 2 further industrial consent). So also provides for 'limited impact, loss of 2 primary schools under careful consideration infilling in villages'. storey building would 1.2Km away. Railway would be required improve openness. Local station 1.4km W. regarding the Adjacent MOT garage appropriateness of currently operating. Local sound attenuation measures around the site.

TR005 Caravan Site 402330/ 10/01062/FUL, 0.078 SMD/2014/0572 grants temporary Site covers approx Site lies approx 650m Some dwellings within Approved internal layout None identified. Not in Green Belt. "++" "++" "+" "+" Mixed Plan Adjacent To Rose 338248 SMD/2017/0820 ETC permission subject to access layout 760m2; and appears from First 50m. Approved internal to temporary permission brownfield/greenfield Cottage, Uttoxeter in approved site plan. Officer's equiavlent to 3x pitches. School/playing fields layout to temporary which is limited to 3x elements, small site.

Plan Road, Checkley, report states :"The Inspector Conditions to temporary (Checkley); 500m from permission. pitches only. Some Perimeter foliage and ST10 4NA. considered the issue of site access planning permission Primary School (Upper dwellings within 50m; fencing. But could be at appeal. The access has already restrict usage to to that Tean, via rights of way); cricket club within 50m extended by existing been laid out appropriately with a of 3x touring caravans another is about 1km to west. Site abuts access points, on land T dropped curb and in accordance only, to ensure that (Upper Tean). Village Uttoxeter Road but to rear. Already with the submitted and approved adequate space and halls within 500m ‐ approved layout has permanent consent opic SMD/2017/0820

- site layout plan. No issues are facility is available on 650m. Medical centre pitches to the rear (February 2018) on raised by this.". A planning site (site plan illustrates and shops in Upper Tean (south) of the site.

June site - land to the rear condition prevents the gating of this). Site may be too approx 2270m away. in multiple the access on highway safety small for 6‐8 pitches etc. Further facilities and ownerships. Unclear if grounds. The carriageway is 6‐7m shops in Cheadle centre any of this would be Paper wide, two‐way traffic. Almost under 6km away. available, if site continuous pavements run (on at Churches/chapels at required to extend. least one side of road) between Fole/Lower One of these owners

2018 Blythe Bridge Draycott/Upper Tean/Checkley/Upper confirmed in writing Tean/Fole; and between Upper Tean; pubs at April 2016 that they Tean to Freehay and Cheadle. Checkley/Lower have no intention to Tean/Upper Tean. Sits sell.

along no. 32 bus route Site (Hanley‐ Uttoxeter), hourly or better; bus stops near site. Adjacent cricket pitch TR006 Cresswell former 397593/ NA 0.21 Currently a set back gated access Site appears just about Site lies close to bus Pub building 27m away; Site runs adjacent to Listed church cemetery Not in Green Belt. "--" "+" 0 "--" Brownfield. Outside -

Railway Station 339305 from west of Cresswell Road (wide large enough for 6‐8 stops along route 12 farm within 50m. Site regularly used Stoke to within around 150m to abutting - greenbelt. Allocations 6+m two‐way carriageway). SCC pitches based on (Fulford‐Longton‐Stone), should be large enough Derby line, is 'narrow' east (church further Central to washed Highways Officer comments that it assumptions in preferred less than hourly service. to incorporate buffers site only around 30m away). over Cresswell. Could would be preferable to "..close Options Booklet (ie 150‐ Business Park around etc. from line at widest in theory be extended both accesses and create new one 250m2 per pitch); 100m to south; pub 80m point; and road on to include storage centrally to the Old Cresswell Road however consideration to north; church under opposite side. Also building/curtilage on frontage". Cresswell Road must be given to set off 300m east; cricket club approved industrial SW edge and part of generally well pavemented to distances, especially under 300m north; building to east greenfield land to immediate east (see Cresswell village to south; and to from railway line (and leisure centre/playing SMD/2016/0137 abuts 11/00210). Small site Draycott to north apart from short both roads) in design fields under 700m north. to east (not yet which may be stretch north Izaak Walton pub. layout; as well as any Draycott village hall (and constructed). Careful adversely affected by Cresswell Old Road not internal elements church) under 1200m consideration would be noise/disturbance of pavemented. Almost continuous (access road/amenity north. Range of shops, required regarding the adjacent land pavements run (on at least one space etc). and facilities in Blythe achievement of British uses/railway/roads, - side of road) between Blythe bridge centre under Noise Standards upon and achievement of Bridge Draycott/Upper Tean/Fole; 3.2km away. this site; and therefore 8xpitches in layout Rural and between Upper Tean to whether any further on (based on preferred Freehay and Cheadle. site sound attenuation options assumptions measures would be on pitch size) may be required. challenging. Owner does not appear willing to release for

travellers site. Areas TR007 Fole Dairy, Uttoxeter 404360/ SMD/2013/0028 , 2.01 Currently 2x wide set back access Large 2ha site. Site Chapel adjacent site. Very large, well screened Very large, well screened Some listed buildings Not in Green Belt. "--" "+" "-" "--" Well established Road, Fole, ST14 337331 SMD/2018/0234 ETC points at NW onto Utoxeter Road; appears large enough for Further churches at site. Some housing north site. Note that, owing to across road, to north 'industrial' dairy 5EH. and NE onto lane. Housing 6‐8 pitches etc based on Checkley/Lower of site within 20‐30m of previous industrial use and east; however site is premises in approval SMD/2013/0028 shows assumptions in preferred Tean/Upper Tean. First boundary. (inc oil storage), heavily screened. Note countryside - vehicular access from NW access Options Booklet (ie 150‐ School/playing fields planning conditions to the ecology report presumed disused.

splay onto Uttoxeter Road and 250m2 per pitch) under 1.5km housing approval require submitted for housing Recent pre-apps for Staf other accesses onto NE+E of site. west(Checkley); primary submission of application raised a residential; and Wide 6‐7m carriageway, two‐way schools in Upper Tean contamination risk limited number of issues; approval traffic. Almost continuous approx 3.9 ‐ 4.4km away assessment/remediation largely the potential for SMD/2013/0028 for residential-led mixed pavements run (on at least one (via public rights of way). scheme as site to be bird nesting on site use scheme on site; fordshire side of road) between Blythe Upper Tean village redeveloped. In the case (requiring site clearance note also Bridge Draycott/Upper Tean/Fole; centre with shops and of traveller pitches, at certain times of year); SMD/2018/0234 and between Upper Tean to facilities, a similar consideration of where the only reference to housing application. Freehay and Cheadle.; but no distance. Pubs at land would be broken bats is roosting in an Large hardstanded pavements further east than Fole; Checkley and Lower (eg for garden areas) in existing building (to be areas within premises - and not along eastern country Tean. Sits along no. 32 relation to potential retained). which is very well lane. SCC Highways additionally bus route (Hanley‐ ground contamination. screened from most state that in relation to use as a Uttoxeter), hourly or aspects (hence high traveller site: "ok". better; bus stops near 3(d) score). Adjacent site. A range of shops listed building setting and facilities in should not be Uttoxeter centre 5.5 ‐ affected. Only Moorlands 6km east. southern edges are affected by FZ3 - these could be excluded from site TR008 Farmbuildings/ land 398428/ None 0.716 SCC Highways Officer: "If a new Site appears large Some local shops on Housing immediately Given scale of site No Site within Green Belt; "0" "+" "+" "+" There are a number of west of 75 Uttoxeter 341591 access is to be used, must be enough for 6‐8 pitches opposite side of road. adjacent, residential considered large enough historic/archaeological abuts Green Belt frontage gaps along Road, Blythe Bridge, appropriately designed and etc based on Tesco Meir retail area area. Site considered to accommodate assets. The ecological boundary with Stoke on this stretch of road ST11 9JG. constructed." Existing wide access assumptions in preferred under 900m W; Blythe large enough however, buffering in design survey to Trent (but over 700m towards the point onto pavement. Wide 9‐10m Options Booklet (ie 150‐ Bridge centre to accommodate buffers layout, including SMD/2015/0201 states away from Blythe Bridge motorway; having carriageway, two‐way traffic. 250m2 per pitch) (shops/facilities/library) in layout. internally between "The site is of no boundary). With respect similar characteristics - A521 has pavements all the way under 1.3km E. Some pitches, and from main ecological/ biodiversity para 89 NPPF the site is greenfield, greenbelt, between Blythe Bridge village Blythe Bridge shops road to south. significance and no greenfield quit close to residential centre (east) and Tesco Meir closer than this. Special further ecological or (farmbuildings); para 89 Local development. roundabout (west). Almost School 350m to E; biodiversity work is NPPF also provides for However there is continuous pavements run (on at primary school 800m SE; required". 'limited infilling in significant 'depth' least one side of road) between high school/6th form, villages'. towards railway line to Blythe Bridge Draycott/Upper library + two further Staf north. Farmbuildings primary schools 1400‐ Tean/Fole; and between Upper selected purely Tean to Freehay and Cheadle. 1700m E. Blythe Bridge because they appear

