Councillors defer decision on proposed home at former garden centre

The garden centre operated off Moss Lane, Moss Gate, until 2007, and vacant buildings remain on the site in the North Staffordshire Green Belt.

A previous application to change the use of the land to residential and temporarily site a caravan was refused permission by Stafford Borough Council last year. A second application, also proposing a change of use of the land as well as replacement of existing buildings with a single-storey self-build house, came forward this year and has been recommended for refusal by planning officers.

The proposed development is considered to go against the current planning policy, as well as being located outside designated settlement boundaries in the borough. However, members of the borough council’s planning committee highlighted proposed changes to planning policy that the new Government is currently considering, which could enable more development in the Green Belt in the future.

Ward councillor Frances Beatty called in the application for consideration by the planning committee, saying it would have less impact on the area than the current development. Speaking at Wednesday’s planning committee meeting she said: “This garden centre has lived through change and its buildings have seen better days, but now the site needs a future – it’s not going to revert to nature because it’s a brownfield site with commercial permissions.

“Is it the ideal place for a 21st-century commercial business? No, it is not, so what should it have instead?

“Ironically it seems OK that our planning law permits two tiny dwellings within the existing buildings on this redundant plot – and the law alternatively permits a sizeable commercial business, with its attendant noise, lighting and traffic, as an appropriate development in this quiet place on the Green Belt. The most logical reuse – a modest local home – must jump through hoops.

“We know that the Government’s current consultation on the Green Belt, which should be law by the end of the year, wants greater flexibility to redevelop brownfield sites in the Green Belt for appropriate housing, specifically encouraging small sites for self-built and custom housing such as this. This application is for a home for a local person who has deep-seated roots in the community, to re-purpose her own bit of land, where this application is the logical resolution to an eyesore.”

Applicant Juliet Heather, who also spoke at Wednesday’s meeting, said “The site has been in my family’s ownership since 1957. It traded as a retail garden centre, known as Heathers Roses, before it closed due to retirement and ill-health in 2007.

“The cost of local housing is prohibitive for people who live on their own. This is to be a self-build dwelling for myself and I intend to live here for the rest of my days continuing my family’s link to the site – I was born in Moss Lane.

“Scattered across the site are two brick buildings, two large metal and timber-framed glasshouses, a polytunnel and two plant sale areas – all have been in place for over 60 years. These structures have not blended into the environment and would all be removed.

“My home would dramatically reduce the build area by up to 60% – or even at the planning officer’s estimation 29%. The concentration of development at the site, combined with clearing obstructions and hardstanding including the large car parking area, plus landscaping, would improve the openness of the Green Belt.

“I believe I have come up with a sensitive scheme that has a positive impact on the Green Belt. The proposal would have very low visual impact from the road, it would undoubtedly enhance the character and appearance of the lane and our local area, and I have support from all the neighbours.”

Stafford Borough Council received seven letters of support for the proposal. Supporters said the development would be in keeping with the area and was a good use of the land after being vacant for so long.

A number of committee members spoke in favour of the development, but others raised concerns that approving it would go against planning policy – and could set a precedent for future development. They agreed to defer their decision to a later date to enable Ms Heather to address the reasons for the recommended refusal.