Stoke-on-Trent City Council has given the green light in principle to move ahead with Option 4 of the Packmoor Masterplan, a revised development proposal that could deliver up to 816 new homes for the city. The Cabinet decision was made on Tuesday, 29 October 2024.

The development could include around 200 affordable rented homes and specialist accommodation for older people. The council said the project could act as a catalyst for long-term infrastructure, biodiversity and green space improvements in the area.

Green space protection and exclusions

In response to resident feedback, the Cabinet decided to exclude development on both the historic ridge and furrow land and the land used by Kidsgrove Athletic FC from the 80-hectare site. This means less than 30 per cent of the available land — less than 25 hectares out of 80 — is now earmarked for potential development.

The exclusion of approximately 17 acres of ridge and furrow land came directly from public consultation feedback, which showed strong support for protecting green spaces, wildlife and the area's village character.

The Cabinet also agreed to work with Kidsgrove Athletic FC to explore whether relocation of the club to the former Goldenhill golf course was appropriate in the future, with the club's consent.

Public consultation results

The decision was informed by a major public consultation that attracted 448 responses and saw 120 residents attend public drop-in events, making it one of the most significant engagement exercises ever undertaken by the council.

Residents raised concerns about traffic, pressure on local services, drainage, flooding and the potential impact of development on Packmoor's semi-rural identity. These concerns led the council to identify that £11 million of local on-site and off-site highways improvements would be required, including construction of a new road through any potential housing development to help mitigate congestion.

Biodiversity and environmental standards

Any development on the site would have to achieve a minimum of 10 per cent biodiversity net gain, with the council's ambition set at 15 per cent. New features such as wildlife corridors and drainage ponds would be included to create habitats.

What happens next

The council will remain directly involved in the development of the site alongside a master developer. The council will now begin the process of appointing a master developer, carrying out further technical surveys and seeking external funding to support affordable housing and infrastructure options.

Any homes proposed for the site will need to secure planning consent through an open public process before construction can proceed.