Land at the Horseshoe, Gnosall
Public Consultation
Welcome
Welcome to the online public consultation for the proposed residential development of land at the Horseshoe in Gnosall by Richborough.
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Richborough propose the development of up to 75 residential dwellings, with associated infrastructure works, including access (vehicular, pedestrian and cycle), drainage, public open space and landscape,
with all matters reserved except access.
The aim of this consultation is to provide you with information regarding the development proposals and to allow you the opportunity to provide your comments on the scheme.
Design and technical work relating to the proposals is ongoing and the information presented here may be subject to change to address this ongoing work and any issues raised through the consultation, where appropriate.
Click on the above video to play
The Site
The site is located adjacent to the settlement boundary of the village of Gnosall.
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It is bound by residential development and hedgerow to the north and the ‘Horseshoe’ to the east, south and west. It extends approximately 5.6 hectares (ha) and comprises land that is currently in use for pasture. The proposed development red line boundary is identified in Annex 1.
The Environment Agency Flood Maps confirm that the site is located within Flood Zone 1, the zone with the lowest risk of flooding.
The site is not subject to any environmental designations. There are no statutory designated heritage assets (Scheduled Monuments, Grade I or Grade II Listed Buildings, Conservation Areas, Registered Parks and Gardens or Registered Battlefields) within the site boundary.
The site is within walking distance of facilities such as George & Dragon Pub (c. 9 minutes), Day Lewis Pharmacy (c. 9 minutes), Greene’s Coffee House (c. 11 minutes), St Lawrence Church (c. 8 minutes) and Gnosall Library (c. 11 minutes).
Public transport links are located along Greenfields (within a c. 5-minute walk of the site). Bus services can be accessed from these stops, providing connections to and from Stafford (amongst other places) throughout the day.
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Site Location Plan
Click on the above plan to view
The Proposals
Richborough considers that the land at Horseshoe offers an ideal opportunity to deliver a high quality, attractive and well-integrated new neighbourhood, which forms a natural infill which integrates within the village of Gnosall. ​
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An outline planning application will be submitted to Stafford Borough Council, with the following proposed description of development. All details except access will be approved at Reserved Matters Stage.
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The currently proposed illustrative site layout is included below and comprises the following:
Outline planning permission for the erection of up to 75 residential dwellings, with associated infrastructure works, including access (vehicular, pedestrian and cycle), drainage, public open space and landscape, with all matters reserved except access.
Masterplan
Click on the above plan to view
Delivery of up to 75 dwellings comprising a mix of dwelling types, tenures and sizes
·Swale and meadow planting to be provided within the centre of the site
Provision of 30% policy complaint levels of affordable housing
Provision of public open space provision and biodiversity enhancements within the red line boundary
·New vehicular access from Horseshoe, internal roads and car parking
Pedestrian access to connect with the existing Public Right of Way (PRoW)
·A Sustainable urban Drainage System (SuDS) pond is provided to the west of the site alongside a network of swales.
Children’s play facility to be provided in the centre of the site
·New planting and landscaping throughout the site, including trees along streets and along the site boundaries
An orchard is to be available to the west of the site
Technical Considerations
The following technical matters are being assessed as part of the proposed development and detailed plans, surveys and reports will be submitted in support of the planning application.
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Transport and Highways
The site is proposed to be accessed from the Horseshoe via a new priority T junction which will be designed in accordance with relevant standards. Traffic data has been collected, and junction capacity assessments are being completed at the Glebe Lane/Manor Road/Greenfields junction, A518/Manor Road mini roundabout and A518/High Street/Brookhouse Road mini roundabout to assess the impact of the proposed development on the existing network.
A Transport Assessment and Travel Plan are being prepared for the site which will contain the results of the junction capacity assessments and the sustainability of the site, as well as measures that will be put in place by the developer to encourage travel by active and sustainable modes of transport.
Have Your Say
To submit comments on the current proposals, please select here to complete a form.
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The closing date for comments is 26th May 2025.
An analysis of the feedback received and any changes to the scheme will be reported in the Statement of Community Involvement, which will be submitted as part of the planning application. Your feedback will be used by Lichfields (planning consultant to Richborough Estates) and Richborough Estates solely for the purpose of this consultation exercise.
It is important to note that this exercise is entirely separate from the statutory consultation that Stafford Borough Council may conduct once the planning application has been submitted. The current process will not preclude you from making future comments and should you wish to do so, you may make further comments at that stage, for consideration by the Council.
Non-identifiable data will be submitted, along with the planning application, to the Local Planning Authority. Your details will be held securely by both companies in accordance with the Data Protection Act 1998. Any comments received at this stage will be treated confidentially and no individual will be identified.