Planning Inquiry Froghall Road, Cheadle

Public Inquiry: Land to the east of Froghall Road, Cheadle, Staffordshire, SK10 2DN

PINS REF: APP/B33438/W/24/3351035

The Council's reference is: SMD/2021/0610

A public inquiry is taking place regarding an appeal that has been made against the refusal of an application made by Bloor Homes NW Ltd to the Council for residential development with access considered (all other matters reserved) on land to the east of Froghall Road, Cheadle

The Council's decision can be viewed here:

Decision Notice (PDF, 502 KB)

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 six days starting on the 28^th January 2025 and continuing on the 29^th and 30^th January and then 4^th, 5^th and 6^th February 2025.

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 each day of inquiry and will end at approximately 5pm with appropriate breaks during the course of the day.

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 28 January 2025.

All inquiry sessions will be webcast save the morning of the 29^th January 2025, which for technical reasons cannot be webcast. Any person wishing to observe will have to attend the inquiry venue in person to view proceedings on that morning.

If you can't find the information you are looking for and/or need help with anything related to this inquiry please send your question to Hannah Varley at hannah.varley@highpeak.gov.uk .

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 application.

In this appeal there is another party, also referred to as a rule 6 party, who has an interest in the appeal and will be able to bring their own evidence and cross examine witnesses brought by the Appellant.

That rule 6 party is Kingsley Parish Council.

Each party to the appeal has submitted a Statement of case that may be viewed here:

Council's Statement of Case (PDF, 806 KB)
Appellant's Statement of Case with Appendices (PDF, 2 MB)

Case Management Conference

On the 2^nd December 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 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.

View copies of the CMC summary and Note here:

Inspectors Pre-CMC Note (PDF, 151 KB)
Post CMC Summary Note from Inspector (PDF, 164 KB)

Evidence Submitted to the Planning Inspectorate

The Council, the Appellant and the Rule 6 party will exchange proofs of evidence that can be viewed here on or after the 7^th January 2025.

Core Documents

A Core Documents Library is currently being prepared. This will include all relevant documents (Core Documents pre-fixed CD) for the inquiry. This is currently a work in progress and will be published as soon as possible. After it is published it will continue to be developed, updated, and populated in the run-up to the inquiry and may also be updated whilst the inquiry is sitting.

Note that not all documents relating to the application appear in the Core Documents Library, only the ones the Appellants and Council think might be referred to at the inquiry. For the time being all documents relevant to the inquiry can be found on the planning portal that has further information about the application and the appeal.

You can get to the planning portal by clicking here.

You will need to use the application reference number SMD/2021/0610 to search for the application.

CD Reference	Document Title
CD1. SMD/2021/0610 - Documents and Plans as Submitted
CD 1.1	Application form dated 31/08/2021 SUPERSEDED (14/11/23)(final revision at CD2.29)
CD 1.2	Application Boundary & Location Plan (020-020-P001 Rev D) SUPERSEDED (14/11/23) (final revision at CD2.27)
CD 1.3	Parameters masterplan (OS base) (020-020-004 Rev F) SUPERSEDED (24/05/22) (final revision at CD2.12)
CD 1.4	Design and Access Statement prepared by eSCAPE dated August 2021 (020/020/001/RevD/DAS) - SUPERSEDED (24/05/22) (final revision at CD2.20) Part 1 Part 2 Part 3 Part 4 Part 5 Part 6
CD 1.5	Air Quality Assessment prepared by SLR dated August 2021 (410.10341.00003 v2.0) SUPERSEDED (15/05/23) (final revision at CD2.26)
CD 1.6	Landscape and Visual Appraisal prepared by FPCR dated July 2021 (Rev -) SUPERSEDED (13/12/21) (final revision at CD2.6)
CD 1.7	Planning, Affordable Housing and Sustainability Statement prepared by Emery Planning dated 27 September 2021 SUPERSEDED (17/01/22) (final revision at CD2.9)
CD 1.8	Flood Risk Assessment & Drainage Management Strategy prepared by Betts Hydro dated August 2021 (HYD618_FROGHALL.ROAD_FRA&DMS Rev 1.0) - SUPERSEDED (24/05/22) (final revision at CD2.22) Part 1 Part 2 Part 3
CD 1.9	Statement of Community Involvement prepared by Emery Planning dated 27 August 2021
CD 1.10	Noise Impact Assessment prepared by JPM Acoustics dated 16 July 2021
CD 1.11	Preliminary Ecological Appraisal prepared by Tyler Grange dated 16 July 2021 Part 1 Part 2
CD 1.12	Geo-Environmental Desk Study Report prepared by Betts Geo dated June 2021 (21EMP016/DS Rev 1) Part 1 Part 2
CD 1.13	Heritage Statement prepared by Orion Heritage dated August 2021 (PN/2991/HS/3)
CD 1.14	Archaeological Desk Based Assessment prepared by Orion Heritage dated August 2021 (PN/2991)
CD 1.15	Transport Assessment prepared by Eddisons dated August 2021
CD 1.16	Arboriculture Summary prepared by Tyler Grange dated 16 July 2021 (14001_R02_JJ_HB

