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Residents living in existing houses at the back of the pub complain the development will prevent them gaining access to garages behind their homes.

They argue that building more houses is not environmentally friendly as there are already many houses available in Moston and no need to build more.

Some trees would be lost and residents are concerned the development will have an adverse impact on wildlife, rob them of open views and lead to a loss of privacy.

They are also worried about increased traffic in the area which already has parking problems and they are unhappy that the development will affect their own property values.

Residents are concerned they will suffer unacceptable disturbance during construction including dirt, dust and noise and congestion caused by heavy vehicles visiting the site.

An unmade road alongside the pub gives access to the land at the rear and serves a car park used by pub customers as well as enabling residents to reach their garages.

Holts Brewery has submitted the development application for the site which is in an area of past deep mining but the coal authority says ground movement should now have ceased.

The brewery does not own the whole site and does not know who does. They have advertised the proposal and invited the owners of part of the site to come forward but so far no-none has.

Planning officers say the means of access could have traffic implications and there could be conflict with drays delivering to the pub but they were satisfied access to the garages could be maintained.

Holts say they are willing to provide access to the garages where possible and any mature trees on the site will be protected.