Church Farm Tea Rooms, Hanbury Road

1. 1.The proposal would result in an overdevelopment and overintensification of the site by introducing additional uses and activities which could attract more visitors and would exacerbate the risk of conflict between vehicles and pedestrians, and fails to ‘minimise the scope for conflicts between pedestrians, cyclists and vehicles,' which is further impacted by the additional uses that would increase the number of visitors to the site as required by the NPPF, leading to an increase in the likelihood of increased danger to highway users particularly those considered vulnerable contrary to Policies SP1, SP8, SP24 and SP35 of the East Staffordshire Local Plan, Policies TR1 and LE1 of the Anslow Neighbourhood Plan, the Parking Standards Supplementary Planning Document and the National Planning Policy Framework.
2. 2.The proposed area of hardstanding, by reason of its size, siting and prominence within the site, and the introduction of an American style barn would introduce built form which is not characteristic of this rural locality and which would be visually intrusive and harmful to the rural character and appearance of the open countryside. Therefore, the proposals would result in incongruous features situated in a highly visible position within the site, to the detriment of the visual amenity of the rural locality contrary to Policies SP1, SP8, SP24 and DP1 of the East Staffordshire Local Plan, the East Staffordshire Design Guide and the National Planning Policy Framework.
3. 3.The introduction of additional uses and activities is likely to attract additional visitors to the site and change the pattern of use of the existing premises and carpark with visitors likely to extend the time of their stay. Furthermore, there would be an adverse impact to neighbouring occupiers by way of additional noise and disturbance given the proximity of the sensory barn to existing occupiers. The proposal would therefore have an adverse impact on residential occupiers in terms of increased noise and disturbance contrary to Policies SP1, SP8, DP1 and DP7 of the East Staffordshire Local Plan and the National Planning Policy Framework.
4. 4.Insufficient information has been submitted to demonstrate that the proposed development would incorporate an acceptable surface water drainage strategy. In the absence of a surface water strategy and supporting drainage modelling sufficient to enable a full assessment, the Local Planning Authority cannot be satisfied that the proposed development would provide satisfactory surface water management or would not increase the risk of flooding on or off the site. The proposal is therefore e contrary to Policies SP27 of the East Staffordshire Local Plan and the National Planning Policy Framework.
5. 5.Insufficient information has been submitted to enable the Local Planning Authority to properly assess the impact of the proposal on existing trees and hedges within and adjacent to the site. In the absence of a satisfactory Arboricultural Impact Assessment, it has not been demonstrated that he development would adequately protect retained trees or avoid unacceptable harm to their health, stability or amenity value. The proposal would be contrary to Policies SP29 and DP8 of the East Staffordshire Local Plan, Policies E1 and CL2 of Anslow Neighbourhood Plan and the National Planning Policy Framework.
6. 6.Insufficient information for National Forest Planting has been submitted to enable the Local Planning Authority to properly assess the proposed development. The proposal would be therefore contrary to Policy SP26 of the East Staffordshire Local Plan, Policies E1 and CL2 of Anslow Neighbourhood Plan and the National Planning Policy Framework.

From the council's decision notice.

Postcode

DE13 9QT

Application type

Detailed Planning Application Major

Parish

Anslow CP

Date validated

22 April 2026

Target decision date

22 July 2026

Applicant

Private applicant

Agent

AM Planning Consultants Limited

Case officer

Bali Kaur