Planning Inquiry Moneystone Quarry

Information on the Public Inquiry for Land at Moneystone Quarry

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 has taken 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:

Decision Notice (PDF) [816KB]

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 was heard by way of a public inquiry sitting on the 24^th to the 26^th September and 8th October 2024 with a site visit taking place on the 27^th September.

The inquiry has now closed but you can still watch the inquiry online:

Watch the inquiry online here

A decision will be made by the Planning Inspector in due course and will be published here when it is received.

A draft inquiry programme may be viewed here. (PDF) [128KB]

Parties to the Appeal

At the inquiry evidence was presented by the Council explaining why they refused the application and the Council is asking the Inspector to dismiss the appeal.

The Appellant - the applicant for the planning permission that is now being appealed - brought evidence to show reason why planning consent should be granted and is 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 they also brought evidence asking the Inspector to dismiss the appeal. Those rule 6 parties are Kingsley Parish Council and the Churnet Valley Conservation Society (CVCS).

Before the inquiry sat each party to the appeal submitted a Statement of case that may be viewed here:

Appellant Statement of Case (PDF) [1MB]
Appellant Statement of Case Appendices 1-11 (PDF) [17MB]
Statement of Case of the Council (PDF) [248KB]
Statement of Case of Kingsley Parish Council (PDF) [5MB]
Statement of case Churnet Valley Conservation Society (PDF) [143KB]
Statement of case Churnet Valley Conservation Society Appendix 1-10 (PDF) [12MB]

Case Management Conference

On the 15^th 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.

Moneystone Quarry Case Management Conference 15.7.24 (PDF) [112KB]
Moneystone Quarry post CMC note (PDF) [110KB]

Following the case management conference the Inspector issued a note regarding evidence to be submitted at the inquiry:

Inspector's note 1.8.24 (PDF) [111KB]

Evidence Submitted to the Planning Inspectorate

The Council, the Appellant and the Rule 6 parties exchanged proofs of evidence before the inquiry sat, which was the evidence they relied on at the inquiry.

The Council called one witness, Mr B Philips who will dealt with all aspects of the reason for refusal on behalf of the Council.

Mr Philips' proof of evidence and appendices (including proof summary)

The Appellants called 3 witnesses, and presented a proof on behalf of another witness, who did not appear whose proofs can be viewed below:

Mr Jon Suckley (planning):

Mr Colin Pullan (design): Proof of Evidence of Mr C Pullan (Design) (PDF) [3MB]
Mr John Bratherton (design quality): Proof of Evidence of Mr J Bratherton (Design Quality) (PDF) [4MB]
Mr Paul Young (Energy Strategy): Proof of Evidence of Mr P Young (Energy Statement) (PDF) [1MB] - Energy Statement to accompany proof of evidence of Mr P Young (PDF) [1MB]

Kingsley Parish Council called one witness, Mr James Aberley: Parish Council Proof (PDF) [629KB].

The Churnet Valley Conservation Society called one witness, Mr David Walters: Proof on behalf of CVCS. (PDF) [14MB]

In addition to the proofs of evidence the Council and the Appellant have also agreed a document setting out which matters they agree in the appeal and which matters they don't agree on. Statement of Common Ground between the Appellant and the Council (PDF) [1MB]

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:

Letter from the Planning Inspectorate to the Appellant (PDF) [122KB]

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:

Non-technical summary (PDF) [265KB]

Volume 1: Written Statement (PDF) [10MB]

Volume 2: Technical Appendices (PDF) [48MB]

You can access Regulation 25 of the EIA Regulations here.

