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 has taken 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 has been heard by way of a public inquiry on the 28th, 29th and 30th January 2025. The inquiry was closed on the 3^rd February 2025 following submission of additional information by the parties. The decision of the Inspector will be published on this website once received and is expected at any time between approximately 4 and 12 weeks following close of the inquiry.

All inquiry sessions have been webcast save the morning of the 29th January 2025, which for technical reasons was not webcast, the webcast sessions may be viewed here:

Watch the inquiry online here

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 appeared at the inquiry as the Local Planning Authority.

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 asked the Inspector to allow the appeal and grant their application.

Each party to the appeal 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 and the Appellant have exchange proofs of evidence which can be viewed here:

Evidence for the Council:

Mrs J Gregory Proof of Evidence, Planning (PDF, 475 KB)

Mr Ryder Summary Landscape Proof of Evidence (PDF, 109 KB)
Mr Ryder Landscape Proof of Evidence (PDF, 5 MB)
Mr Ryder Appendices to Landscape Proof of Evidence (PDF, 11 MB)

Mr Mark Clifford Proof of Evidence, Heritage (PDF, 1 MB)

Mr Alasdair Cross Proof of Evidence - Housing Supply, affordable housing and self build-custom units (PDF, 615 KB)

Evidence for the Appellant:

Mr J Coxon Proof of Evidence, Planning (PDF, 962 KB)
Mr J Coxon Summary Proof of Evidence, Planning (PDF, 484 KB)
Mr J coxon Appendices to Planning Proof of Evidence (PDF, 5 MB)

Mr Jackson Landscape Proof of Evidence (PDF, 778 KB)
Mr Jackson Summary Landscape Proof of Evidence (PDF, 493 KB)
Mr Jackson Appendices to Landscape Proof of Evidence (PDF, 13 MB)

Ms G Stoten Proof of Evidence, Heritage (PDF, 6 MB)
Ms G Stoten Summary Proof of Evidence, Heritage (PDF, 247 KB)
Ms G Stoten Appendices to Heritage Proof of Evidence (PDF, 587 KB)

Mr Wooliscroft Highways Proof of Evidence (PDF, 809 KB)
Mr Wooliscroft summary Highways Proof of Evidence (PDF, 507 KB)
Mr Wooliscroft appendices to Highways Proof of Evidence (PDF, 9 MB)

Mr Ben Pycroft summary Proof of Evidence - Housing Supply (PDF, 523 KB)
Mr Ben Pycroft Proof of Evidence - Housing Supply (PDF, 773 KB)
Mr Ben Pycroft Proof of Evidence - Appendices (PDF, 29 MB)

Mr J Roberts Proof of Evidence - Affordable Housing (PDF, 567 KB)
Mr J Roberts summary Proof of Evidence - Affordable Housing (PDF, 200 KB)
Mr J Roberts Appendices to Affordable Housing Proof of Evidence (PDF, 420 KB)

Inquiry Update 24 January 2025

On Friday 17th January 2025 the Council received a decision notice relating to a site in Cheadle off Oakamoor Road. The decision in that case was highly relevant to the Froghall Road appeal and was considered by the Planning Applications Committee of the Council on 23^rd January 2025 . As a result of it's consideration the Committee decided that defence of this appeal by the Council at inquiry was untenable. Therefore the Council did not defend the appeal, with the exception of the 5 year housing land supply.

If you wish to view the Oakamoor Road appeal decision you can do so here: Final Decision Oakamoor Rd (PDF, 264 KB)

Section 106 Planning Obligation and draft Conditions.

