Plans for 115 flats on derelict land are set to be refused – after the applicant failed to address concerns over crime, flooding and parking.

The application for the residential scheme of five apartment blocks, on brownfield land off Woodhouse Street in Stoke, were submitted more than a year ago.

Planning officers at Stoke-on-Trent City Council believe the scheme, consisting of one and two-bedroom flats, could bring benefits to the long vacant site, which is just a short walk from Stoke town centre. But they say the applicant, 77K Ltd, has failed to provide information to address numerous concerns raised by consultees, including Staffordshire Police and highways officers, despite having had more than a year to do so.

The application has now been recommended for refusal, with the planning committee due to make a decision on Wednesday, December 18.

The report to committee states: "During the determination process, the applicant has been afforded sufficient opportunity to provide further information in order to address various technical queries, as raised by statutory consultees. Unfortunately, appropriate information to fully address each of these matters has not been received and therefore the local planning authority is unable to support the current proposal.

The long vacant site is situated just a short walk from Stoke town centre (Google).

"Your officer's position is that the application should now be brought to a conclusion and, accordingly, the application is recommended for refusal. The position is unfortunate, bearing in mind the benefits that redevelopment of this site could potentially bring to the local community. However, given the circumstances and associated timescales, this is now considered to be an appropriate and reasonable course of action."

The proposed development would consist of five four-storey blocks surrounding a central courtyard with a 'sunken flood retention feature', which would provide external seating as well as flood attenuation.

Staffordshire Police called for the sunken feature to be redesigned, saying that it could become a magnet for anti-social behaviour 'bringing nuisance and disturbance to legitimate residents'. The force said that it could not support the application in its current form.

Flood risk officers, noting that the site is located within flood zones two and three, said the applicant had failed to provide a sequential test to show that the development could not be achieved on a preferable site.

The plans include a 14-space car park off Woodhouse Street with a further nine spaces on Stamer Street and Butler Street. But highways officers asked for further information relating to the impact on existing parking, arrangements for visitor parking and access for emergency vehicles.

Officers also say the applications fails to demonstrate how the development will impact on nearby heritage assets in Stoke Town Centre Conservation Area. The council's archaeologist noted that the site was occupied by Stoke Old Hall until the 1880s, but may have originally been a moated site dating back to the middle ages.

The planning officer's report, recommending refusal, concludes that the applicant had 'ample opportunity' to address the concerns of consultees 'but unfortunately has not done so'.

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READ MORE: Plans to transform vacant boathouse in Stoke-on-Trent into new café approved

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