DEVELOPERS have vowed to appeal after their controversial plans for a nursery and old people's care home were rejected.

It is now more than three years since Ian Howlett and Paul Nelson began their quest to build on land in Ingleby Barwick, near Stockton.

But on Wednesday, Stockton Borough Council's planning committee voted against the plans for a 50-place nursery, primary care trust building and 75-bed care home on the grounds of increased traffic, loss of open space, and lack of community building.

Ingleby Barwick councillor Ross Patterson said the area could take no more development.

He said: "The place is going to be stuffed shortly. Once all the houses are built, the roads won't cope. I live there and I know the craic. This is heading for traffic problems."

Only three councillors voted in favour of the scheme, located north of Blair Avenue.

Planning officers had recommended the application be approved. They said it was not expected to create any more traffic than a plan given outline approval in 2004 for a 100-place nursery and community centre.

Mr Nelson and Mr Howlett, who run Nunthorpe Nurseries, said they had decided to apply for outline permission for new plans because they could not find any organisation interested in running a community centre.

"We are going to appeal - we are going to come out with guns blazing," said Mr Howlett.

Their agent, Warren Barnett, said Wednesday's meeting was shambolic and no real reasons for refusal had been given.

He said: "Every aspect of that scheme has been considered in terms of urban design and traffic impact. This place needs facilities. It's been carefully thought out. I simply don't know what the local agenda is."

Ingleby Barwick councillor David Harrington said he had contacted North Tees and Hartlepool Primary Care Trust, who said no discussions had been held over the site.

He said he was concerned the plans could be a ruse for new office buildings on the site.

But Mr Nelson said no office space would be built, and said all discussions had been with health care-providers, rather than the primary care trust.