During the course of the inquiry the Council and the appellant have agreed a document known as a section 106 Planning Obligation (or Agreement) and draft planning conditions. This is for the assistance of the inspector because if he decides to grant the permission for the proposed development these will be required. The 106 obligation provides for contributions and other mitigation proposed by the appellant to offset the impact of the development on the local community, for example health care and education contributions. The Council has to explain why these are needed and why they are appropriate in a document known as a CIL compliance statement. A copy of the draft 106 agreement and CIL compliance statement may be viewed here:

ID14 - Final Draft s106 - clean (PDF, 2 MB)
ID16 - CIL Compliance Statement 30.1.25 - clean (PDF, 228 KB)

The council and appellant have also agreed a set of draft planning conditions (subject to comments you can view on the document) that the inspector can use if he decides to grant permission and these can be viewed here:

ID18 - Updated Draft Conditions - 30.1.25 - clean (PDF, 122 KB)

Core Documents

The Core Documents Library below includes all relevant documents (Core Documents pre-fixed CD) for the inquiry. Documents submitted during the course of the inquiry are known as Inquiry Documents and can be viewed below the core documents list.

Note that not all documents relating to the application appear in the Core Documents Library. If you can't find what you are looking for all the 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.

Core Document List (PDF, 190 KB)

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 3.40	County Council updated education consultation comments 29.11.24 (PDF, 627 KB)

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 5.4	Annual Monitoring Report 2023-24 (PDF, 369 KB)
CD 5.5	Historic Environment Character Assessment: Staffordshire Moorlands, August 2010 (combined extracts only) (PDF, 4 MB)
CD 5.6	Local Development Scheme 2023 (PDF, 264 KB)
CD 5.7	Landscape, Local Greenspace and Heritage Impact Study, dated 2016 (combined extracts only) (PDF, 8 MB)

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) - When you click on the link for this document it will automatically download to your device.
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) (PDF, 3 MB)
CD 7.4	SHLAA Stage 1,2 & 3 Summary - July 2015 (PDF, 996 KB)
CD 7.5	SHLAA large sites details (Towns) (PDF, 2 MB)
CD 7.6	SHLAA large sites details (Rural area) (PDF, 5 MB)
CD 7.7	SHLAA large site maps (PDF, 14 MB)

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 (PDF, 233 KB)
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 (PDF, 328 KB)
CD 8.3	Historic England - Heritage Significance: Analysing Significance in Heritage Assets, Historic England Advice Note 12 (PDF, 365 KB)
CD 8.4	Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment (PDF, 287 KB)
CD 8.5	NPPG Guidance on Historic Environment: Advises on enhancing and conserving the historic environment (PDF, 1 MB)
CD 8.6	DCMS Guidance Nov 18: Principles of Selection for Listed Buildings. (Nov 2018) (PDF, 454 KB)

CD Reference	Document Title
CD9. Landscape related documents
CD 9.1	Guidelines for Landscape and Visual Impact Assessment (3rd Edition) (2013) (PDF, 17 MB)
CD 9.2	Assessing landscape value outside national designations, Landscape Institute's TGN 02-21 (PDF, 1 MB)
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 9.6	Residential Visual Amenity Assessment (RVAA), Landscape Institute's TGN 2/19 (PDF, 366 KB)

CD Reference	Document Title
CD10. Highways related documents

CD Reference	Document Title
CD11. Affordable Housing related documents
CD 11.1	"Bleak Houses: Tackling the crisis of family homelessness in England"; Children's Commissioner, 2019 (PDF, 958 KB)
CD 11.2	"Denied the Right to a Safe Home: Exposing the Housing Emergency"; Shelter, 2021 (PDF, 5 MB)
CD 11.3	Developer Contributions Supplementary Planning Document October 2023 (PDF, 2 MB)
CD 11.4	Homelessness and Rough Sleeping Strategy 2023 to 2028 (PDF, 1 MB)
CD 11.5	Staffordshire Moorlands Corporate Plan 2023 to 2027 (PDF, 8 MB)
CD 11.6	Housing Implementation Strategy November 2018 (PDF, 776 KB)
CD 11.7	Staffordshire Moorlands Strategic Housing Market Assessment Update 2017 (PDF, 1 MB)

