A woman’s wish to build a home on the site of her family’s former garden centre near Stone has been granted after changes to Government policy enabled her plans to bloom.
Juliet Heather’s proposal for a single-storey self-build house and garage at Moss Lane, Moss Gate, was recommended for refusal by planning officers when it first went before Stafford Borough Council’s planning committee in September.
Speaking to councillors at the time she 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.”
In September 2024, her application was considered to go against national planning policies relating to development in the Green Belt and outside settlement boundaries. Committee members agreed to defer their decision to a later date to enable Ms Heather to address the reasons for the recommended refusal.
But, since then significant changes have been made to the National Planning Policy Framework, members of the planning committee heard on Wednesday (February 19). As a result the planning officers’ recommendation was amended to approval.
A report to the committee said:
“The previously recommended first reason for refusal relates to the proposal constituting inappropriate development with resulting in a visual change to the area and an unacceptable reduction in Green Belt openness due to the significant increase in volume of the proposed building. Significant changes have been made to the updated Framework with regard to development within the Green Belt
“Paragraph 154 (g) is of particular relevance in this case as this provides for the partial or complete redevelopment of previously developed land and which now includes a material change of use to residential and which would not cause substantial harm to the openness of the Green Belt. The new reference to ‘substantial harm’ to Green Belt openness now provides a higher threshold in assessing the scale of harm from that previously considered, where the test was for development not have a ‘greater impact’ on openness than the existing development
“The updated Framework also amends the definition of previously developed land which now includes land comprising large areas of fixed surface infrastructure ‘such as large areas of hardstanding which have been lawfully developed’’. Furthermore, the updated Framework also introduces ‘grey belt’ which is defined as land in the in the green belt comprising previously developed land and/or not strongly contributing to checking the unrestricted sprawl of large built-up areas; preventing neighbouring towns merging into one another, and preserving the setting and special character of historic towns – on this basis the site is considered to constitute grey belt land.”
Ms Heather told committee members her proposal to change the use of the site from a garden centre to residential would reduce the built-up area by 56%, as well as improving the openness of the Green Belt and and contributing to the council’s self-build shortfall. She added:
“I believe I have come up with a sensitive scheme and the proposal would have a very low visual impact from the road – it will enhance the appearance of the lane.”
Ward councillor Frances Beatty called in the application for consideration by the planning committee last year, saying it would have less impact on the area than the current development. Speaking at Wednesday’s meeting she said:
“I must congratulate and thank members of the planning committee for deferring this application.
“The new Framework recommends flexibility to allow redevelopment of previously developed land. This site needs re-purposing and it’s a modest proposal.
“A single dwelling will reduce the visual harm, addressing the unsightly sprawl on the site. The proposed dwelling and garage will be in keeping with the local vernacular and improve the visual impact on the Green Belt.”
Committee members voted unanimously to approve the application on Wednesday. Councillor Rob Kenney said:
“I’m happy this application now meets the NPPF and agree with the officers’ recommendation – I’m happy to propose we approve.”
Councillor Roy James seconded the proposal to approve the application. Councillor Scott Spencer said:
“Although I have my reservations with the new framework, I feel this development will better this area and I absolutely support it.”
