Public Inquiry: Land at Moneystone Quarry, Eaves Lane, Oakamoor, Staffordshire, ST10 2DZ
PINS REF: APP/B3438/W/24/3344014
The Council's reference is: SMD/2019/0646
A public inquiry is taking place regarding an appeal that has been made against the refusal of reserved matters application on 14th November 2023 by the Council.
The application was proposing details for the appearance, scale, layout and landscaping for phase 1 of the leisure development comprising 190 lodges; erection of a new central hub building (providing farm shop, gym, swimming pool, spa, restaurant, cafe, games room, visitor centre, hub management and plant areas): reuse and external alterations to the existing office building to provide housekeeping and maintenance accommodation (including meeting rooms, offices, storage, staff areas and workshop); children's play areas; multi use games area; quarry park; car parking; refuse and lighting arrangements; and managed footpaths, cycleways and bridleways set in attractive hard and soft landscaping.
The Council's decision can be viewed here:
The reserved matters application followed the grant of an outline planning permission for the proposed scheme by the Council on 26th October 2016 under reference number SMD/2016/0378
About the public inquiry
A Planning Inspector has been appointed by the Secretary of State and the appeal will be heard by way of a public inquiry.
The inquiry will sit for four days starting on the 24th September 2024 and continuing on the 25th, 26th and 27th September. A reserve day of the 8th October 2024 has been set in case the inquiry takes longer than expected.
The inquiry will be held in the Council Chamber at Staffordshire Moorlands District Council offices, Stockwell Street, Leek, ST13 6HQ.
The inquiry will start at 10am on the first day of inquiry and thereafter will commence at 9:30am every day. It is expected that the inquiry will adjourn every day at approximately 5pm, or such time as is convenient shortly after that.
The inquiry is currently expected to be held in person and anyone can visit to observe proceedings or to make their views about the appeal proposal known to the Inspector.
If you would like to make a statement to the inquiry then you may do so on the morning of the 24th September 2024.
Parties to the Appeal
The Council will appear at the inquiry as the Local Planning Authority to bring evidence which explains why they have refused the application and will be asking the Inspector to dismiss the appeal.
The Appellant - the applicant for the planning permission that is now being appealed - will appear to bring evidence to show reason why planning consent should be granted and will be asking the Inspector to allow the appeal and grant their reserved matters application.
In this appeal there are also 2 other parties, referred to as rule 6 parties, who have an interest in the appeal and will be able to bring their own evidence and cross examine witnesses brought by the Appellant.
Those rule 6 parties are Kingsley Parish Council and the Churnet Valley Conservation Society (CVCS).
Each party to the appeal has submitted a Statement of case that may be viewed here:
Case Management Conference
On the 15th July 2024 the Planning Inspector appointed to hear this appeal on behalf of the Secretary of State held a case management conference with the representatives for the Council, the Appellant and a representative from Kingsley Parish Council (also representing the CVCS) which took place virtually.
No discussion took place on merits of the respective parties cases and no evidence was heard or submitted. The purpose of the conference was to set out a clear indication of the ongoing management of the appeals and the presentation of the evidence so that the forthcoming inquiry is conducted in the most efficient and effective manner.
Following the case management conference the Inspector issued a note regarding evidence to be submitted at the inquiry:
Evidence Submitted to the Planning Inspectorate
The Council, the Appellant and the Rule 6 parties will exchange proofs of evidence that can be viewed here on or after the 2nd September 2024.
The Council intend to call one witness, Mr B Philips who will deal with all aspects of the reason for refusal.
The Appellants currently intend to call 4 witnesses: Mr John Suckley (planning), Mr Andrew Bunce (design), Mr John Bratherton (design quality) and Mr Rob Moore (landscape).
Kingsley Parish Council intend to call one witness, Mr James Aberley.
The Churnet Valley Conservation Society intend to call one witness, Mr David Walters.
On 17 July 2024 the Planning Inspectorate issued a letter to the Appellant requiring further information to be provided under the Town And Country Planning (Environmental Impact Assessment) Regulations 2017 ('EIA Regulations'). A copy of that letter can be viewed below:
On 27.8.24 the Appellant submitted to the Planning inspectorate and have circulated to statutory consultees and parties to the appeal an Environmental Statement (ES) Addendum in accordance with the EIA Regulations and as requested by the Planning Inspectorate. The ES Addendum documents can be viewed below:
You can access Regulation 25 of the EIA Regulations here.
Core Documents
The Core Documents Library can be viewed below. It includes all the relevant documents (Core Documents pre-fixed CD) for the inquiry and will continue to be developed, updated, and populated in the run-up to the inquiry. Any documents submitted at the inquiry will appear as inquiry documents and added to view during the course of the inquiry.
Not all documents relating to the application appear in the Core Documents Library, only the ones the Appellants, the rule 6 parties and Council think might be referred to at the inquiry. All other documents relevant to the inquiry can be found on the planning portal, including consultee and public responses to the application. You will need to use the application reference number SMD/2019/0646 to search for the application.
You can get to the planning portal by clicking here.