railway station under disused [but still Plan 1km E. Medical centre 'greenfield']. However fordshire approx 700m E ( a there is some second centre, a village adjacent housing. This hall and playing fields has a 'rurban' fringe are 1.7km east). Bus feel. Some adjacent

stops nearby. Bus service shops (across T 6A between Blythe boundary in Stoke on Bridge, Longton and Trent). Owner position opic Hanley passes the site with respect to every 20 minutes traveller use not TR009 Crown Inn Premises, 400776/ 07/00659/FUL , 0.158 Two separate access points (onto If building were retained There are two Nearest dwellings over The shape of the site, None relevant. Note that Not in Green Belt. "--" "+" 0 "--" Pub and hardstanded Tean Road, 341361 SMD/2018/0153 ETC A522; and Freehay Road). A522 on site, this would minimarkets, pub, sports 50m away. Intervening and being surrounded by recent applications on parking. Already Mobberley, Cheadle, access point almost opposite reduced developable fields, vets within 1.3km screening. Industrial roads would require the pub site have access points. In Moorlands ST10 1TW. TR013 access splay. A522 is 6m area to around 0.125ha N (Cheadle); industrial estate opposite. Existing careful design layout included ecological countryside. Not Paper wide two‐way carriageway; (although in which case estate immediately pub building does not consideration regarding survey of building known if disused. Site Freehay Rd is narrower two‐way building could be used adjacent; two pubs appear in use. set off from roads etc. concluding it to be of could in theory be carriageway, perhaps 4m wide. for on site under 1km on approach Also whether site is moderate value to extended onto Almost continuous pavements run community/facilities to Upper Tean to S; appropriate for all 6‐8 bats/birds; and making greenfield land to (on at least one side of road) use). The shape of the village hall and church pitches. recommendations fro south (across lane) - which appears to be between Blythe Bridge site, and being within 1.4km E further actions in this ex-quarry (although Draycott/Upper Tean/Fole; and surrounded by roads (Freehay). Cheadle respect. there may be Site between Upper Tean to Freehay would require careful centre has range of biodiversity interests and Cheadle.; Freehay road has design layout facilities, including here). Also could link pavement as far as Freehay village consideration regarding hospital, medical centre, with Mobberley Works hall. Residential planning set off from roads etc. primary/secondary/sixth site. Owner position application approved November form schools all within unknown - has Allocations Local 2016 (SCC Highways had no 2.4km; Upper Tean applied for residential objections subject to conditions). centre (shops, medical development recently. SCC Highways additionally state centre, playing fields) Full permission for 6 that in relation to use as a traveller within 1.8km. Two dwellings on this site site: "Access off Freehay Road further primary schools May 2018 would be preferred. Existing access within 2.3km (Upper SMD/2018/0153. off main road". Tean). Sits along no. 32

Plan bus route (Hanley‐ Uttoxeter), hourly or better; bus stops near - - June Rural 2018 Areas 285 286 Staf Staf fordshire fordshire

TR010 Waggon and Horses 398697/ 08/00002 etc 0.186 Two existing gated accesses off Excluding building (if to Petrol station (shop) and Nearest dwelling 30m N; Some set back desirable None identified. Site within Green Belt; 0 "+" "-" "-" Disused Pub premises 346454 A52. SCC Highways Officer "Two be retained) reduces furniture shop adjacent. mostley surrounded by from road. If building not on edge of pub/restaurant in [Parmesan and existing accesses. Visibility is poor area to around 1200m2 JCB approx 3.1km SE. farmland. retained this would settlement (midway greenbelt. Owner Pepper], Leek Road, from the eastern access point. (although in which case Range of facilities require careful between position unknown. Kingsley Moor, ST10 Either the eastern access should be building could be used including hospital and consdieration regarding Cellarhead/Cheadle/King Authorised 2EJ. permanently closed or it should be for on site medical centre in number of pitches sley). With respect para extensions/renovation access only and the western access community/facilities Cheadle centre approx accommodated on site. 89 NPPF (redevelopment s since 2008 do not Moorlands point should be exit only." A52 is use). Some set back 4.1 ‐4.8km SE. not involving greater appear to have been 6.6m wide two‐way carriageway. from A52 may be Primary/secondary/sixth impact upon Green Belt commenced. Debris Moorlands strewn. Removal of Only intermittent stretches of desirable. It appears that form schools(playing openness), TR010 is a pub for traveller site pavement on A52 to west (largely adjoining land parcels to fields) in Cheadle 4.5‐ brownfield site mostly redevelopment may in between Consall Scout Camp east and west may be in 5.5km from site. Primary comprised hardstanding, improve openness, access and A522 junction); and same ownership given school/playing fields and with single two‐storey but this roadside site village hall in Kingsley after March Lane junction towards planning history. building on site. would still be highly Cellarhead. No, or very narrow under 3km E; Kingsley visible. Benefits from intermittent pavements east along Holt facilities within being equidistant from A522 until JCB on outskirts of 4km. Werrington High Cheadle/Kingsley/Cell Cheadle; and none on A52 until School, and some arhead; although outskirts of Kingsley. facilities at Cellarhead accessing many under 3.7km facilities in Local W(Werrington centre Cheadle/Werrington within 5.5km). School etc would probably Local and facilities within necessitate private 4.8km at Wetley Rocks. vehicle or bus use. Sits along no. 32 bus Owner position route (Hanley‐ unknown TR011 Land adj 400267/ 79/07678 1.212 Existing narrow gated access to Large site, appears large Village centre between Large site, well screened Large site, well screened None identified. Not in Green Belt. 0 "+" 0 0 Large irregular field Plan 'Rocklands', 92 339842 adjacent land parcel (SHLAA enough to accommodate 800m‐1000m east. around perimeters; around perimeters; with housing on 2x Draycott Road, UT005) only. Unclear if both sites 6‐8 pitches etc. Based on Range of facilities housing on 2 sides only. housing on 2 sides only. sides, open fields to

Plan Upper Tean, ST10 under same ownership. assumptions in preferred including shops, pubs, Site large enough to Site large enough to rear. Housing 4JF. Consideration would need to be Options Booklet (ie 150‐ medical centre, village accommodate set back accommodate set back application in 1979 given whether this access point is 250m2 per pitch). hall, petrol station, rec distances as necessary. distances as necessary. refused. Could available, and if so whether wide Housing on 2 sides but ground etc. Two primary rear/furthest away T enough; and if not whether safe appears to be schools, and church areas from adjacent access point could be created at established strong within 1.2 ‐ 1.3km. housing, be opic developed? Not all

- frontage to TR011. SCC Highways perimeter screening on Cheadle centre around site would be needed. Officer "Does not appear to have all 4 sides. 4.4km north; Blythe

June FZ3 to affects small an existing access point. Access Bridge centre around area at northern constructed to appropriate 4.5km west. No direct boundary, but not standards and visibility will be bus routes along this considered to affect Paper required". Draycott Rd is 7+m two‐ stretch of Draycott Road developability. Owner way carriageway. Almost ‐ however the no. 32 bus position with respect continuous pavements run (on at route (Hanley‐ to traveller use not