CD Reference	Document Title
CD12. Relevant Decisions & Judgements	Two documents summarising the decisions and judgements below are available here: Appellant Appeal Decisions Summary Note - 21.01.2025 (PDF, 169 KB) and Appellant Judgements Summary Note - 16.01.2025 (PDF, 170 KB)
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 (PDF, 1 MB)
CD 12.2	Appeal 3227970 - Land South of Cox Green Road, Rudgwick, Surrey (PDF, 241 KB)
CD 12.3	Appeal 3284485 - Station Road, Stalbridge, Dorset (PDF, 269 KB)
CD 12.4	Appeal 3270721 - Land North of Madgwick Lane, Chichester (PDF, 278 KB)
CD 12.5	Appeal 3330615 - Weddington Road, Nuneaton, Weddington (PDF, 417 KB)
CD 12.6	Appeal 3194926 - Land on East Side of Green Road, Woolpit, Suffolk (PDF, 298 KB)
CD 12.7	Appeal 3169314 - Land east of Newport Road, Woburn Sands, Buckinghamshire (PDF, 912 KB)
CD 12.8	Appeal 2212671 - Land off Darnhall, School Lane, Winsford, Cheshire (PDF, 1 MB)
CD 12.9	Appeal 3180729 - Land east of Gleneagles way, Hatfield Peverel (PDF, 1 MB)
CD 12.10	Appeal 3216104 - Land off Popes Lane, Sturry (PDF, 298 KB)
CD 12.11	Appeal 3227970 - Land South of Cox Green Road, Rudgwick Surrey (PDF, 241 KB)
CD 12.12	Appeal 3265861 - Little Sparrows, Sonning Common, Oxfordshire (PDF, 451 KB)
CD 12.13	Appeal 3301202 - Land West of Wroslyn Road, Freeland, Oxon (PDF, 226 KB)
CD 12.14	Appeal 3341832 - Land East of Langford Road, Langford, Central Bedfordshire (PDF, 213 KB)
CD 12.15	Appeal 3292721 - Land off Spruce Close, Exeter (PDF, 247 KB)
CD 12.16	Appeal 3329928 - 46 Lymington Bottom, Four Marks, Alton, East Hampshire (PDF, 259 KB)
CD 12.17	Barnwell Manor Wind Energy Ltd v East Northamptonshire District Council & Ors [2014] EWCA Civ 137 (18 February 2014) (PDF, 224 KB)
CD 12.18	The Forge Field Society & Ors, R (On the Application Of) v Sevenoaks District Council [2014] EWHC 1895 (Admin) (12 June 2014) (PDF, 1 MB)
CD 12.19	Kay, R (on the application of) v Secretary of State for Housing Communities and Local Government & Anor [2020] EWHC 2292 (Admin) (21 August 2020) (PDF, 231 KB)
CD 12.20	Kinsey, R (On the Application Of) v London Borough Of Lewisham [2021] EWHC 1286 (Admin) (18 May 2021) (PDF, 365 KB)
CD 12.21	London Historic Parks And Gardens Trust v Minister of State for Housing & Anor [2022] EWHC 829 (Admin) (08 April 2022) (PDF, 361 KB)
CD 12.22	Jones v Mordue & Anor [2015] EWCA Civ 1243 (03 December 2015) (PDF, 707 KB)
CD 12.23	Bedford BC V Secretary Of State For Communities And Local Government [2013] EWHC 2847 (Admin) (01 January 2018) (PDF, 456 KB)
CD 12.24	Palmer v Herefordshire Council & Anor [2016] EWCA Civ 1061 (04 November 2016) (PDF, 310 KB)
CD 12.25	Catesby Estates Ltd v Steer [2018] EWCA Civ 1697 (18 July 2018) (PDF, 231 KB)
