Publication Plan April 2024

Object

Representation ID: 6007

Received: 30/05/2024

Respondent: Acton Trussell, Bednall and Teddesley Hay Parish Council

Legally compliant? No

Sound? No

Duty to co-operate? No

Site Ref 036C

The site has been recognised as being high landscape sensitivity. The reduction in the extent of the proposal from 151 dwellings to 81 dwellings does not negate that finding and major negative impacts are anticipated. It is unclear how the revised site allocation overcomes the issue of being within an area of high landscape sensitivity.
The site and its setting display characteristic features of agricultural areas, intensive arable farming, hedged fields, small winding lanes and without any incongruous landscape features such as post and wire fencing, electricity pylons or farm buildings.
The proposal will be visually obtrusive to what is currently an attractive local view and from Cannock Chase AONB. With the exception of the A34 the site is contiguous with Cannock Chase AONB across other open countryside and links the AONB with the valley of the River Penk and canals.
No clear defensible southern boundary to the development. This is an arbitrary line across the field with no physical features and if developed, land promoters will press for additional houses to be built.
Site 036c is not presently assessed as Green Belt but does meet 3 of the 5 purposes of Green Belt land.
The land is open countryside, productive farming land and is some of the “best and most versatile agricultural land” in the country.

Object

Representation ID: 6008

Received: 30/05/2024

Respondent: Acton Trussell, Bednall and Teddesley Hay Parish Council

Legally compliant? No

Sound? No

Duty to co-operate? No

In respect of proposed site allocation 036c, the Plan is unsound and may not be legally compliant.
It has not been the subject of effective ‘duty to co-operate’ liaison with Stafford Borough Council (SBC) and appears contrary to National Planning Policy by virtue of this lack of effective cooperation and inadequate emphasis given to obligations to maintain natural and local environment.

Object

Representation ID: 6009

Received: 30/05/2024

Respondent: Acton Trussell, Bednall and Teddesley Hay Parish Council

Legally compliant? No

Sound? No

Duty to co-operate? No

Site Ref 036c
The Cannock Chase AONB is recognised as a highly sensitive area where visitor management is critical. Recreational use is predicted to increase with new housing development in the vicinity. There is a need to meet recreational demand while ensuring issues associated with high levels of recreational use do not cause damage.
Nature conservation issues associated with recreation at Cannock Chase and therefore makes no sense to identify new housing sites so close to the AONB, particularly when there is no overriding need for development in the locality.

Stafford Borough Council’s response to the proposed allocation in the 2022 consultation stated “would be in the immediate setting of the AONB and lead to a detrimental impact on the AONB and should not go ahead”.

Object

Representation ID: 6010

Received: 30/05/2024

Respondent: Acton Trussell, Bednall and Teddesley Hay Parish Council

Legally compliant? No

Sound? No

Duty to co-operate? No

Site Ref 036c
It is clear from previous representations to the Council that the residents of Wildwood have significant concerns regarding the ability of local schools and health facilities to cater for the increased demand.

Stafford Borough Council’s response stated the proposed did “not demonstrate it would provide appropriate infrastructure to mitigate the impact. There is no relationship to the existing urban form. The site is remote from any settlement or services in South Staffordshire, with the occupiers of the development looking to Stafford town to provide their services. Accordingly this will impact on schools and leisure provision in Stafford, which have a number of capacity issues.” It also states that the area of Stafford town cannot accommodate further school provision.
The Staffordshire CC SBS Potential Sites Consultation assesses Stafford south as a red classification for schooling with “no mitigation possible on existing sites at all required education phases”. There is no evidence that SSDC has taken this critical issue into account in the site assessment.
Increase in traffic on already congested roads, resulting air pollution is a significant concern. The existing traffic using Acton Hill Road as a ‘cut through’ to the M6 is already causing extensive damage and makes it dangerous to walk.
Site 036c is unsustainable for growth in a rural community, despite its proximity to Stafford. Private vehicles will be needed and public transport is poor with significant traffic congestion. Whilst Stafford does have a main rail station, access to it from 036c will be impeded by these factors.
GPs surgeries in the area are operating with excessive practice lists.

Object

Representation ID: 6011

Received: 30/05/2024

Respondent: Acton Trussell, Bednall and Teddesley Hay Parish Council

Legally compliant? No

Sound? No

Duty to co-operate? No

Site Ref 036c
The housing strategy aims to provide for the district’s own housing need and some of the unmet need of the GBBCHMA of 4086 and 640 dwellings. No allowance is made to accommodate the housing needs of Stafford.
The target of 4726 is exceeded by the housing proposals set out on page 31. The total housing provided adds up to 5199.
Historically the minimum housing numbers set out in the SAD have been significantly exceeded (details in full rep).

The minimum capacity was 485 with an actual capacity of 697, an underestimate of over 40%, resulting in an over provision of housing.
PP overproviding to meet the housing target but capacity is significantly underestimated and therefore insufficient justification for including 036c in the PP.
Justification for including 036 is it is not Green Belt. It is not justified by the housing needs of SSDC and not required by Stafford Borough Council who strenuously opposed it.

The ONS advised the population of South Staffordshire has increased by 2.2% from 2011 to 2021. This is a smaller increase than the West Midlands and the overall population in England. It is among the lowest 30% for population density across England. The ONS data is not reflected in the SSDC PP and undermines justification for over-provision of housing and development on 036c.

Details of Stafford Borough Council’s response to the 2022 consultation in full representation.

It is not evident that SSDC has completed or considered the outcome of its legal obligation in respect of the duty to co-operate, or legal obligation of conforming to the NPPF in respect of protecting and enhancing landscapes, biodiversity, geology and soils, economic and other benefits of BMV agricultural land.