2018 least one side of road) between Uttoxeter) passes known. Blythe Bridge Draycott/Upper through Upper Tean, Tean/Fole; and to north to Freehay hourly or better; and and Cheadle. Draycott village to the

west lies along route no. Site 12 (Fulford‐Longton‐ Stone, less than hourly). More regular buses along route 6A from TR012 Parcel of land 396947/ NA 0.678 Site has existing gated access onto Southern areas of site Secondary school One farmhouse within See left. Site large Listed curtilage approx Site lies within Green 0 0 "-" "-" Well screened

opposite (east) of 347122 Blakeley Lane approx 68m north of are heavily wooded; (Werrington) under 40m SE; two others enough to allow for 65m to SW. Intervening Belt, over 1.2km from 'scrubby' rectangle of Allocations Richmoorhill Farm, crossroads; no further vehicular however even excluding 1.9km west; Primary within 70m to W. separation between foliage at both sites. Cellarhead. Not in a land - doesn't appear Kingsley Road, nr access points noted. One‐way these site appears large school and rec ground Nearest farmholding to pitches etc. Set back recognised settlement. brownfield. No access Cellarhead. traffic only on Blakeley Lane enough for 6‐8 pitches (Wetley Rocks) under west appears to be car from busy main road Greenfield site, no point, but abuts A522. (which is 4‐5m wide) ‐ northwards etc based on 2.9km north; sales business. Main may require buildings. Some adjacent towards A522 junction (Wetley assumptions in preferred Werrington centre road separates site from consideration. Already farmbuildings. Rocks). SCC Highways Officer: Options Booklet (ie 150‐ including library/medical other two farms. Heavy established foliage to Greenbelt. Would "Existing access onto Blakeley Lane 250m2 per pitch). centre/village foliage screening along southern boundary. need to consult SCC MPA (mining history ok to be used, but would need to hall/shops/primary southern edge of site silica sand/fire clay). be surfaced and gates set back school under 3.6km (intermittent along W); Accessing many 10m. No direct access onto A52. west; primary school but other western farms facilities in Part of Blakeley Lane is one way (Kingsley) under 4.7km also have some Cheadle/Werrington perimeter foliage. Site due to accident history at the east. Cheadle town etc would probably crossroads. Wouldn’t like to see centre (including large enough for necessitate private - increase in use of these hospital, medical centre, screening/buffers, as vehicle or bus use. crossroads." Only intermittent and a number of required. Owner position not Rural stretches of pavement on A52 to primary/secondary/6th known. east (largely in between Consall form schools etc) within Scout Camp access and A522 5.8 ‐ 7.3 km. JCB Cheadle junction); no pavement to west under 4.7km SE. Kingsley until March Lane junction towards and Kingsley Holt village Cellarhead; virtually no pavement centres 4.5 ‐ 6km east.

along Blakeley Lane north, or Sits along no. 32 bus Areas Whitehurst Lane south until route (Hanley‐ outskirts of Dilhorne Uttoxeter) hourly or TR013 Mobberley Works, 400692/ 87/415 etc 0.495 SCC Highways Officer: "Visibility The extent of northern There are two One dwelling 60m to Industrial area (haulage None identified; Site within Green Belt; 0 "+" 0 0 Technically greenfield, ST10 1TZ - northern 341396 improvement (cutting back of areas of site covered by minimarkets, pub, sports south but this is beyond and vehicle repairs?) to however findings of not on edge of although probably unwooded areas vegetation) on main road frontage thick foliage may have fields, vets within 1300m the industrial area which immediate south (units ecological survey to settlement ‐ Mobberley used as overflow only would be required...Access from varied over the years. A (Cheadle); industrial is immediately south. are 40m away); also TR009 pub may be not identified settlement parking to southern the side road only" .Wide (double‐ current approximate estate immediately Pub building opposite main road to east. So partally relevant (midway between units.

carriageway) access splay serving measure of the site area adjacent; two pubs unoccupied. layout design would (bart/bird flight Cheadle/Upper Tean). Greenbelt.Western Staf industrial estate onto A522 excluding substantially under 1km on approach require careful patterns). Also western With respect para 89 section has had (approximately opposite one of wooded areas reduces to Upper Tean; village consideration regarding river corridor NPPF (redevelopment approval for various the TR009 access points). area to, perhaps, hall and church within sound (Mobberley Brook) may not involving greater industrial units in 1987, but never Considered that access serving 0.19ha. Also the 1400m (Freehay). attenuation/buffers, set have ecological value. impact upon Green Belt constructed. Proximity fordshire TR013 could feed off the northern proximity to the Cheadle centre has back distances etc, Tree surveys may be openness), TR013 could to southern industrial side of this. A522 is 6m wide two‐ southern industrial range of facilities, especially given size of required on this site in be argued to be uses may be way carriageway. Almost estate buildings (30m including hospital, (unwooded) site. advance of brownfield as may be problematic continuous pavements run (on at away) would require medical centre, development. curtilage to industrial (amenity)? Good least one side of road) between careful design primary/secondary/sixth units to south; however access stub. Could Blythe Bridge Draycott/Upper consideration with form schools all within has no buildings on site. link with Crown Inn Tean/Fole; and between Upper regards amenity 2.4km; Upper Tean Para 89 NPPF also site? Net area smaller, Tean to Freehay and Cheadle.; (haulage, vehicle centre (shops, medical provides for 'limited approx 0.187ha. FZ3 Freehay road has pavement as far repairs?). centre, playing fields) infilling in villages'. to small portion at as Freehay village hall. within 1.8km. Two west would not impact further primary schools deliverability. Owner within 2.3km (Upper position unknown. Moorlands Tean). Sits along no. 32 bus route (Hanley‐ Uttoxeter), hourly or better; bus stops near TR014 Field west of 'Bank 399868/ NA 0.7+ Notional subdivision of larger field. Notional site area ‐ site Village centre between Only one adjacent See left. Site large None identified. Not in Green Belt. 0 "+" "--" "--" Very large field inb View' Draycott Road, 339800 No existing vehicular access. appears large enough for 1.1 ‐ 1.2km east. Range dwelling 10m to E (and enough to allow for Draycott Road and Upper Tean Creation of access onto Draycott 6‐8 pitches etc based on of facilities including beyond this, children's separation between Breach Lane; only Road would therefore be required. assumptions in preferred shops, pubs, medical nursery); but site large pitches etc. Set back small SE part of it SCC Highways Officer "Does not Options Booklet (ie 150‐ centre, village hall, enough to accommodate from main road may would be needed. appear to have an existing access 250m2 per pitch) petrol station, rec any buffers/set back require consideration. Whilst would abut point. Access constructed to ground etc. Two primary distances, as housing ribbon to appropriate standards and schools, and church appropriate. Already east, would still have high landscape visibility will be required". within 1.5 ‐ 1.7km in thick perimeter foliage Local impact. Owner Draycott Rd is 7+m two‐way village. Cheadle centre along E. Agricultural land position not known. carriageway. Almost continuous around 4.7km north; along other boundaries. pavements run (on at least one Blythe Bridge centre side of road) between Blythe around 4.3km west. No Staf Bridge Draycott/Upper Tean/Fole; direct bus routes along and to north to Freehay and this stretch of Draycott