CD 12.26	Cala Homes (South) Ltd v Secretary of State [2011] EWCA Civ 639 (PDF, 183 KB)
CD 12.27	Crane v Secretary of State for Communities and Local Government & Anor [2015] EWHC 425 (Admin) (23 February 2015) (PDF, 588 KB)
CD 12.28	Phides Estates (Overseas) Ltd v Secretary of State for Communities and Local Government & Ors [2015] EWHC 827 (Admin) (26 March 2015) (PDF, 296 KB)
CD 12.29	Woodcock Holdings v SSCLG [2015] EWHC 1173 (Admin) (PDF, 413 KB)
CD 12.30	Suffolk Coastal District Council v Hopkins Homes Ltd & Anor [2017] UKSC 37 (10 May 2017) (PDF, 340 KB)
CD 12.31	Appeal 3324631 - Sondes Place Farm, Dorking (PDF, 292 KB)
CD 12.32	Appeal 3230827 - Oxford Brookes University (PDF, 1 MB)
CD 12.33	Appeal 3332590 - Coombebury Cottage, Dunsfold (PDF, 222 KB)
CD 12.34	Appeal 3136237 - Langton Road, Norton (PDF, 252 KB)
CD 12.35	Appeal 3282908 - Hawkhurst, Kent (PDF, 346 KB)
CD 12.36	Appeal 3296426 - Radwinter Road, Saffron Walden (PDF, 276 KB)
CD 12.37	Appeal 3191477 - Park Road, Coalpit Heath (PDF, 264 KB)
CD 12.38	Appeal 3274818 - Land off Ashland Road West, Sutton in Ashfield (PDF, 240 KB)
CD 12.39	Shadwell Estates v Breckland DC v Pigeon (Thetford) ltd [2013] EWHC 12 (Admin) (PDF, 232 KB)
CD 12.40	R (on the application of Swainsthorpe PC) v Norfolk CC and South Norfolk DC [2021] EWHC 1014 (Admin) (PDF, 222 KB)
CD 12.41	Visao Ltd v Secretary of State for Housing, Communities and Local Government v Chiltern DC [2019] EWHC 276 (Admin) (PDF, 214 KB)
CD 12.42	Gladman Developments Ltd v SSHCLG (PDF, 200 KB)
CD 12.43	Telford and Wrekin BC v SSCLG (PDF, 200 KB)
CD 12.44	Tesco Stores v Dundee CC [2012] UKSC 13 (PDF, 81 KB)
CD 12.45	3340461 - Appeal Decision - Oakamoor Road (PDF, 274 KB)
CD 12.46	3340461 - Costs Decision - Oakamoor Road (PDF, 101 KB)
CD 12.47	Appeal decision - Hepworth Road (PDF, 233 KB)
CD 12.48	Appeal decision - Corner Mead (PDF, 346 KB)
CD 12.49	Appeal decision - Land at Church Lane, Whittington (PDF, 120 KB)
CD 12.50	Appeal decision - 31-33 The Causeway (PDF, 228 KB)
CD 12.51	Appeal decision - Bullens Green Lane (PDF, 357 KB)
CD 12.52	Appeal decision - Brock Cottage (PDF, 156 KB)
CD 12.53	Appeal decision - Walton Hall (PDF, 142 KB)
CD 12.54	Appeal decision - Lodge Lane and Burtons Lane (PDF, 479 KB)
CD 12.55	Appeal decision - Pondview, Sturt Green (PDF, 188 KB)
CD 12.56	Appeal decision - West of Suffolk House, Norton (PDF, 144 KB)
CD 12.57	Appeal decision - St. Peters Street, Caxton (PDF, 122 KB)
CD 12.58	Appeal decision - 110 Ribchester Road, Clayton Le Dale (PDF, 133 KB)
CD 12.59	Appeal decision - Langton Hall, West Langton (PDF, 172 KB)
CD 12.60	Appeal decision - Land at Barnet Lane and Furzehill Road (PDF, 517 KB)

