The Staffordshire Moorlands District Council Planning Applications Committee is scheduled to meet on 9 October 2025 to discuss several planning applications, including the redevelopment of an industrial site, the siting of glamping pods, and the conversion of agricultural buildings. The committee will also consider performance on planning appeals.

Planning Applications

The committee will review several planning applications, and the report pack contains details of each application.

Little Gorsty Hill Farm, Tenford Lane, Tean

The committee will consider a full planning application for the redevelopment of Little Gorsty Hill Farm in Tean, to provide three dwellings. The applicant, Mr Stephen Lowndes of Ash Green Homes Ltd, proposes to replace former industrial buildings with a detached four-bedroom house and two semi-detached dwellings, one with four bedrooms and the other with three. The existing dwelling, Plot 1, would be retained and refurbished.

The application has been called into committee at the request of Councillor Mike Haines to establish the lawful use of the land, and because buildings have been demolished before the planning decision.

The planning officer's report notes that the site is considered previously developed land (PDL), and that sworn declarations were submitted from three of the registered proprietors (as of 26 October 2023) stating that:

The site was used for the family engineering business between from 1973 to 2015 (Crowpin Engineers Ltd).

The business grew, with a headcount of between 5 and 9 staff, mainly experienced precision engineers, with staff vehicles parked in the yard and over the years, as many as 30 people were employed.

Products were mainly components for car exhausts, welding guns and JCB machinery. The three buildings were used for manufacturing workshops, a prep room, packing room and the storage of a variety of metals and lathes as well as an associated staff room and staff facilities.

Raw materials were delivered on large lorries several times a week from various suppliers, typically in the form of metal tubing on 3 or 4 axle lorries.

Due to the passing of the Director, an apprentice took over the running of the business in 2003 and ran and rented out the units until October 2014 and the site has remained vacant ever since, with the Business Rates Classification removed and Phase 3 electricity turned off.

The officer's report also notes that the council confirmed that Crownpin Engineers Ltd were liable for business rates from 1 April 2005 until 30 September 2014.

The officer's report recommends that the committee approve the application, subject to conditions and a Section 106 agreement¹ to achieve Biodiversity Net Gain (BNG).

Side Farm, Cotton Bank, Cotton

The committee will also consider a full planning application for the siting of four glamping pods at Side Farm, Cotton Bank, Cotton. The applicants, Megan and James Bottomley, propose to site the pods for overnight guest use, along with associated decking, footpaths, parking, and storage.

The application has been brought before the committee due to the large number of letters of objection and support.

The planning officer's report recommends that the committee refuse the application, stating that the site is in a remote rural location with poor access to services and attractions, and that the proposal would harm the character and appearance of the area. The report also raises concerns about the ecological impact of the development.

Staffordshire Wildlife Trust (SWT) has issued a holding objection, stating that the information provided is insufficient to fully assess the ecological impact of the development. SWT also comments that the grassland surveys were undertaken at a sub-optimal time of year.

Ladygreen Farm, Huntley Road, Denford nr Leek

The committee will consider a full planning application for a change of use of agricultural buildings at Ladygreen Farm, Huntley Road, Denford, to form a self-build dwelling with an annexe. The applicant, Mr Brian Badger, proposes to convert two barns into a four-bedroom dwelling and a two-bedroom annexe.

The application has been called into committee at the request of Councillor Mike Worthington because a previous application for the proposal was decided at Planning Applications Committee in April 2024. The application was also deferred at the June 2025 Planning Applications Committee to allow for the submission of a Preliminary Ecological Appraisal (PEA) report and design improvements.

The planning officer's report recommends that the committee refuse the application, stating that the buildings are not suitable for conversion and that the proposal would harm the character and appearance of the area.

The report notes that while the proposed conversion of the buildings is not deemed to be inappropriate development in the Green Belt², the buildings are not considered either physically, architecturally or in character terms suitable and worthy of a residential conversion/change of use.

The Old Post Office, 1 Brookfields Road, Ipstones

The committee will also discuss an application relating to The Old Post Office, 1 Brookfields Road, Ipstones. The application from Ms K Barker seeks permission for external alterations and an extension to the existing dwelling. The proposed works include a replacement front porch and front wall, a brick store, and an oak-framed glazed kitchen extension.

This application has been called into committee at the request of Councillor Linda Malyon to consider whether the proposal complies with the Local Plan.

The planning officer's report recommends that the committee refuse the application. The report notes concerns about the kitchen extension, stating that its contemporary design, including a flat roof and large expanses of glazing, is not in keeping with the historic nature of the dwelling and its surroundings. The report also notes that the corner plot location makes the extension visually prominent within the Conservation Area³ and in close proximity to the Grade II listed Old School House.

Other Matters

Performance on Planning Appeals

The committee will also consider a report on the performance of planning appeals.