Cheadle. Road ‐ however the no. Plan 32 bus route (Hanley‐

fordshire Uttoxeter) passes through Upper Tean, hourly or better; and Draycott village to the

west lies along route no. T 12 (Fulford‐Longton‐ Stone, less than hourly). opic More regular buses along route 6A from TR015 Fenced off land 397176/ 83/12263, 0.194 SCC Highways Officer: "Private Suitable layout may Forsbrook centre (shops, Three dwellings Given size of site, design None identified. Site within Green Belt, 0 "+" 0 0 Site is currently parcel north of 341743 SMD/2012/0260 ETC road leading off A521. This would accommodate 6‐8 church, pubs, open (including a farmhouse) layout to accommodate 180m from boundary of accessed off unmade Quabbs Lane, off need approval of fronting owners, pitches etc. Based on space) under 900m from within 20m. Existing 6‐8 pitches with Forsbrook. track short distance Moorlands Forsbrook-Cheadle resurfacing at access and widening assumptions in preferred site to SW. Blythe Bridge thick hedge along SW sufficient amenity Greenfield/brownfield (100m) off A521 (but Paper Road, ST11 9AY. at access onto A521." Existing Options Booklet (ie 150‐ centre (shops, library, boundary and 2m fence spacing would require status unclear (may be if site were ever access splay around 12m wide at 250m2 per pitch). primary and secondary to SE boundary to consideration. mixed). Some small extended to west, A521 junction, but narrows to schools) within 1.5 ‐ 1.7 dwelling. Careful garages on site (and better access could be around 3m along private road. Site km south. Blythe Bridge consideration may be storage). Para 89 NPPF achieved). Greenbelt. access is around 100m from this railway station under required in design layout provides for If amenity concerns from dwellings to east, junction and access track mostly 2km west. Cheadle regarding any further redevelopment of perhaps eastern 'half' unsurfaced up to this point. A521 centre (shops, hospital, buffers/screening, as brownfield sites not [subject of 83/12263] Site is 6m wide two‐way carriageway. medical centre, appropriate. involving greater impact could be retained as Potentially fast moving traffic community centre, upon Green Belt 'buffer'? Appears to be along A521, although pavement primary/secondary/6th openness. Para 89 NPPF gf\b/f mix (not known runs to Forbrook (no pavements in form schools) within 4.5 ‐ also provides for 'limited if western element is other direction until Boundary 5 km NE. Bus route no. infilling in villages'. in agricultural use). Allocations Local village). 31 (Hanley ‐ Meir ‐ Distance to centre Blythe Bridge ‐ considers "Forsbrook" Forsbrook ‐Cheadle ‐ centre around Chapel Ipstones ‐ Leek) runs a St junction; distance limited number of to bus route takes services M‐F. Bus stops Dilhorne Rd junction in Forsbrook and into account (nearest Plan Boundary. More bus point of bus route). routes (such as more Owner position with frequent Service 6A respect to traveller - - June Rural 2018 Areas 287 288 Staf Staf fordshire fordshire

TR018 The Ark' [agricultural 398026/ 01/00714 etc 0.422 Gated access onto Boundary Lane Site may be large Cheadle town centre Site has thick perimater See earlier comments. None identified on site. Site lies within Green 0 "+" 0 0 Sliver of open land building and land], 342660 to south. Boundary Lane is 5.8m enough to accommodate approx 2.8 ‐ 3.2km east foliage along S Given proximity to A521, Although large Belt midway between with modern off Cheadle Road, wide two‐way carriageway. 6‐8 pitches etc, although (shops, library, hospital, boundary; and western shape of site, and woodland TPO to east Cheadle and agricultural building. Boundary Pavements to east to Cheadle consideration would be medical centre). A 'half' of N roadside presence of perimeter beyond pub (and existing Forsbrook,short distance Greenbelt. Access town centre, but none to west required in design layout number of boundary. Bus site foliage, consideration foliage on site). from (currently technically off the until Forsbrook outskirts. Lane to proximity to main primary/secondary/6th visible from E. Pub would be required Consideration may be undefined) Boundary Commonside Lane 'The Common' mostly unpaved road (amenity), form schools all within across lane opposite, regarding amenity need to be given for village. Greenfield, but (rather than A521), Moorlands until Dilhorne centre. SCC established foliage to N 2.9 ‐ 3.8km east. under 10m away. spacing between pitches. potential ecological partially well screened. but access onto A521 Highways state that in relation to and S boundaries etc Forsbrook 'centre' Houses on other side of implications (species Some buildings to N and possible. Partial Moorlands screening limits visual use as a traveller site: "Existing (and 'narrowing' shape (shops, pubs, chapel) A521 within 100m. migration across site?). E. Para 89 NPPF also impact. 'Centre' of gated access. Ok". of site). Site area within 1.9km west/ Considered Care would also need to provides for 'limited Boundary only approx excluding on site building Blythe Bridge centre screening/boundary be given in design layout infilling in villages'. 90m away but over approx 3.6ha. (shops, schools, library treatments could be that existing on site 1600m from Cheadle etc) within 2.9km. provided, as foliage not boundary; similar Dilhorne Rec Ground appropriate, without damaged/lost. distance to Forsbrook. 1.5km NW. Site lies on reducing pitch yield of 1200m from edge of no. 31 bus route site. Dilhorne. Woodland (Hanley ‐ Meir ‐ Blythe TPO across road. Bridge ‐ Forsbrook ‐ Owner position with Cheadle ‐ Ipstones ‐ respect to traveller Local Leek) runs a limited use not known. number of services M‐F. Local Numerous bus services are available from town centre, including frequent Hanley‐ TR020 Parcel of land 395255/ SMD/1982/0233 0.435 Site is roadside field to commercial Notwithstanding Weston Coyney centre Site is surrounded by A number of commercial None identified on/near Site lies in the Green Belt 0 "+" "--" "--" Flat square field on Plan inbetween 346473 kennels to rear (E). There is an potential sources of 3.2 ‐ 3.9km to S working farms (and dog kennels structures site. (Woodland Site of midway between A520 roadside, in 'Serendipity' and existing gated access splay noise from kennels; and (infants/junior/primary Serendipity kennels). lie within 10 ‐ 50m Biological Importance) Weston Coyney and greenbelt. Close to

Plan Bank House Farm, (widening from 4m to 8m) onto road, site large enough schools, shops, church, Nearest (non farm) (SMD/1978/0058) to E. lies within 260m SE. Wetley Rocks. Site is farm and sporadic Leek Road, nr fast‐moving A520 which serves to accommodate design pub). Meir centre has dwelling within 40m Careful consideration greenfield with no housing. Has rural Weston Coyney kennels. Unclear whether solution, including any wider range of shops across road. Thick would be required structures, and well ribbon feel. Good development of site could utilise necessary sound and facilities including foliage screening to road regarding the screened to W and S. roadside screening so T this access from kennels, or attenuation measures. medical centre and already. Site appears achievement of British Surrounded by a number would only partially be whether additional access point supermarkets, 1.4 ‐ large enough to Noise Standards upon of farms/dwellings visible. Close to opic Stoke. Owner position

- would be required to S, onto A520. 1.8km further S. accommodate any this site; and therefore although not a not known. SCC Highways Officer advises that Werrington centre necessary boundary whether any further on recognised June accessing site may be ok, subject (primary school/ medical treatments/amenity site sound attenuation settlement.Para 89 NPPF to visibility. A520 is 7.5m wide two‐ centre/shops/library) spacings, as appropriate. measures would be also provides for 'limited way carriageway. Pavements (on around 3.2km NW required. Site appears infilling in villages'. Paper at aleast one side of road) to N as (Werrington High School large enough to far as Wetley Rocks, all the way and some other accommodate in design, from Werrington/Cellarhead West commercial premises at any necessary set back

2018 to Stoke along Ash Bank Road; and Cellarhead) within 1.6km distances from both the to S but only as far as Littel N. Wetley Rocks centre kennels and the main Moorville Farm. Pavements (primary road. resume at Weston Coyney school/shop/church/pub

boundary after 2km gap, all the ) within 3.2km N. Site way to its centre. Shukers Farm shop and sports pitches around 1km SW. The A520 is not served by a bus route at TR022 Field inbetween 396671/ SMD/2003/0776 0.504 Site is adjacent 'The Mount' petrol Large 0.5ha site. Weston Coyney centre Adjacent to Hands Farm See also left. Adjacent None identified. Note Site with the Green Belt. "--" 0 "-" "--" Open field between