CD Reference	Document Title
CD13. Statements of Common Ground
CD 13.1	Planning/General Statement of Common Ground (PDF, 329 KB)
CD 13.2	Heritage Statement of Common Ground (PDF, 968 KB)
CD 13.3	Landscape Statement of Common Ground (PDF, 487 KB)
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 (PDF, 402 KB)
CD 13.7	Self-build & Custom Housebuilding Statement of Common Ground (PDF, 260 KB)
CD 13.8	Further SOCG - Final signed 24.01.2025 (PDF, 125 KB)
CD 13.9	Updated Planning SOCG - Final signed 24.1.25 (PDF, 418 KB)
CD 13.10	Updated Heritage SOCG - Final signed 24.01.2025 (PDF, 2 MB)
CD 13.11	Updated Landscape SOCG - Final signed 23.01.2025 (PDF, 282 KB)

CD Reference	Document Title
CD14. Miscellaneous Documents
CD 14.1	Email from LPA re heritage case dated 5th December 2024 (PDF, 1 MB)
CD 14.2	Letter from Council dated 4th December 2024 (PDF, 1 MB)

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/2021/0610 to search for the application

Inquiry Documents

The documents presented to the Inspector by various parties during the course of the inquiry will be listed below.

ID Reference	Document Title
ID 1	Appellant Appearances List - Froghall Road (PDF, 92 KB)
ID 2	Council Opening Submissions (PDF, 151 KB)
ID 3	Appellant opening submissions - 28.01.2025 (PDF, 392 KB)
ID 4	Mead Realisations Ltd v The SSLUHAC and Anor [2024] EWHC 279 (Admin) (12 February 2024) (PDF, 604 KB)
ID 5	Surface water map - no climate change (PDF, 120 KB)
ID 6	Surface water map - with climate change (PDF, 126 KB)
ID 7	Parameters GI Assets and Functions (PDF, 6 MB)
ID 8	Updated Housing Land Supply SoCG - 29.01.2025 (PDF, 394 KB)
ID 9	Draft conditions with LHA added 28-1-24 (PDF, 234 KB)
ID 10	Developer Contributions SPD (PDF, 2 MB)
ID 11	Playing Pitch Strategy (PDF, 801 KB)
ID 12	Site Visit Itinerary (PDF, 10 KB) Site Visit Itinerary Map (PDF, 5 MB)
ID 13	Final Draft s106 - track changes (PDF, 361 KB)
ID 14	Final Draft s106 - clean (PDF, 2 MB)
ID 15	CIL Compliance Statement 30.1.25 - track changes (PDF, 253 KB)
ID 16	CIL Compliance Statement 30.1.25 - clean (PDF, 228 KB)
ID 17	Updated Draft Conditions - 30.1.25 - track changes (PDF, 267 KB)
ID 18	Updated Draft Conditions - 30.1.25 - clean (PDF, 122 KB)
ID 19	Flood Risk Technical Note (PDF, 10 MB)
ID 20	Public Open Space Note (PDF, 41 KB)
ID 21	Appellant Closings (PDF, 423 KB) - Please note that footnote 64 of the Appellant's closings contains a typographical error in respect of the Substation Action Save East Suffolk Ltd case, and the correct case citation should read as at ID22 below.
ID 22	R. (on the application of Substation Action Save East Suffolk Ltd) v Secretary of State for Energy Security and Net Zero [2024] EWCA Civ 12 (PDF, 301 KB)
ID 23	Final set of draft conditions (tracked changes) (PDF, 188 KB)
ID 24	Appellant agreement to pre-commencement conditions (PDF, 139 KB)
ID 25	Addendum to the FRA and DMS January 2022 - Surface Water (PDF, 11 MB)
ID 26	Mead Realisations Ltd v SSHCLG and North Somerset CC [2025] EWCA Civ 32 (PDF, 301 KB)
ID 27	Appellant note on ID26 (PDF, 177 KB)
ID 28	Appellant corrected note on ID26 (PDF, 182 KB)

Last modified on 03 February 2025