Appeal rules Darlaston Inn to be demolished for new filling station

The demolition and redevelopment of the Darlaston Inn has been approved on appeal. The appeal decision reversed Stafford Borough Council’s initial refusal of the project.

The appeal by Euro Garages Ltd and Greene King was decided by Ben Plenty, an Inspector appointed by the Secretary of State, and draws to a close a planning application that was submitted almost 2 years ago.

Under the redevelopment plan, the existing public house and children’s indoor play warehouse will be replaced with a 24-hour petrol filling station. The new facility will be accessed from A34, and will feature a forecourt with a canopy, underground tanks, and several car care facilities. These include four jet wash bays, a car wash, and a vacuum/air bay.

To accommodate customers, 15 car parking spaces and 4 cycle spots will be built, along with 8 covered electric vehicle charging bays utilising solar PV technology for power. The sales building will have a floor area of 465 GEA sqm, including a store, office, toilets, and a convenience store with an ancillary food counter and cash machine.

The site will also feature a landscaped picnic area, contributing to the aesthetic value of the redeveloped location. All the developments are in line with the initial application and its accompanying plans.

Why was the original plan refused?

The initial refusal of the redevelopment project hinged on concerns about the impact on highway safety, particularly for pedestrians and cyclists accessing the site.

The Darlaston Inn site is situated within a large island created by a split in the A34, which is bisected partly by the River Trent. The proposed vehicular access points to the new development would be via the existing access points on the northbound spur of the A34, immediately following its junction with the A51.

The area surrounding the site, defined by a 50mph speed restriction, sees a fair amount of fast-moving traffic, serving not just the pub but also a car dealership, the junctions of Jervis Lane and the A51. The appellant’s Transport Statement indicated that the proposal would generate about 60 vehicle arrivals and departures during peak hours.

While the redevelopment proposal suggests sufficient space to prevent vehicular queueing on the gyratory, there were considerable worries about the safety of pedestrians and cyclists. The site lies within walking distance of Meaford village, parts of northwest Stone, a large residential estate via Mount Road, and local commercial areas, including Meaford Business Park.

According to the Trip Rate Information Computer System (TRICS) database, the new use of the site would generate daily pedestrian movement of around 40 arrivals and 40 departures, fewer than the existing use of the site. Similarly, the proposed use would attract fewer cyclists.

These concerns led the council to conclude that the redevelopment could increase the likelihood of conflict between pedestrian and vehicular traffic. This conflict was contrary to paragraph 110 of the Framework, which states that priority should be given to pedestrian and cycle movements, ensuring that the site is safe, secure, and attractive to all users.

Despite the appeal’s outcome, the concerns about the effect of the redevelopment on local traffic conditions and pedestrian safety were significant factors in the original rejection of the project by Stafford Borough Council.

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Other matters discussed include concerns about air and noise pollution due to the site’s proximity to residential properties and the potential impact of a 24-hour operation. However, the Transport Statement indicates that the proposed development would unlikely increase traffic significantly and, therefore, would not materially contribute to these issues.

The site is also close to the Meaford Conservation Area (MCA), and the proposal’s design takes this into consideration. The buildings will be replaced with landscaped areas, and the retail unit will be clad in black charred timber, blending well with the rural setting and the MCA.

The appeal also addressed environmental concerns such as potential flood risks, fuel leakage risks due to proximity to the River Trent, and the impact on local bats, a protected species. Measures have been proposed to manage and mitigate these risks effectively. As a result, the appeal concludes that the scheme has overriding economic and social benefits that satisfy the Habitat Regulations tests.

Application Conditions

In accordance with the Government’s Planning Practice Guidance, several conditions have been imposed to ensure the safe and responsible execution of the proposed construction. Some conditions are required before the project can commence, including submitting details on an arboricultural method statement, tree retention measures, tree pruning details, underground tank details, a demolition statement, and a construction management plan.

Additionally, there are standard conditions in relation to the project’s timeframe and approved plans. There are also conditions to ensure alignment with the submitted Flood Risk Assessment and Contaminated Land Report, to satisfy the Council’s Environmental Health Officer and the Environment Agency, and to ensure a sustainable drainage solution as agreed by the Lead Local Flood Authority.

Other conditions concern the removal of the bat habitat, with compensation measures that comply with the Habitat Regulations, the undertaking of work outside of bird nesting season, the submission of a landscape scheme and details of the canopy colour finish, a lighting scheme, construction hours, and access and on-site hardstanding provision. These are all in place to minimise the impact on local residents and the environment.

In terms of traffic, improved road markings within the highway would be necessary to help motorists navigate to the petrol station and through the gyratory. Signage would also be installed to prevent HGVs from entering the site, apart from for delivery purposes.

While the Council suggested a condition for improved lighting around the gyratory, there was insufficient evidence to support this as necessary or reasonable, and thus it will not be imposed.

The proposed development, which would repurpose previously developed land, has been allowed to proceed with conditions. The project would enhance the local area’s character and appearance, offer a crucial roadside service, and include electric charging points, providing a considerable benefit. Although some limited highway safety conflicts were identified, these were outweighed by other objectives.

You can read the full appeal document – Stafford Borough Council Planning – Darlaston Inn Appeal