Hands Farm and 347241 (SMD/2012/0609) station, which is served by very However it appeas that 4.2 ‐ 4.9km to S farmhouse. There are a farm to N; and petrol that the ecological Undeveloped 0.199 ha farmbuildings and Allocations 'The Mount' Petrol wide (75m at widest point) splay part of this site may now (infants/junior/primary number of (non‐farm) station/vehicles repair to survey submitted in remainder of site is hardstanded PFS, in Station off Leek onto A520. It appears that the site be being used as parking schools, shops, church, dwellings within 35‐70m immediate SW. Note conjunction to the greenfield. Lies approx the greenbelt. The Road (A520), could utilise existing splay. (Site to the adjacent petrol pub). Meir centre has W across road. Site also 2012 approval adjacent 280m south of consent reference Cellarhead. appears to be separately accessed station/vehicle repairs wider range of shops appears large enough SMD/2012/0609 SMD/2012/0609 site, Werrington/Cellarhead was for hardstanded from S from within Shirley's (under 2003 consent), and facilities including however to incorporate (erection of replacement describes this site as boundary (although PFS expansion onto Transport parking area). If such that remaining medical centre and any necessary maintenance garage, species poor semi‐ sporadic building this area - not accessed directly from roadside undeveloped area supermarkets, 1.4 ‐ setback/amenity and related vehicle improved grassland groupings lie S beyond commenced. Site is partially visible from splay at NW, may necessitate approx 0.199ha. 1.8km further S. distances or boundary parking) although which is "..suitable to this. Para 89 NPPF also front and side but well some tree clearance. A520 is 7.5m Werrington centre treatments in design unclear if this support ground nesting provides for 'limited screened by farm/PFS wide two‐way carriageway. Note (primary school/ medical layout, as appropriate. implemented. birds due to the regular infilling in villages'. buildings. Access onto that redevelopment approval centre/shops/library) Already thick foliage at Conditions to that disturbance A520 would have to SMD/2012/0609 uses this land as around 2.4km NW NW corner of site. consent prevent vehicle the..field..receive[s]". cross PFS land for a commercial parking; however (Werrington High School repair etc happening However development few metres - - given scale of parking elsewhere and some other outside the purpose built of the garage site would presumed same on approved scheme, this parking commercial premises at building; and secondly "have no negative ownership. Proximity Rural may not be necessary to retain. Cellarhead) within 800m prevent noise levels impacts on designated to A52, Stoke etc (Also unclear if consent has been N. Adajcent petrol outside the building sites or surrounding desirable. Assumed implemented). Pavements (on at station and its shop. from increasing, as a habitats" and in relation not available owing to aleast one side of road) to N as far Wetley Rocks centre consequence of internal to species "The impact consent as Wetley Rocks, all the way from (primary operations. Petrol of losing [TR022] will be SMD/2012/0609 . Werrington/Cellarhead West to school/shop/church/pub station appears to close minimal due to their

Stoke along Ash Bank Road; and to ) within 2.3km N. 6:30pm every day. poor nature Areas S but only as far as Littel Moorville Shukers Farm Previously wind turbines conservation value." Farm Pavements resume at shop/sports pitches were sited 150‐170m in Recommendations only TR023 Land at Anzio Camp, 400723/ SMD/2014/0683 2.29 Site already served by central Both N+S parcels Parcels are approx 720 ‐ Sites within 20m of See left. Currently Anzio Appear to be no heritage Not in Green Belt. "--" 0 "-" "--" There is a small Buxton Road, 359200 access splay (7.7m widening to together cover approx 920m from centre of farmhouse/40m of site disused so no assets affected (apart LISTED milestone Blackshaw Moor, about 32m wide on Buxton Road). 2.29ha, but both smaller village campsite warden's residential impacts. If from listed milepost on near A53 entrance, ST13 8TN [0C050] Parcels of land in question are individually would Blackshaw Moor to N, bungalow/80m of consent initiated Buxton Road in front of but not considered to those undeveloped areas within appear large enough to which contains a campsite pitches (all consideration would be Anzio Camp). According affect this. The site

existing site to immediate N accommodate 6‐8 pub/hotel, and primary across road) although required in relation to to ecological report area refers to the NW Staf [400720/359200] and S pitches etc, with any school (playing fields). both sides of road fairly any necessary submitted with 'field' which shows as [400630/359000] of existing necessary boundary Smaller village well screened with setback/amenity SMD/2014/0683 the same ownership buildings. The N parcel is not treatments, amenity Meerbrook (pub,village foliage. The existing distances, or boundary application, there is a as Anzio on certain applications. Whilst served directly be separate access distances etc. Based on hall, church) approx Anzio Camp buildings treatments within TR023 County‐level Site of this is grassed it has fordshire point, but appears to be accessible assumptions in preferred 3.4km W. NE of Leek are within a similar parcels, as appropriate. Biological Importance to been assumed to be from within the site (ie via main Options Booklet (ie 150‐ (Haregate area) is 2‐ distance, the N parcel in the rear of Anzio Camp 'curtilage', therefore access point). S parcel has 250m2 per pitch). 2.3km S (supermarkets, particular is well site covering 1.52ha brownfield. Having overgrown gated access approx shops, First‐/High‐ screened to S; the S (unmanaged grassland) said this, other parts 6.3m wide directly adjacent white /Special‐ schools, parcel less well screened which is 138m from N of the site (eg SW roadside building. Buxton Rd 6.5m community centre, pubs, to N. The redevelopment parcel at neareast point. roadside opposite wide two‐way carriageway. Both rec grounds are all consent would include The N parcel is described caravan park) could sites slope up slightly to E from within 3.5km); the town extra‐care dwellings as unmanaged semi‐ also be (re)developed main road; and N parcel has centre is within 3.2 ‐ withan a few metres of improved neutral for traveller pitches. established perimeter foliage with 4.3km (further shops, both parcels. The N marshy grassland and S NE field at site is SBI. road that would require removal if schools, supermarkets, parcel appears large parcel is poor semi‐ Existing perimeter access not possible from main medical centres, enough to accommodate improved grassland; screening/buildings. Moorlands Anzio Camp access. Note that churches, bus station 6‐8 pitches, including both containing NOTE RECENT Anzio Camp recently got consent etc). One bus route (X15 any necessary strecthes of 'intact CONSENT for extra care housing/holiday Leek ‐ Buxton) passes setback/amenity hedge with trees'. The SMD/2014/0683 park and other uses under site but less than hourly distances or boundary wider site has numerous CONSIDERED TO TR024 Land and buildings 395790/ SMD/2012/0669, 0.16 This corner plot on A53/Micklea Site only 0.16ha (if Site 600m from No immediate Site highly visible from Listed church curtilage Site within the Green "--" "+" 0 "--" Within Green Belt. at The New Inn, Leek 355440 SMD/2016/0542 Lane has two access splays onto buildings retained only Longsdon centre to E neighbours. Nearest Micklea Lane, although within 180 NE; and other Belt approx 750m from This vacant pub Road, Longsdon, Micklea Lane; site granted around 0.12ha). In either (pub, village hall,church); dwelling 40m away further boundary listed buildings in Leek (Ladderedge) premises has recent ST9 9QF. approval for residential case achievement of 1.2km from Ladderedge across A53. Another treatments could be vicinity. However development boundary. permission for development SMD/2012/0669 \ Preferred Options country park; 2.5km dwelling 80m to SW. provided along W although the on site Longsdon village itself, residential SMD/2016/0542 subject to a assumptions challenging, from Barnfields Some perimeter boundary as appropriate former pub building is although washed over conversion/developme number of highways conditions. especially thick tree industrial estate; 2.9km screening to site already (and allowing for any not listed; consideration by the Green Belt, is a nt SMD/2016/0542), Pavements on at least one side of cover to S of site. from Morrisons/BM although is visible from necessary access must be given to designated 'smaller therefore assumed unviable for this A53 to NE all the way to Leek town Homestore; 3.6km to St both A53/Micklea Lane. arrangements). Buildings whether para 135 NPPF village' in the Green Belt Local reason. Site only 20- centre; pavement to W only as far Edward's/Broad St Additional boundary on site screen from NE; applies (non‐designated attracting a proposed 30m from draft as The Spinney (900m); no crossroads (centre treatments could be however if these were heritage assets) with infill boundary in the Longsdon boundary, pavement (for 1.7km) until 'The contains shops, schools, implemented, as not retained respect to both pitch Preferred Options 2016 800m from Leek Village' Endon, where it resumes supermarkets, bus appropriate. If buildings consideration would be provision on site; and consultation (although Staf boundary. all the way to Hanley. Micklea station, community hall, currently on N of site required regarding removal of buildings. TR024 falls about 30m Lane pavemented after Sandy medical centres,college were retained, this screening from northern The ecological survey outside this). The site is

