Controversial homes plan appeal is dismissed again

Inspector says development would cause ‘significant harm’

A BID to build new homes on land on the edge of Leek has been dismissed by planning inspectors for the second time.

The land off Thorncliffe Road is owned by district and town councillor Brian Johnson, and has been the subject of planning applications and appeals for more than two years.

In November 2018, members of Staffordshire Moorlands District Council refused an application by Land Designation Ltd to build more than 150 houses at the site, which was described as ‘a dangerous precedent’.

The applicant then appealed to government inspectorate who late last year dismissed the appeal on the grounds that the development would have caused significant harm to the character and appearance of the site and the wider landscape.

In February this year, members of Staffordshire Moorlands District Council’s planning applications committee again threw out another application to build new homes on land south of Thorncliffe Road.

Following this refusal, Designation Ltd again appealed.

An appeal statement on behalf of the applicant by AAH Planning Consultants said: “The indicative layout submitted in support of the appeal shows that up to 48 dwellings would be accommodated on the site together with appropriate SUDS and public open space.”

However, last week planning inspector Matthew Shrigley announced that he had dismissed the appeal.

In his report, Mr Shrigley said: “The appeal scheme would urbanise the site, fundamentally altering its character and appearance from a grazing field to a suburban housing estate.

“This is because it would result in a noticeable urbanising change to the character of the existing landscape which is open and has a high level of sensitivity.

“I accept that tree planting within the site and a woodland area provision

Land could be undertaken, but this would take in excess of 15 years to establish.

“Advanced nursery stock could be used for trees around housing, but that would still take many years to have any meaningful impact.

“Rather than visual integration within the landscape, the introduction of new housing in the location proposed by the appeal scheme would lead to an uncharacteristic form of urban development projecting into the open sweep of the Ancient Slopes and Valley Farmlands landscape from the ridge line above Leek.

“The intrusion would have a harmful visual impact which would be long lasting.

“The development would conflict with Staffordshire Moorlands Local Plan (2020).

“I have carefully considered a range of other benefits that are referred to by the appellant, including open space provision, habitat and environmental improvements; the provision of affordable housing; economic betterment; new housing being close to the settlement of Leek which has a range of facilities and is a primary town in the settlement hierarchy of the Local Plan.

“Taken collectively, these points amount to significant benefits provided by the scheme.

“In particular, the affordable housing provision the scheme would deliver is a significant individual benefit.

“However, the level of harm to the character and appearance of the area having regard to the setting of the Peak District National Park (PDNP) far exceeds those benefits considered individually or collectively.

“Overall, I have identified that there is clear conflict evident with the council’s adopted Local Plan in terms of the adverse impacts the proposed development would have on the intrinsic character of the local landscape and scenic beauty of the setting of the PDNP.

“There is also conflict with the Local Plan arising from inadequate pedestrian connectivity which would be hazardous to public safety.

“Both impacts would result significant harm.” in