Conditions and section 106 agreement

Without prejudice to the Council's position that conditions cannot overcome the Council's reasons for refusing the application, a set of conditions have been agreed with the appellant for the assistance of the inspector should he determine to allow the appeal. These conditions have been amended since the inspector heard submissions on conditions at the inquiry on the 26^th September 2024 and the amended conditions (with changes showing and in clean copy) can be viewed here:

Planning Conditions Post Inquiry Changes TRACKED (PDF) [128KB]
Planning Conditions Post Inquiry Changes CLEAN (PDF) [122KB]

The appellant has been given until the 15^th October 2024 to submit a signed copy of a section 106 deed (known as a unilateral agreement) to deal with matters relating to air pollution raised as a result of the Environmental Statement Addendum. Both the Council and the Appellant have made representations about the need for this agreement which can be viewed in the Inquiry Documents table below at ID9 and ID11. A copy of the draft 106 and CIL compliance statement may be viewed here:

S106 Unilateral Undertaking Moneystone - Final Draft (PDF) [442KB]
CIL Compliance statement (PDF) [149KB]

Core Documents

The Core Documents Library can be viewed below. It includes all the relevant documents (Core Documents pre-fixed CD) for the inquiry. All the documents submitted at the inquiry appear as inquiry documents at the bottom of the page (prefixed ID).

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 here (PDF) [254KB], and the documents may be viewed below.

CD 1 - Approved outline planning permission documents and plans

1.1	Red Line Location Plan
1.2	Parameters Plan
1.3	Character Areas Plan
1.4	Eaves Lane Access Plan
1.5	Proposed Layout of A52/Whiston Eaves Lane Junction
1.6	Existing and Restored Landscape Plan
1.7	Illustrative Proposed Landscape Plan
1.8	Illustrative Site Sections
1.9	Illustrative Landscape Detail Plan - The Hub
1.10	Detailed Footpath Connection Plan (Plan 1)
1.11	Detailed Footpath Connection Plan (Plan 2)
1.12	Detailed Footpath Connection Plan (Plan 3)
1.13	Detailed Footpath Connection Plan (Plan 4)
1.14	Detailed Footpath Connection Plan (Plan 5)
1.15	Detailed Footpath Connection Plan (Plan 6)
1.16	Illustrative Masterplan
1.17	Illustrative Detail Plan - The Hub
1.18	Illustrative Detail Plan - Upper Lakes
1.19	Illustrative Detail Plan - The Lake
1.20	Overall Footpath Connection Plan
1.21	Supporting Planning Statement
1.22	Design & Access Statement Part 1 Part 2 Part 3 Part 4 Part 5
1.23	Statement of Community Involvement Part 1 Part 2
1.24	Travel Plan Framework
1.25	Feasibility Study
1.26	Energy Strategy
1.27	Sustainability Statement
1.28	Tunnel Stability Assessment Report
1.29	Environmental Statement Volume 1: Non-Technical Summary
1.30	ES Vol 2 - Chapter 1 (Introduction)
1.31	Chapter 2 - Approach
1.32	Chapter 3 - Site Description
1.33	Chapter 4 - Alternatives
1.34	Chapter 5 - The Proposed Development
1.35	Chapter 6 - Planning Policy Context
1.36	Chapter 7 - Socio Economic
1.37	Chapter 8 - LVIA
1.38	Chapter 9 - Ecology
1.39	Chapter 10 - Archaeology and Heritage
1.40	Chapter 11 - Ground Conditions
1.41	Chapter 12 - Drainage and Flood Risk
1.42	Chapter 13 - Transport and Access
1.43	Chapter 14 - Air Quality
1.44	Chapter 15 - Noise and Vibration
1.45	Chapter 16 - Wast
1.46	Chapter 17 - Cumulative
1.47	Chapter 18 - Mitigation and Residual Impacts
1.48	ES Volume 3 Contents
1.49	Appendix 2.1 2012 Scoping Opinion - Part 1 Appendix 2.1 2012 Scoping Opinion - Part 2
1.50	Appendix 2.2 2014 Scoping Opinion
1.51	Appendix 5.1 - Woodland Approach Note
1.52	Appendix 8.1 - Figures
1.53	Appendix 8.2 - Views and Photomontages
1.54	Appendix 9.1 - Ecological Survey Data
1.55	Appendix 9.2 - Tree Report
1.56	Appendix 9.3 - Outline CEcMP
1.57	Appendix 9.4 - Outline HMP
1.58	Appendix 10.1 - Archeaological DBA
1.59	Appendix 10.2 - Heritage DBA
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	Appendix 11.2 - Geotechnical and Hydrological Desk Study
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	Appendix 11.4 - AMR 2013
1.64	Appendix 11.5 - AMR 2014
1.65	Appendix 11.6 - Annual Monitoring Report 2015 - Part 1 Appendix 11.6 - Annual Monitoring Report 2015 - Part 2 Appendix 11.6 - Annual Monitoring Report 2015 - Part 3
1.66	Appendix 12.1 - Flood Risk Assessment - Part 1 Appendix 12.1 - Flood Risk Assessment - Part 2
1.67	Appendix 13.1 - Transport Assessment - Part 1 Appendix 13.1 - Transport Assessment - Part 2
1.68	Appendix 13.2 - Travel Plan
1.69	Appendix 14.1 - Legislation and Guidance
1.70	Appendix 14.2 - Traffic Data
1.71	Appendix 14.3 - 2013 Leek Thorncliffe Windrose
1.72	Appendix 14.4 - Model Verification
1.73	Appendix 14.5 - IAQM Methodology
1.74	Appendix 14.6 - Modelling Results
1.75	Appendix 15.1 - Glossary of Acoustic Terminology
1.76	Appendix 15.2 - Noise & Vibration Guidance
1.77	Appendix 15.3 - Background Sound Level
1.78	Appendix 15.4 - Link Reference Plan