Lane. SCC Highways state that in etc). 2.8km from 'The would screen from aspect from busy A53. submitted with brownfield, including a Plan relation to use as a traveller site: Village' (petrol station, housing to the NE. Already intervening SMD/2012/0669 two‐storey pub, and

fordshire "Access off side road required. pub) to W; Endon centre foliage between site and application describes the single‐storey Existing access point". about 4km W (shops, dwelling to SW. Given site as made up of outbuildings ‐ para 89 medical centre, church, busy A53 adjacent, derelict buidings, NPPF provides for village hall, Primary and consideration should be hardstanding, trees and redevelopment of

High schools, pub); given in design layout to semi‐improved brownfield sites which T Hanley centre around setback distance from grassland. Some would not have a 15km. Regular bus road(s) and possible evidence of nesting birds greater impact on the opic routes (such as no. 18 sound attenuation in the buildings/trees openness of the Green Hanley ‐ Leek around 3 measures on site as was discovered; and the Belt than the existing TR025 Land at Northern 393933/ 81/10619/OLDDC 0.43 SCC Highways Officer "Existing Site contains buildings at Centre of Werrington A southern part of Vehicle scrapyard to W None identified. Site lies within Green "--" 0 0 "--" SCC owned site Countryside Works 346691 access routes must be used. N side, but site generally (shops, medical centre, adjacent 'Old School' of site (S of School However presence of Belt around 320m from subject of SHLAA rep Depot, Salters Lane, Wouldn’t want to see new access large enough to church, village hall, main building to NW of House). Unclear if ever utilitarian buildings on Werrington for housing. No Moorlands Werrington, ST9 onto Salters Lane. Access to accommodate 6‐8 library, Primary School,) site, is in separate authorised. The nature site (especially if vacant) development boundary; housing consent. Paper 0DA. Upperhouse Farm is private. pitches etc based on within 620m N of site; residential use (School of any noise arising from could potentially be in there are no immediate UNDERSTOOD NO Appropriate permissions would be Preferred Options rec grounds slightly House). Some other this site requires careful use by birds or bats. neighbours to the Old LONGER AVAILABLE required. Adjacent access to field assumptions. These further. A High School, dwellings or farmhouses consideration with Preliminary ecological School complex. Site FROM SCC. Curtilage could be used subject to buildings appear and further shops, pubs within 160m of site. respect to attainment of surveys may therefore comprises hardstanded recorded as permissions of landowner but utilitarian in nature and etc lie within 2.3km However site considered relevant British Noise be appropriate. and grassed areas but brownfield/greenfield mix, but could be visibility improvement across site could be cleared if within village. Regular large enough to provide Standards on TR025, for could be construed as construed entirely frontage would be required, access surplus to requirements. bus routes along Ash for necessary amenity example whether design entirely brownfield (as brownfield. Generally Site would need to be surfaced, gate Bank Road (no 16 Hanley‐spacings or boundary layout would require curtilage to Old School well screened. set back from highway." Track to Werrington‐Leek and treatments, as further sound premises). Site contains Upperhouse Farm is unsurfaced, no.32 Hanley‐Cheadle‐ appropriate (existing attenuation (single storey?) buildings approx 3.6m wide widening to Uttoxeter); and less boundary hedge measures/set back covering approx 180m2 ‐ 8.2m at Salter's Lane junction. frequent routes to other between School House distances of pitches. Site para 89 NPPF provides Allocations Local Access into depot about 25m from parts of the District. Bus and site). Old School appears large enough to for redevelopment of road junction. Salter's Lane approx stops in Werrington depot building may not accommodate this. brownfield sites which 4.8m wide two‐way carriageway centre. be currently occupied. would not have a but with no centre line. No Site perimeters generally greater impact on the pavements to N until Chatsworth well screened to W and openness of the Green Drive (330m away); then S, and existing Old Belt than the existing continuous pavement into School complex screens buildings.

Plan Werrington centre (170m further); from the N. pavements exist all the way from Cellarhead to Stoke along Ash - - June Rural 2018 Areas 289 290 Staf Staf fordshire fordshire

TR028 Land adjacent (west 397520/ (01/00044) 0.19 Existing gated access (2‐3m) onto Careful consideration Adjacent to Draycott Numerous dwellings to See left. Also school and None identified. Note Site within the Green 0 "+" 0 0 Play area rectangle of) Draycott Moor 340472 Draycott Old Road at SE of site a needed to accommodate College and playing field. W/S within 30+m (across its playing fields may that the ecological Belt (although note in part of the disused College, Draycott few metres from adjacent 6‐8 pitches etc based on Medical centre, village road). Existence of suggest noise could be a survey submitted in previous Local Plan this former special school - Old Road, Draycott Draycott College vehicular access Preferred Options pitch hall and playing field 1.5 ‐school buildings 10+m E factor. Suitable design conjunction to the area was identified as an entire school premises in the Moors point. Also there is an access drive size assumptions. For 1.6km W; Blythe Bridge requires careful layout should adjacent area where Green Belt and playing fields to Hawthorne Farm W of site example site may be too centre (shops, library, consideration (noise) if accommodate any SMD/2012/0609 site, infill may be included in Staffs CC although presumed to be separate small to accommodate high school/6th form school is in use. Small required amenity describes this site as appropriate, but Policy SHLAA rep - however Moorlands ownership. Residential street 6m pitch dimensions at the etc) under 2km W; 2 0.19ha site so setbacks, sound species poor semi‐ since superseded). only frontage parcel wide approx. Street paved to W larger end of range, further primary schools achievment of amenity attenuation measures, improved grassland Draycott attracts a considered Moorlands appropriate as (through Stuart Avenue) and E to especially factoring in within 2.2km W. Blythe spacings/boundary as appropriate. which is "..suitable to proposed infill boundary potential traveller site. Uttoxeter Road junction. Almost internal access road, Bridge railway station treatments, as Achievement of internal support ground nesting in Preferred Options ‐ Note area lies in continuous pavements run along amenity space etc; and approx 2.4km W. appropriate, may be spacings between birds due to the regular this site abuts that Green Belt; but Uttoxeter Rd (on at least one side any setback distances Forsbrook village centre more challenging. pitches may be disturbance boundary, which adjacent Draycott built of road) between Blythe Bridge of (via Draycott Old Road) Currently thick the..field..receive[s]". includes the College, and required given nature challenging, especially if up area. Although Draycott/Upper Tean/Fole; and to adjacent uses [see right]. is about 1.6km W perimeter hedging designing larger scale However development housing opposite. Site SCC have submitted north to Freehay and Cheadle. SCC (shops,chapel, pubs). Bus around site; and some pitches. of the garage site would lies over 520m from housing suggestion, Highways state that in relation to stop for regular 6A intermittent foliage "have no negative Northern Gateway their position with use as a traveller site: "New car Hanley/Longton/Meir/Bl along properties across impacts on designated boundary to Green Belt respect to traveller park access.Ok". ythe Bridge route is road. sites or surrounding to S (840+m from Blythe use not known.

about 1.56m W (less habitats" and in relation Bridge boundary to W). Local frequent Fulford ‐ to species "The impact Greenfield site. Para 89 Longton ‐ Stone route 12 of losing [TR022] will be NPPF also provides for Local also stops here). There minimal due to their 'limited infilling in also appear to be a poor nature villages'. number of bus stops conservation value." along the Uttoxeter Rd Recommendations only TR029 Land inbetween 11 403835/ (88/00288) 0.81 Existing gated access about 4‐5m Adajcent housing to Play area and village hall Housing within few See left. Design layout Council's 2014 ecological Not in Green Belt. "--! "+" "-" "-" SCC-owned. SCC Plan Whiston Eaves Lane 347016 wide, behind traditional roadside N(Jubilee Drive) and immediately adjacent. metres to N but site could accommodate survey of site advises it SHLAA rep in 2007 and children's play stone walls about 5‐6m from children's play area to S. Churches and Whiston considered large enough sufficient amenity is made up of a (residential). Site