An index of all the core documents can be found
, and the documents may be viewed below.CD 1 - Approved outline planning permission documents and plans
1.1 | |
1.2 | |
1.3 | |
1.4 | |
1.5 | |
1.6 | |
1.7 | |
1.8 | |
1.9 | |
1.10 | |
1.11 | |
1.12 | |
1.13 | |
1.14 | |
1.15 | |
1.16 | |
1.17 | |
1.18 | |
1.19 | |
1.20 | |
1.21 | |
1.22 | Design & Access Statement |
1.23 | Statement of Community Involvement |
1.24 | |
1.25 | |
1.26 | |
1.27 | |
1.28 | |
1.29 | |
1.30 | |
1.31 | |
1.32 | |
1.33 | |
1.34 | |
1.35 | |
1.36 | |
1.37 | |
1.38 | |
1.39 | |
1.40 | |
1.41 | |
1.42 | |
1.43 | |
1.44 | |
1.45 | |
1.46 | |
1.47 | |
1.48 | |
1.49 | |
1.50 | |
1.51 | |
1.52 | |
1.53 | |
1.54 | |
1.55 | |
1.56 | |
1.57 | |
1.58 | |
1.59 | |
1.60 | Appendix 11.1 - Geotechnical Hydrological Factual Report - Part 1 Appendix 11.1 - Geotechnical Hydrological Factual Report - Part 2 Appendix 11.1 - Geotechnical Hydrological Factual Report - Part 3 |
1.61 | |
1.62 | Appendix 11.3 - Environmental Assessment Desk Study Report - Part 1 Appendix 11.3 - Environmental Assessment Desk Study Report - Part 2 Appendix 11.3 - Environmental Assessment Desk Study Report - Part 3 Appendix 11.3 - Environmental Assessment Desk Study Report - Part 4 |
1.63 | |
1.64 | |
1.65 | Appendix 11.6 - Annual Monitoring Report 2015 - Part 1 |
1.66 | |
1.67 | |
1.68 | |
1.69 | |
1.70 | |
1.71 | |
1.72 | |
1.73 | |
1.74 | |
1.75 | |
1.76 | |
1.77 | |
1.78 |
CD 2 - Reserved matters application documents and plans which SMDC Based decision on.
2.1 | |
2.2 | |
2.3 | |
2.4 | |
2.5 | |
2.6 | |
2.7 | |
2.8 | |
2.9 | |
2.10 | |
2.11 | |
2.12 | |
2.13 | |
2.14 | |
2.15 | |
2.16 | |
2.17 | |
2.18 | |
2.19 | |
2.20 | |
2.21 | |
2.22 | |
2.23 | |
2.24 | |
2.25 | |
2.26 | |
2.27 | |
2.28 | |
2.29 | |
2.30 | |
2.31 | |
2.32 | |
2.33 | |
2.34 | |
2.35 | |
2.36 | |
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2.38 | |
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2.40 | |
2.41 | |
2.42 | |
2.43 | |
2.44 | |
2.45 | |
2.46 | |
2.47 | |
2.48 | |
2.49 | |
2.50 | |
2.51 | |
2.52 | |
2.53 | |
2.54 | |
2.55 | |
2.56 | |
2.57 | |
2.58 | |
2.59 | |
2.60 | |
2.61 | |
2.62 | |
2.63 | |
2.64 | |
2.65 | |
2.66 | |
2.67 | |
2.68 | |
2.69 | |
2.70 | |
2.71 | |
2.72 | |
2.73 | |
2.74 | |
2.75 | |
2.76 | |
2.77 | |
2.78 | |
2.79 | |
2.80 | |
2.81 | |
2.82 | |
2.83 | |
2.84 | |
2.85 | Design and Access Statement - Part 1 |
2.86 | |
2.87 | Foul and Surface Water Drainage Strategy - Part1 |
2.88 | |
2.89 | |
2.90 | |
2.91 | Structural Landscape Strategy - Part 1 Structural Landscape Strategy - Part 2 Structural Landscape Strategy - Part 3 |
2.92 | |
2.93 | |
2.94 | |
2.95 | |
2.96 | |
2.97 |
CD 3 Additional plans not previously seen by LPA
CD 4 Approved outfall planning permission documents and plans
4.1 | Application Form |
4.2 | |
4.3 | |
4.4 | |
4.5 | |
4.6 | |
4.7 | |
4.8 | |
4.9 | |
4.10 | |
4.11 | |
4.12 | |
4.13 | |
4.14 | |
4.15 | |
4.16 |
CD 5 Approved laboratory change of use permission documents and plans
5.1 | |
5.2 | |
5.3 | |
5.4 | |
5.5 | |
5.6 | |
5.7 | |
5.8 | |
5.9 | |
5.10 | |
5.11 | |
5.12 | |
5.13 |
CD 6 Determination documents
6.1 | |
6.2 | |
6.3 | |
6.4 | |
6.5 | |
6.6 | |
6.7 | |
6.8 | |
6.9 | |
6.10 | |
6.11 | |
6.12 | |
6.13 | |
6.14 | |
6.15 | |
6.16 |
CD 7 Policy and guidance documents
CD 8 Enforcement notices
8.1 | |
8.2 | |
8.3 | |
8.4 | |
8.5 | |
8.6 | |
8.7 | |
8.8 | |
8.9 |
CD 9 Solar farm approval
9.1 | Solar Farm Location Plan |
9.2 | Solar Farm Site Layout |
9.3 | Solar Farm Refusal Committee Report |
9.4 | Solar Farm Refusal Decision Notice |
9.5 | Solar Farm Approval Decision Notice |
9.6 | DCLG Letter |
CD 10 Miscellaneous documents
10.1 | Rivendale Decision Notice |
10.2 | |
10.3 | |
10.4 | |
10.5 |
Application Documents
Can't find what you want? Further application documents relating to the Appeal may be found here.
You will need to use the application reference number SMD/2019/0646 to search for the application
Inquiry Documents
Documents presented during the inquiry will be added below.