CD Reference	Document Title
CD2. SMD/2021/0610 - Additional/amended documents submitted post validation
CD 2.1	Preliminary Arboricultural Impact Assessment prepared by Tyler Grange dated 22 October 2021 (14001_R03_JJ_CW) SUPERSEDED (02/02/24) (final revision at CD2.3)
CD 2.2	Preliminary Arboricultural Impact Assessment prepared by Tyler Grange dated 11 December 2023 (14001_R03a_JJ_CW) SUPERSEDED (15/02/24) (final revision at CD2.3)
CD 2.3	Preliminary Arboricultural Impact Assessment prepared by Tyler Grange dated 15 February 2024 (14001_R03b_JJ_CW)
CD 2.4	Preliminary Ecological Appraisal Addendum prepared by Tyler Grange dated 14 December 2023 (14001_R04_NB)
CD 2.5	Landscape and Visual Appraisal prepared by FPCR dated November 2021 (Rev B) SUPERSEDED (24/05/24) (final revision at CD2.6)
CD 2.6	Landscape and Visual Appraisal prepared by FPCR dated May 2022 (Rev D)
CD 2.7	Agricultural Land Classification and Soil Resources prepared by Reading Agricultural Consultants dated July 2021
CD 2.8	Planning, Affordable Housing and Sustainability Statement prepared by Emery Planning dated 27 September 2021 SUPERSEDED (24/05/24) (final revision at CD2.9)
CD 2.9	Planning, Affordable Housing and Sustainability Statement by Emery Planning dated 18 May 2022
CD 2.10	Parameters masterplan (020-020-P004 Rev L) SUPERSEDED (14/11/23) (final revision at CD2.12)
CD 2.11	Parameters masterplan (020-020-P004 Rev M) SUPERSEDED (21/03/24) (final revision at CD2.12)
CD 2.12	Parameters masterplan (020-020-P004 Rev N)
CD 2.13	Illustrative masterplan (020-020-P009 Rev C) SUPERSEDED (14/11/23) (final revision at CD2.14)
CD 2.14	Illustrative masterplan (020-020-P009 Rev D)
CD 2.15	Transport Assessment Addendum prepared by Eddisons dated April 2022
CD 2.16	Proposed site access plan (3277-F06 Rev A) SUPERSEDED (14/11/23) (final revision at CD2.17)
CD 2.17	Proposed site access plan (3277-F06 Rev G)
CD 2.18	Design and Access Statement by eSCAPE dated March 2022 (020/020/001/RevE/DAS) SUPERSEDED (14/11/23) (final revision at CD2.20)
CD 2.19	Design & Access Statement prepared by eSCAPE dated March 2022 (020/020/001/RevF/DAS) SUPERSEDED (15/02/24) (final revision at CD2.20)
CD 2.20	Design & Access Statement prepared by eSCAPE dated February 2024 (020/020/001/RevG/DAS)
CD 2.21	Counsel Opinion dated 25 April 2022
CD 2.22	Flood Risk Assessment & Drainage Management Strategy prepared by Betts Hydro dated January 2022 (HYD618_FROGHALL.ROAD_FRA&DMS Rev 1.0)
CD 2.23	Built Heritage Statement prepared by Pegasus Group dated May 2022 (P22-0010 V2)
CD 2.24	Highways Technical Note 03 prepared by Eddisons dated January 2023
CD 2.25	Letter response to LLFA objection prepared by Betts Hydro dated 18 November 2022
CD 2.26	Air Quality Assessment prepared by SLR dated March 2023 (402.064660.00001 v4.0)
CD 2.27	Application Boundary & Location plan (020-020-P001 Rev G)
CD 2.28	Northern boundary linear eco park (020-020-P012 Rev -)
CD 2.29	Revised application form
CD 2.30	Landowner notification letter dated 8 November 2023
CD 2.31	Highways Technical Note 04 prepared by Eddisons (3866)