Plan area on Eaves Lane, carriageway, field raises slightly in However site considered Hall (accommodation/ to accommodate spacings between combination of excludes play area. Whiston elevation from road. An access large enough to golf course)on edges of pitches, with any pitches. Presence of improved grassland, Site abuts Whiston scheme should seek to carefully accommodate 6‐8 village (within 600m). necessary set back childrens' play area to species poor semi‐ boundary, close to retain as much of this walling as pitches etc with any Petrol station and pub in distances/boundary the immediate SW improved grassland, school and pub. SCC T possible. SCC Highways Officer "Ok necessary set back village since approved treatments, as would require species poor hedgerows, clarified in August subject to access design and distances or boundary for other uses. Appears appropriate. consideration in relation and scattered trees. 2016 that It is not opic available as it is in use

- provision of visibility". Whiston treatments, as to be infrequent bus to noise/sound "The site is totally as recreational land Eaves Lane approx 6.5m wide (two appropriate. Some route (no 31) serving attenuation. surrounded by domestic

June with a formal way traffic but no centre line). No peripheral foliage to N Whiston via A52. dwellings to the north agreement in place pavements N to village centre, or and E. Froghall village (pub, and species poor with the Parish. south until Oakamoor. Outside industrial works around grassland with fairly Paper Whiston centre, no pavements 2km W); Oakamoor good connections to the along A52 until Froghall(W). facilities (shop, pubs, wider countryside village hall, church) through species poor

2018 within 3.4km; Kingsley hedgerows...The Holt (church,pub,rec habitats present on site ground) all within 3.7km; are particularly common facilities at Kingsley in the UK, have fairly low

(village hall, primary biodiversity value.." Site school, playing fields, [therefore site only pub, shop within) within attracts a 'local' a similar distance. ecological importance status in the survey] The TR032 Land off Brooklands 399390/ 06/00548/OUT, 8.13 Recently approved outline scheme Large 8ha site. Site Site approx 3.1 km ‐ 4km Fynneylane Farmhouse See left. Although See left ‐ Fynneylane Not in Green Belt. "--" 0 "--" "--" Large greenfield site

Way, Leekbrook 353759 SMD/2014/0678 for B2/B8 units including access appears large enough for from Leek town centre to SE within 70m of general industrial Farm is listed. But with previous outline Allocations arrangement, so presumed access 6‐8 pitches etc based on (shops, supermarkets, boundary (at higher activities to western end intervening groups of industrial allocation by traveller vehicles would be assumptions in preferred bus station, community elevation), but this is at of site, large 8 ha site. trees at SE of site. which has lapsed. Site broadly acceptable. (Illustrative Options Booklet (ie 150‐ hall, churches, medical the wooded SE Sound attenuation Consideration of now broad location for scheme shows 9‐10 industrial plots 250m2 per pitch) centres, college, playing periphery of site. Yew measures could be heritage impacts, and employment Leek served by central road from fields etc).Barnfields Tree Farm over 200m S implemented if any necessary mitigation EM2 in Core Strategy - Brooklands Way to W). industrial beyond wooded necessary. measures would be therefore considered Continuous pavements along area/Morrisons/B&M/p periphery. Large 8ha site required, in design unavailable for traveller site use. Brooklands Way til junction; etrol station within can accommodate 6‐8 layout. Vast majority of Small northern parts continuous pavements on at least 3.3km on foot (may be pitches with any site falls within Twinney of site affected by one side of A520 road between informal pedestrian necessary amenity Wood and Grassland FZ3/western areas Leek and cellarhead. SCC Highways route along railway spacings/boundary County‐level Site of around industrial state that in relation to use as a which is shorter); treatments, as Biological Importance. estate has 1 in 100 traveller site: "Good existing schools (first‐, primary‐, appropriate. (The parts of the site not chance flooding. - access through industrial estate. middle‐, high‐, special‐) falling within SBI, are Listed curtilage 50+m Ok.". all within 2.4 ‐ 5.2 km in also heavily wooded to SE but intervening Rural Leek. Cheddleton also which may also suggest screening. Note site has some facilities ecological importance). includes ALL (shops, first school, The Council's 2014 TWINNEY WOOD SBI village hall, churches, ecological survey of the - see commentary on pubs, playing fields) all site concluded that the natural value. Also within 3.4 ‐ 3.7km. site is comprised of 83% Group TPOs on site.

Regular no 16 bus route (heavily grazed species Site partially visible Areas (Leek‐Cheddleton‐ poor) marshy grassland, from industrial estate Werrington‐Hanley) the remainder to west - also slopes TR033 Triangular Field 396795 NA 0.44 Field slightly raised above Site appears large Service 6A from Blythe Quarry House' dwelling See left. Design layout Listed building curtilage Site within Green Belt; 0 "+" 0 0 Relatively well Northeast/West of / adjoining Woodlands Lane. enough for 6‐8 pitches Bridge to Longton and within few metres to W; could accommodate within 85m W, but very approx 80m from Blythe screened sloping field Old Quarry Works/ 340635 Unclear if any gated access points etc based on Hanley (hourly or better) 'Chandni' (TR003) may sufficient amenity thick woodland Bridge boundary. Site only 80m from Blythe Chardni [TR003], already. Field set back about 35m assumptions in preferred appears to stop around itself be in residential spacings between screening between site virtually adjacent to Bridge boundary off Uttoxeter Road, from Uttoxeter Road (behind Options Booklet (ie 150‐ 500m from the site. occupation 30m E. pitches. Site lies 10‐50m and A521 to W. No Blythe Vale Northern A50 in Green Belt;

Blythe Bridge, ST11 hardstanded area used by adjacent 250m2 per pitch); trees Additional journeys on Existing pallet E of pallet manufacturer ecological issues Gateway commercial inbetween commercial Staf 9NR MOT business). Accessing field by on W perimeter ‐ route 12 between manufacturing company premises; within 10‐20m identified (although site boundary (outside MOT garage/Chandni vehicle appears feasible. SCC consideration in design Fulford, Stallington and in former quarry (Edwin MOT garage premises; adjacent wooded areas Green Belt). With site, and commercial Highways Officer advises that layout over possible Longton stop around Lawton) to immediate W and a few metres from may suggest ecological respect para 89 NPPF storage firm. Also abuts edge of Blythe accessing site is ok. Almost overshading? 700m from the site. may have dwelling on the northern extent of interest). (redevelopment of Vale Northern fordshire continuous pavements run (on at Village hall, medical site. However TR033 outline light industrial brownfield sites not Gateway (RIS) area. least one side of road) between centre and playing fields appears large enough to approval Blythe Vale involving greater impact Owner position with Blythe Bridge/Draycott/Upper about 650m W of site. accommodate any RIS/proposed Northern upon Green Belt respect to traveller Tean/Fole; and between Upper Blythe Bridge central necessary amenity Also site openness), TR033 is a Gateway area. use not known. Tean to Freehay and Cheadle. crossroads spacings/boundary 35m from busy A521 greenfield site. Para 89 There is also a footpath crossing (shops/library/high treatments , as dual carriageway. So NPPF also provides for the central reservation directly school/6th form) about appropriate. Site careful consideration 'limited infilling in north of the site, to facilitate 1050m away; 2 further generally well screened would be required villages'. crossing the dual carriageway. primary schools under to S and (partially) W; regarding the 1.2Km away. Railway and Woodlands Lane appropriateness of station 1.4km W. generally well screened sound attenuation from A521 by woodland. measures around the Moorlands site.

