®Planning appeal decision
Rock Cottage Bagnall Road, Bagnall, Stoke-on-Trent, ST9 9JY
Planning appeal 3271842 at Rock Cottage Bagnall Road, Bagnall, Stoke-on-Trent, ST9 9JY (Staffordshire Moorlands District Council) was dismissed on 21 June 2021 by Inspector Hatfield T, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and development plan policy.
single storey rear extension to form 'sun room' / study
- Appeal type
- householder · Householder (HAS)
- Procedure
- Written Representations
- Development
- residential · Householder developments
- Inspector
- Hatfield T
- Postcode
- ST9 8JY
Main issues, as the Inspector framed them
- Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and development plan policy
- The effect of the proposal on the openness of the Green Belt
- The effect of the proposal on the character and appearance of the host property
- If the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development
What decided it
The cumulative 85% increase in built volume would be disproportionate under paragraph 145(c) of the Framework, and the substantial weight given to Green Belt harm was not outweighed by the modest benefits claimed.
Substantial weight was given to the harm to the Green Belt and the significant harm to character and appearance; the modest benefits of additional living space and construction-phase economic benefits did not clearly outweigh this harm, so very special circumstances were not established.
What the Inspector cited
- Development plan policies
- Policy SS 10Policy SS 1Policy DC 1
- National Planning Policy Framework
- Paragraph 145Paragraph 143Paragraph 133
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Staffordshire Moorlands
The authority’s record since 2016 · every decision in 2021
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- Dismissed12 August 20266010932Willow House, Leek Road, Stoke-On-Trent, ST9 9QF
- Allowed15 July 20266007233Thornby Lodge, Consall Forge, Wetley Rock, ST9 0AJ
- Dismissed16 June 202660043161 Ash Bank Road, Werrington, ST2 9DS
The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.