CD 2 - Reserved matters application documents and plans which SMDC Based decision on.

2.1	Site Location Plan
2.2	Existing Site Plan
2.3	Existing Q3 Plan
2.4	Existing Q1W Plan
2.5	Existing Q1E Plan
2.6	Existing Hub Area Plan
2.7	Site Masterplan
2.8	Site Masterplan - Hub Building Area
2.9	Quarry 3 Masterplan
2.10	Quarry 1 West Masterplan
2.11	Quarry 1 East Masterplan
2.12	GA Site Sections Q3-AA
2.13	GA Site Sections Q3-BB
2.14	GA Site Sections Q3-CC
2.15	GA Site Sections Q3-DD
2.16	GA Site Sections Q3-EE
2.17	GA Site Sections Q3-FF
2.18	GA Site Sections Q3-GG
2.19	GA Site Sections Q3-HH
2.20	GA Site Sections Q3-II
2.21	GA Site Sections Q3-JJ
2.22	GA Site Sections Q3-KK
2.23	GA Site Sections Q1W-AA
2.24	GA Site Sections Q1W-BB
2.25	GA Site Sections Q1W-CC
2.26	GA Site Sections Q1W-DD
2.27	GA Site Sections Q1W-EE
2.28	GA Site Sections Q1W-FF
2.29	GA Site Sections Q1W-KK
2.30	GA Site Sections Q1E-GG
2.31	GA Site Sections Q1E-HH
2.32	GA Site Sections Q1E-II
2.33	GA Site Sections Q1E-JJ
2.34	GA Site Sections Q1E-MM
2.35	Hub Area Section DD
2.36	Hub Area Section EE
2.37	Hub Building GA Cross Sections
2.38	Hub Building GA Long Sections
2.39	Hub Building GA Section DD
2.40	Hub Building Lower Level GA Plan
2.41	Hub Building Upper Level GA Plan
2.42	Hub Building Roof Plan
2.43	Hub Building GA Elevation
2.44	Housekeeping Building - Existing Floor Plan
2.45	Housekeeping Building - Existing Elevations
2.46	Housekeeping Building - Proposed Floor Plan
2.47	Housekeeping Building - Proposed Elevations
2.48	Twin Lodge End Deck GA Plans and Elevations
2.49	Twin Lodge Side Deck GA Plans and Elevations
2.50	Single Lodge End Deck GA Plans and Elevations
2.51	Single Lodge Side Deck GA Plans and Elevations
2.52	Sitewide Landscape Masterplan
2.53	Landscape Masterplan Q3
2.54	Landscape Masterplan Q1N
2.55	Landscape Masterplan Q1S
2.56	Footpath, Cycle path and bridleway plan
2.57	Landscape Masterplan - Southern Woodland
2.58	Site Wide Hard Works
2.59	Planting Plan Quarry 3
2.60	Planting Plan Quarry 1 North
2.61	Planting Plan Quarry 1 South
2.62	Planting Schedule
2.63	Soiling Plan
2.64	Typical Softworks Details
2.65	Furniture and Signage Strategy
2.66	Boundaries Plan
2.67	Refuse Strategy
2.68	Phasing Plan
2.69	Gas Compound Site Section AA
2.70	Gas Compound Plan
2.71	Gas Compound Elevation
2.72	Proposed Q3 Bridge
2.73	Detail Area 1 - The Hub
2.74	Detail Area 3 - Q3 Lodges (Waters Edge)
2.75	Detail Area 4 - Q3 Lodges (Within Woodland
2.76	Detail Area 5 - Q1 West
2.77	Detail Area 6 - MUGA
2.78	Detail Area 7 - Natural Play
2.79	Detail Area 8 - Junior Play
2.80	Detail Area 9 - Adventure Play
2.81	Application Form
2.82	AIA
2.83	Arboricultural Statement for Condition 9
2.84	Cover Letter
2.85	Design and Access Statement - Part 1 Design and Access Statement - Part 2 Design and Access Statement - Part 3
2.86	Ecology Statement for Condition 9
2.87	Foul and Surface Water Drainage Strategy - Part1 Foul and Surface Water Drainage Strategy - Part 2 Foul and Surface Water Drainage Strategy - Part 3
2.88	Hardworks Material Palette
2.89	Parking Note
2.90	Planting Palette
2.91	Structural Landscape Strategy - Part 1 Structural Landscape Strategy - Part 2 Structural Landscape Strategy - Part 3 Structural Landscape Strategy - Part 4 Structural Landscape Strategy - Part 5
2.92	Supporting Planning Statement
2.93	ES Statement of Conformity
2.94	Overview Site Investigation Report - Part 1 Overview Site Investigation Report - Part 2
2.95	Q3 Safety and Stability Statement
2.96	Table E3 Earthworks Sequence
2.97	Slope Stability Analysis Section Drawing

