Decision to be made on the future of Packmoor Masterplan following extensive public consultation

The council is set to determine the future of a council-owned site in Packmoor, taking into account the results of a major public consultation alongside the city's growing housing needs and long-term planning requirements.

A four-week consultation on the Packmoor Masterplan attracted 448 responses and saw 120 residents attend public drop-in events, making it one of the most significant engagement exercises undertaken by the council.

The masterplan process explored five options for the site, ranging from development proposals delivering new homes, affordable housing and extra-care accommodation for older people, through to a "do nothing" option.

Feedback from residents showed strong support for protecting green spaces, wildlife and the area's village character. Concerns were raised about traffic, pressure on local services, drainage, flooding and the potential impact of development on Packmoor's semi-rural identity. A large proportion of responses were against any development of the site.

That feedback has directly shaped the report now going before Cabinet. Officers are recommending that the two development options involving Packmoor's historic ridge and furrow land are ruled out entirely, advising that this land is an important part of the area's agricultural heritage and that building on it would present significant planning and heritage risks.

A third development option, which avoids the ridge and furrow land but would require the land currently used by Kidsgrove Athletic Football Club, is not recommended for progression.

The report recommends Cabinet focuses on a choice between:

Option 4 - a revised development proposal excluding both the ridge and furrow land and the land used by Kidsgrove Athletic FC. This could deliver up to 816 new homes, including around 200 affordable rented homes, together with specialist accommodation for older people; or

Option 5 - a "do nothing" approach, which would see the site withdrawn from the draft Local Plan with no development taking place.

Kidsgrove Athletic FC has separately confirmed it is willing to engage in discussions about a possible future relocation. No decision is being sought on this, and the report is clear that any relocation would only ever be voluntary, led by the club, and subject to a robust business case.

The council has also confirmed that planning rules require football pitch provision to be fully protected - meaning any relocation could only go ahead if it delivered facilities for the club that are as good as, or better than, those it has today.

In reaching a decision, Cabinet will weigh the consultation feedback against housing demand across Stoke-on-Trent, including the approximately 3,500 households and individuals currently on the council's housing register, and the city's requirement to plan for future housing growth. The draft Local Plan identifies the Packmoor site as capable of accommodating around 800 homes as part of the city's overall housing strategy to 2040.

If Cabinet supports Option 4, the council would begin the process of appointing a master developer, carrying out further technical surveys and seeking external funding to support affordable housing and infrastructure improvements. If Cabinet selects Option 5, the site would be formally withdrawn from the draft Local Plan and no further work would be undertaken.

Councillor Finlay Gordon-McCusker, cabinet member for growth, regeneration and transport, said:

"I want to thank the people of Packmoor who took the time to have their say - at the drop-ins, online and in writing. People told us clearly what matters to them: green space, traffic, and the character of their village and the surrounding communities, including Brindley Ford, Chell, Fegg Hayes, Pittshill and Wedgwood Farm.

“That feedback has directly shaped this report and it's why officers are recommending the historic ridge and furrow land is taken off the table entirely.

"On Kidsgrove Athletic, let me be equally clear: local football provision will not be reduced. That is rightly protected in law. Any conversation about relocation would only ever be on the club's terms. If a move were ever to happen, it would have to mean pitches and facilities that are as good as what they have now, if not better or it wouldn't happen at all.

"What's now in front of Cabinet is a genuinely open and balanced decision. We have to weigh what residents have told us against our responsibility to the 3,500 households on our housing register and the need to plan properly for the city's future. No decision has been taken in advance. This process has always been about listening, gathering the evidence, and making sure councillors have everything they need to reach the right decision, for Packmoor and for Stoke-on-Trent."

Cabinet will consider the report and determine its preferred option at its meeting on 14 July. Any future development proposal would remain subject to further technical assessments, detailed design work and the planning process.