TR035 Land NW of Unit 8, 398363/ [SMD/2000/1238] 0.76 SCC Highways Officer: "Only Notional site area Site approx 2.6 km ‐ Site within 25m of Site appears to be well Site may contain Not in Green Belt. "--" "-" "--" "--" Site lies within Leekbrook Industrial 354000 (notiona practical access would be off appears large enough for 3.6km from Leek town dwellings to N (across screened. However site wooded areas. Adjacent Leekbrook Estate, Leekbrook l) Leekbrook Way which 6‐8 pitches etc, although centre (shops, lane) and 30m to SW within few metres of wooded areas. development Way, ST13 7AP. geometrically is acceptable but it would need to be supermarkets, bus (Primrose Estate), but general industrial units Watercourse 15m SW; boundary, served by does suffer from on street parking established how much of station, community hall, intervening screening. to S+E (and related SBI (and woodland TPO) industrial estate road which may need to be addressed". area currently covered churches, medical Industrial units to traffic movements). So within 200m E and BAS (which experiences on Leekbrook Way around 6.5m wide; by trees. centres, college, playing immediate S and E; open design scheme may within 300m W. Any on street parking of continuous pavements along fields etc).Barnfields land to W (appn require incorporation of site trees may require industrial vehicles). The Leekbrook Way til junction with industrial SMD/2014/0544). Site sound attenuation assessment of their Local passage/frequency of A520; continuous pavements on at area/Morrisons/B&M/p should be large enough measures/amenity ecological potential prior larger traveller least one side of A520 road etrol station within for design layout to spacings to Council to any development; vehicles through the between Leek and Cellarhead. 2.9km on foot (may be incorporate sufficient satisfaction, as also adjacent industrial estate onto informal pedestrian boundary appropriate. Sewage watercourse may have Staf the main road would route along railway treatments/amenity works within 170m to ecological implications; need to be considered which is shorter); spacings, as appropriate. W. and adjacent protected by Highways Officer.

schools (first‐, primary‐, areas may suggest Part of SMDC Plan middle‐, high‐, special‐) species migration across landholding at the fordshire all within 2.1 ‐ 4.7 km in site. industrial estate - Leek. Cheddleton also SMDC Assets have has some facilities clarified (June 2018) (shops, first school, that this site is

village hall, churches, unavailable as it is a T pubs, playing fields) all tenanted industrial within 2.3‐3.1km. estate. Site may still opic Regular no 16 bus route be heavily wooded (Leek‐Cheddleton‐ therefore given the TR036 Various parcels of 392935/ 32.52 Various public highways Numerous parcels of (Depending on location) Whilst there are some See left. Land parcels Some listed buildings lie All of landholding lies in "--" "+" "--" "--" SMDC are co-owners land at Wetley Moor. 348475 (excludi (Washerwall Lane/Brookhouse land (collectively these Wetley Moor varies in sporadic dwellings (and sufficiently large to 390‐500+m from edge of the Green belt. With of the land in question ng Lane/Eaves Lane) all access Wetley amount to 32.52ha distance from 'centre' of commercial kennels) allow for amenity Moor. Over 68Ha of the respect para 89 NPPF (with SoTCC). SMDC Moorlands SSSI Moor from residential areas excluding the majority of Werrington (library, throughout Moor, there spacings between Moor itself is designated (redevelopment of Assets advised in Paper areas) (Werrington/Abbey Hulton). Each the holding covered by medical centre, primary is sufficient land with no pitches, as appropriate. as SSSI. National and brownfield sites not June 2018 that the of these vary in width; all tend to SSSI). school, church, village immediate neighbours. Local Policy do not involving greater impact Council has in narrow (eg 3+m) on approach to hall) from around 800m Area of Counci‐owned normally permit any upon Green Belt principle agreed with Wetley Moor. Generally these to 2.2km (via pedestrian Moor (excluding SSSI) development (whether openness; and 'limited SoTCC for them to lanes are not pavemented and rights of way through amounts to 32.52ha. within or adjacent) to a infilling in villages'), transfer their share in the freehold of Wetley unlit beyond those residential Moor). Further shopping Most parcels are SSSI likely to adversely Council‐owned land Moor Common to areas. Numerous (non‐vehicular) parade and pub at relatively open however, impact upon it (unless parcels are generally SMDC. This is Site rights of way criss cross the Moor. Johnstone Ave under with generally only the benefits of the open, greenfield sites. conditional on its use SCC Highways state that in relation 500m E of centre; shops limited or sporadic development, clearly remaining as present. to use as a traveller site: "Access is at Bridle path 800m peripheral foliage. outweigh both the There is also in not ideal. Some lanes narrow.". W;Moorside High School impacts on the site itself principle agreement under 1800m E. Further or the wider SSSI with Staffordshire Allocations Local facilities at Abbey Hulton network). No part of the Wildlife Trust that including hospital to W; landholding (excluding SWT will take on the Hanley approx 6km W. SSSI extent) appears management of all Regular bus routes along more than 350m from SMDC's wildlife sites Ash Bank Road (no 16 the SSSI ‐ most of it is on a long lease, Hanley‐Werrington‐Leek much nearer. conditional on these and no.32 Hanley‐ Additionally Brookhouse including Wetley Moor Plan Cheadle‐Uttoxeter); and Wood Biodiversity Alert Common after less frequent routes to Site (potential County‐ SoTCC’s interest is other parts of the level SBI) lies 170m W of extinguished - - June Rural 2018 Areas 291 292 Staf Staf fordshire fordshire

TR037 The Acres, 396599/ SMD/2010/0405 0.13 Existing access onto Windycote Planning application for The centre of Dilhorne Site only has one See left. Given small size Windycote Lane/March All of site lies in the "++" "++" "--" "--" Landowner responded Windycote Lane, 346852 Lane. Windycote Lane (and March 2x mobile homes plus 2x village (pubs, church, immediate neighbour ‐ of site, amenity spacings Lane hedges/verges are Green belt. With respect to the July 2017 Dilhorne, Lane) very narrow (typically under tourers etc on 1300m2 recreational centre) is what appears to be between pitches would a Site of Biological para 89 NPPF Preferred Options Staffordshire 3m wide), no pavements. No site. Careful over 4km to SE; Dilhorne private stables/manege require careful Importance. The appeal (redevelopment of Local Plan Moorlands ST10 2PP streetlighting until main A52 road consideration needed to primary School over to east. Dwelling consideration in design inspector refers to how brownfield sites not consultation to north (none on Dilhorne Road accommodate 6‐8 3.4km to SE. Cellarhead curtilage 80m to east layout. this should not be involving greater impact suggesting this site (Bank Top Road)). Dilhorne Road pitches etc based on crossroads under 1.6km (dwelling itself 120m); affected by the upon Green Belt (and adjacent 0.94ha Moorlands wider (about 5.5m) but not Preferred Options pitch to NW (restaurant, farm complex 130+m to SMD/2010/0405 openness; and 'limited fields to west also in streetlighted nor pavemented. size assumptions. For podiatrist); Werrington west. Thick roadside proposal. Care would be infilling in villages'), site their ownership) as a Moorlands traveller site. The Continuous pavement on A52 west example site may be too High School about 2km hedge; and peripheral needed to ensure that is open, greenfield. distance of the site of March Lane to Cellarhead small to accommodate NW; neighbourhood hedging around site any modifications to the from facilities would crossroads, but more sporadic to pitch dimensions at the shops, post office and partially screens from existing access, or probably necessitate east. Shortest road distance from larger end of range, pub approx 3.1 km NW; western farm whilst further boundary private vehicle use TR037 to A52 approx 500m. SCC especially factoring in Werrington 'centre' intervening stables treatments would not be although there is a Highways officer in relation to internal access road, (medical centre, library, screens from eastern to the detriment of the reasonably frequent traveller site application amenity space etc. primary school, dwelling. Site should be health of the SBI; any bus service along the SMD/2010/0405 [two mobile pharmacy, churches) large enough for design such measures would A52. There is a range homes plus two touring caravans] approx 3.6km away. Bus layout to incorporate need to be assessed of facilities and did not object subject to stops along A52 Cheadle sufficient boundary against relevant nature services within imposition of conditions. Appeal Road (nearest bus stop treatments/amenity conservation policies. Werrington and Local inspector to this scheme stated approx 1km NW). The 32 spacings, as appropriate. The nearest listed Cheadle (along this "Given the likely number of vehicle bus route (Hanley‐ building is approx 300m route). Windycote Local movements that would emanate Cheadle‐Uttoxeter) runs NE. Lane/March Lane are from the proposal, the volume of roughly every half hour narrow (with SBI traffic on Windycote Lane, and the Mon‐Sat along A52. status) unpavemented speeds at which vehicles travel it Appeal inspector to and unlit as is Plan Plan T opic - June Paper 2018 Site Allocations - Rural Areas