CD 3 Additional plans not previously seen by LPA

3.1	Moneystone Quarry View 01 Lake - Issue 04
3.2	Moneystone Quarry View 02 Lodges - Issue 03
3.3	Moneystone Quarry View 03 Brook - Issue 03 (PDF) [1MB]
3.4	Moneystone Quarry View 04 Hub - Issue 02
3.5	1733-LV-020-Twin Lodge with End Deck-GA Plans and Elevations-Rev C
3.6	1733-LV-021-Twin Lodge with Side Deck-GA Plans and Elevations-Rev C
3.7	1733-LV-022-Single Lodge with End Deck-GA Plans and Elevations-Rev C
3.8	1733-LV-023-Single Lodge with Side Deck-GA Plans and Elevations-Rev C

CD 4 Approved outfall planning permission documents and plans

4.1	Application Form
4.2	Covering Letter
4.3	ES Addendum - Outfall (inc App 1-6)
4.4	ES Appendix 7 - Ecology Report
4.5	ES Appendix 8 - AIA
4.6	ES Appendix 9 - Hydrological Assessment
4.7	Site Location Plan
4.8	Existing Outfall Plan
4.9	Outfall Masterplan
4.10	Outfall Plan
4.11	Section AA
4.12	Section BB
4.13	Section CC
4.14	Outfall Method Statement
4.15	Landscape GA - Outfall Area
4.16	Outfall Area Landscape Scheme

CD 5 Approved laboratory change of use permission documents and plans

5.1	Application Form
5.2	Covering Letter
5.3	Design and Access Statement
5.4	Transport Note
5.5	Site Location Plan
5.6	Existing Floor Plan
5.7	Existing Elevations
5.8	Existing Site Plan
5.9	Proposed Floor Plan
5.10	Proposed Elevations
5.11	Proposed Site Plan
5.12	Heritage Technical Note
5.13	LVIA Technical Note

