Marsh Side Farm, Tan House Lane, Rushton Spencer, Staffordshire, SK11 0SE

1. 1.The proposed development would be located outside of a smaller village settlement in surroundiung other rural area of countryside. In this location it not easily accessible by the village residents and would not best serve the community in those regards. The development would not be in a sustainable location. Pre school nursery care is already provided at Rushton First School and there is no essential or overiding need to locate additional facility in an other rural location of countryside outside of the village. There would be conflict with policies SS2, SS9 and SS10 of the SMDC Local Plan.
2. 2.The proposed development would be harmful to the character and appearance of the site and the surrounding area. The introduction of vehicles on extended areas of parking hardsurface within the site and adjacent to neighbours, and non-agrarian improvised structures, would cause prominent intrusion in the countryside, appear unsightly and create visual clutter that would be at odds with and alien to the quality rural landscape and environment and to the enjoyment of users of the public footpath no 15. There would be conflict with Local Plan policies DC1 and DC3 in these regards.
3. 3.The proposed development would be harmful to the setting and significance of the Grade II listed farmhouse. The proposal would have a moderate harmful impact on the immediate setting of the Listed Building which would fail to satisfy s.16 and 66 of the Act. In accordance with para 215 of the NPPF, this harm would be ‘less than substantial harm’ to the significance of a designated heritage asset. There are not, however, considered to be public benefits to outweigh this harm and as such there is conflict with Policy DC2 and the NPPF.
4. 4.The proposed development would significantly increase the traffic flow past, and within immediate proximity of, near residential neighbours on Tan House Lane. Specifically a large visitor parking area would be introduced immediately adjacent to the dwelling at Tan House. This would cause noise and disturbance that would have an unacceptable impact on the residents amenity and living conditions. There would be conflict with policy DC1 of the Local Plan and the terms of the NPPF in these regards.
5. 5.The development would cause an unacceptable impact on highway safety and fail to provide safe and satisfactory access arrangements for the increased traffic flow and intensified use of the highway access that would inevitably result. There would be conflict with Local Plan policy DC1 and the terms of the NPPF.
6. 6.The application has failed to appropriately address and account for the impacts of the proposal on biodiversity habitat. The proposal does not include mitigation and compensation for the loss of habitat with a net gain of 10%. The proposal fails to comply with BNG regulations and there would be conflict with Local Plan policy NE1 and the terms of the NPPF. Moreover, insufficient information has been submitted to address the concerns of United Utilities relative to Ground water protection, treatment of private wastewater, and surface water drainage.

From the council's decision notice.

Postcode

SK11 0SE

Application type

Full - MINOR

Scale / size

Small

Parish

Lea Farm, Meerbrook, Leek, Staffordshire Moorlands, ST13 8SR

Date validated

11 February 2026

Consultation expiry

24 March 2026

Consultation start

12 February 2026

Consultation end

24 March 2026

Target decision date

8 April 2026

Statutory period

56 days

Documents

36