CD Reference	Document Title
CD3. Consultee Responses
CD 3.1	Alliance Environmental Services
CD 3.2	Campaign to Protect Rural England
CD 3.3	Cheadle Town Council 08/10/2021
CD 3.4	Cheadle Town Council 25/10/2021
CD 3.5	Coal Authority
CD 3.6	DCC Primary Care
CD 3.7	Derbyshire Landscape and Placemaking
CD 3.8	Environment Agency
CD 3.9	Heritage Officer 19/12/2021
CD 3.10	Heritage Officer 30/08/2022
CD 3.11	Kingsley Parish Council
CD 3.12	Landscape (Derbyshire Landscape and Placemaking)31/08/2022
CD 3.13	Landscape (Derbyshire Landscape and Placemaking) 30/09/2022
CD 3.14	Peak and Northern Footpath Society
CD 3.15	Ramblers Association
CD 3.16	Regeneration Officer 18/11/2021
CD 3.17	SCC Flood Risk 02/11/2021
CD 3.18	SCC Flood Risk 13/01/2023
CD 3.19	SCC Highways 19/10/2021
CD 3.20	SCC Highways 15/02/2024
CD 3.21	SCC LLFA
CD 3.22	SCC Rural County
CD 3.23	SCC School Organisation Team 02/11/2021
CD 3.24	SCC School Organisation Team 06/06/2022
CD 3.25	SCC School Organisation Team 22/02/2024
CD 3.26	SCC Spatial Information Officer
CD 3.27	Severn Trent Water
CD 3.28	SMDC Arboriculture
CD 3.29	SMDC Environmental Health 16/12/2021 (1)
CD 3.30	SMDC Environmental Health 16/12/2021 (2)
CD 3.31	SMDC Environmental Health 16/12/2021 (3)
CD 3.32	SMDC Planning Officer
CD 3.33	SMDC Regeneration Officer 15/02/2024
CD 3.34	SMDC Service Development Officer
CD 3.35	SSOT Integrated Care Board
CD 3.36	Staffordshire Wildlife Trust 01/03/2022
CD 3.37	Staffordshire Wildlife Trust 04/03/2024
CD 3.38	Staffordshire Wildlife Trust 15/04/2024
CD 3.39	Staffordshire Police

CD Reference	Document Title
CD4. Decision notice and committee report
CD 4.1	Decision Notice ref. SMD/2021/0610
CD 4.2	Committee Report
CD 4.3	Late Representations Report
CD 4.4	Committee Minutes

CD Reference	Document Title
CD5. Local policy documents and guidance
CD 5.1	The Adopted Local Plan 2014 - 2033
CD 5.2	Inspector's Report Annex to Inspectors Report Appendix
CD 5.3	Annual Monitoring Report 2022-23

CD Reference	Document Title
CD6. National Planning Policy and Statements
CD 6.1	NPPF - December 2023
CD 6.2	NPPF - December 2024
CD 6.3	Indicative local housing need: December 2024 - new standard method (published alongside the Government response to NPPF reforms) - Document to follow
CD 6.4	Written Ministerial Statement 30 July 2024 - Building the Homes We Need
CD 6.5	Chancellors Statement 8th July 2024
CD 6.6	Letter from Deputy PM to LPAs 30 July 2024
CD 6.7	Government response to the proposed reforms to the NPPF and other changes to the planning system (December 2024)
CD 6.8	Written Ministerial Statement 12 December 2024 - Building the Homes We Need