CD 6 Determination documents

6.1	Outline Application Committee Report
6.2	Phase 1 Outfall and COU Committee Report
6.3	Phase 1 Outfall and COU Committee Minutes
6.4	Original Outline Decision Notice
6.5	Revised Outline Decision Notice
6.6	High Court Judgement
6.7	Letter from Appellant 8th November 2017
6.8	Phase 1 Reserved Matters Decision Notice
6.9	Outfall Decision Notice
6.10	Change of Use Decision Notice
6.11	Planning Permission SM.96935
6.12	Original Restoration Plan
6.13	Amended Restoration Plan
6.14	2014 Restoration Plan
6.15	6th March 2014 Committee Report
6.16	S106 Agreement - Outline Planning Permission

CD 7 Policy and guidance documents

7.1	Cabinet Approval - Tourism Strategy for Staffordshire Moorlands
7.2	Tourism Strategy for Staffordshire Moorlands
7.3	SMDC Adopted Local Plan
7.4	Minerals Local Plan for Staffordshire 2015-2030
7.5	Staffordshire and Stoke-on-Trent Waste Local Plan 2010 to 2026
7.6	Churnet Valley Masterplan SPD - Part 1 Churnet Valley Masterplan SPD - Part 2 Churnet Valley Masterplan SPD - Part 3
7.7	NPPF
7.8	National Design Guide - Part 1 National Design Guide - Part 2
7.9	Staffordshire Moorlands Design Guide SPD - Part 1 Staffordshire Moorlands Design Guide SPD - Part 2 Staffordshire Moorlands Design Guide SPD - Part 3 Staffordshire Moorlands Design Guide SPD - Part 4 Staffordshire Moorlands Design Guide SPD - Part 5 Staffordshire Moorlands Design Guide SPD - Part 6
7.10	Local Plan Proposals Map

CD 8 Enforcement notices

8.1	EN1 - Lab Building Enforcement Notice
8.2	EN1 - Plan 1
8.3	EN2 - Restoration Enforcement Notice
8.4	EN2 - Plan 1
8.5	EN2 - Plan 2
8.6	EN1 - Variation September 2022
8.7	EN2 - Variation September 2022
8.8	EN1 - Variation December 2023
8.9	EN2 - Variation December 2023

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	Consultation response from Staffordshire County Council (PDF) [98KB]
10.3	Letter from the Environment Agency confirming the status of Moneystone Quarry under the Reservoirs Act 1975 (PDF) [155KB]
10.4	Email from Conservation Officer to Planning Case Officer (PDF) [56KB]
10.5	Technical note re Junction A52 Whiston Eaves Lane by Paul Mew Associates (PDF) [31KB]
10.6	Environment Agency research project report 2011 - Modes of Dam Failure and Monitoring and Measuring Techniques (PDF) [4MB]

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

The documents below were the documents presented to the Inspector by various parties during the course of the inquiry.

ID1	Appellant Opening Statement (PDF) [184KB]
ID2	Council Opening Statement (PDF) [179KB]
ID3	Email correspondence to Planning officer Mrs Curley 4.9.23 submitted by Mr Williams (PDF) [116KB]
ID4	Site Masterplan CGIs (PDF) [468KB]
ID5	ES Documentation (PDF) [88KB]
ID6	R. (on the application of Swire) v Canterbury City Council (PDF) [242KB]
ID7	Laver Leisure Moneystone Park Update Nov 2015 (PDF) [2MB]
ID8 (1)	B+W GENERAL ARRANGEMENT site plan Rivendale (PDF) [2MB]
ID8 (2)	Rivendale Masterplan (PDF) [3MB]
ID9	Air Quality Contribution Inquiry Note submitted by the Appellant (PDF) [233KB]
ID10 a	Letter from Blacks solicitors regarding restrictive covenant (PDF) [705KB]
ID10 b	Plan to accompany Letter from Blacks solicitors regarding restrictive covenant (PDF) [1MB]
ID11	Response by the Council to the Air Quality Contribution Inquiry Note submitted by the Appellant (PDF) [182KB]
ID12	Council's closing submission (PDF) [201KB]
ID13	CVCS closing submission (PDF) [643KB]
ID14	Kingsley Parish Council Closing Submission (PDF) [274KB]
ID15	Appellant Closing Submission (PDF) [764KB]

Last modified on 08 October 2024