Controversial green belt EV charging hub and drive-through proposal refused

Stafford Borough Council has refused a proposal for an electric vehicle (EV) charging hub and drive-through restaurant on the outskirts of Stone.

Concerns around its impact on the Green Belt, safety issues, and inadequate parking provisions were highlighted among the reasons for the refusal.

Plans for Green Belt Development Rejected

The proposal, put forward by George Developments Limited, for a new EV charging hub and drive-through restaurant located on land off the A34 opposite the George and Dragon pub has been refused by Stafford Borough Council. The decision, issued on 29th November 2024, cited multiple reasons for rejecting the application, including the impact on the North Staffordshire Green Belt and concerns regarding safety and accessibility.

The development included plans for 31 EV charging bays with solar panels, picnic areas, and a drive-through restaurant. Despite its ambition to cater to growing EV needs, the Council deemed the scale and nature of the project unsuitable for the proposed location, which is designated as Green Belt land.

Key Objections: Green Belt and Urban Impact

Stafford Borough Council stated that the requirement for an EV charging hub of this scale at the proposed site had not been adequately demonstrated. In addition, the drive-through restaurant fell outside any exemptions listed in Paragraph 154 of the National Planning Policy Framework (NPPF), meaning that it was considered inappropriate for Green Belt development.

“The proposed drive-thru restaurant constitutes a new building which does not fall within any of the exemptions listed in Paragraph 154 of the National Planning Policy Framework,” the refusal document reads. The Council further stated that the introduction of such development would harm both the visual and spatial openness of the Green Belt, noting, “The proposal is contrary to paragraphs 152, 153, 154, and 155 of the National Planning Policy Framework, together with Spatial Principle 7 of The Plan for Stafford Borough.”

In addition to Green Belt concerns, the Council was critical of the visual and spatial impact the proposal would have. Due to its prominent location adjacent to the A34 and the scale of the commercial nature, the introduction of newly built forms on an open green field site was deemed “incongruous”. The council argued that such development would create a significant urban encroachment into what is currently a continuous green space with a rural character, further impacting the visual amenities of the area and the setting of the adjacent Meaford Conservation Area.

Concerns Over Safety and Access

The decision also highlighted that the developers had failed to demonstrate how the site could be safely accessed via sustainable travel, raising concerns about pedestrian and vehicle safety. The Council noted, “The proposal would result in an increase of pedestrian/vehicle conflict resulting in increased highway danger,” which rendered it non-compliant with paragraph 116 of the National Planning Policy Framework and policy T2 of The Plan for Stafford Borough.

Parking Deficiencies Add to Challenges

In addition, the Council pointed out that there was insufficient car parking for drive-through restaurants. The plan provided 32 parking spaces, which fell 14 spaces short of the standards set out by the local plan, making it likely to create parking pressures and further traffic issues. This deficiency added weight to the decision to refuse the application.

Community Sentiment and Public Objections

The refusal decision comes after a considerable number of public objections were raised against the proposal. As previously reported by A Little Bit of Stone, over 160 objections were lodged, with residents and local community members voicing their concerns about the impact of the development on the character of the area and the pressures it might bring to local infrastructure.

A reader’s letter published in June 2024 expressed concerns about the environmental impact and the potential for an increase in traffic congestion. Many echoed these sentiments, particularly worried about the effect the proposed commercial development would have on the Green Belt land and the threat of creeping urbanisation.

What Happens Next?

While the refusal is a significant blow to the developers, they do have the option to appeal the decision or submit a revised application addressing the council’s concerns. At present, there has been no indication from George Developments Limited on whether they intend to pursue an appeal.

For now, the decision to refuse the development represents a win for those keen to preserve the rural character of the area and protect the North Staffordshire Green Belt from urban encroachment.

A spokesperson from the Council reiterated their commitment to safeguarding Green Belt land, stating that such areas are “vital for maintaining the character of our countryside and ensuring sustainable development.”

You can read the full decision on Stafford Borough Council’s planning portal – Refusal of Permission for Development