CD Reference	Document Title
CD7. Housing Land Supply and Monitoring Documents
CD 7.1	Statement of Five Year Housing Land Supply (as at 1st April 2023) - November 2023
CD 7.2	Statement of Five Year Housing Land Supply (as at 1st April 2022)
CD 7.3	Statement of Five Year Housing Land Supply (as at 1st April 2021) - Document to follow

CD Reference	Document Title
CD8. Heritage related documents
CD 8.1	Historic England - Historic Environment Good Practice Advice in Planning Note 2: Managing Significance in Decision Taking in the Historic Environment - Document to follow
CD 8.2	Historic England - Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage Assets (Second Edition), the key guidance of assessing setting - Document to follow
CD 8.3	Historic England - Heritage Significance: Analysing Significance in Heritage Assets, Historic England Advice Note 12 - Document to follow
CD 8.4	Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment - Document to follow
CD 8.5	NPPG Guidance on Historic Environment: Advises on enhancing and conserving the historic environment - Document to follow
CD 8.6	DCMS Guidance Nov 18: Principles of Selection for Listed Buildings. (Nov 2018) - Document to follow

CD Reference	Document Title
CD9. Landscape related documents
CD 9.1	Guidelines for Landscape and Visual Impact Assessment (3rd Edition) (2013) - Document to follow
CD 9.2	Assessing landscape value outside national designations, Landscape Institute's TGN 02-21 - Document to follow
CD 9.3	National Character Area Profile 64, 'Potteries and Churnet Valley', Natural England
CD 9.4	Landscape and Settlement Character Assessment of Staffordshire Moorlands (2008) SMDC
CD 9.5	Planning for Landscape Change: SPG to the Staffordshire and Stoke on Trent Structure Plan, 1996 - 2011

CD Reference	Document Title
CD10. Highways related documents

CD Reference	Document Title
CD11. Affordable Housing related documents

CD Reference	Document Title
CD12. Relevant Decisions & Judgements
CD 12.1	Appeal 2197532, Land between Audlem Road/Broad Lane Peter de Stapleigh Way Stapeley, Nantwich and Appeal 2197529, Land off Peter de Stapleigh Way, Stapeley - Document to follow
CD 12.2	Appeal 3227970 - Land South of Cox Green Road, Rudgwick, Surrey - Document to follow
CD 12.3	Appeal 3284485 - Station Road, Stalbridge, Dorset - Document to follow
CD 12.4	Appeal 3270721 - Land North of Madgwick Lane, Chichester - Document to follow
CD 12.5	Appeal 3330615 - Weddington Road, Nuneaton, Weddington - Document to follow
CD 12.6	Appeal 3194926 - Land on East Side of Green Road, Woolpit, Suffolk - Document to follow
CD 12.7	Appeal 3169314 - Land east of Newport Road, Woburn Sands, Buckinghamshire - Document to follow
CD 12.8	Appeal 2212671 - Land off Darnhall, School Lane, Winsford, Cheshire - Document to follow
CD 12.9	Appeal 3180729 - Land east of Gleneagles way, Hatfield Peverel - Document to follow
CD 12.10	Appeal 3216104 - Land off Popes Lane, Sturry - Document to follow
CD 12.11	Appeal 3227970 - Land South of Cox Green Road, Rudgwick Surrey - Document to follow
CD 12.12	Appeal 3265861 - Little Sparrows, Sonning Common, Oxfordshire - Document to follow
CD 12.13	Appeal 3301202 - Land West of Wroslyn Road, Freeland, Oxon - Document to follow
CD 12.14	Appeal 3341832 - Land East of Langford Road, Langford, Central Bedfordshire - Document to follow
CD 12.15	Appeal 3292721 - Land off Spruce Close, Exeter - Document to follow
CD 12.16	Appeal 3329928 - 46 Lymington Bottom, Four Marks, Alton, East Hampshire - Document to follow

CD Reference	Document Title
CD13. Statements of Common Ground
CD 13.1	Planning/General Statement of Common Ground - Document to follow
CD 13.2	Heritage Statement of Common Ground - Document to follow
CD 13.3	Landscape Statement of Common Ground - Document to follow
CD 13.4	Highways Statement of Common Ground - Document to follow
CD 13.5	Affordable Housing Statement of Common Ground (PDF, 383 KB)
CD 13.6	5YHLS Statement of Common Ground - Document to follow