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Planning appeal decision

Notice upheld3 November 20213276658

Land at 269 Hartshill Road, Hartshill, Stoke-on-Trent, ST4 7NQ

Planning appeal 3276658 at Land at 269 Hartshill Road, Hartshill, Stoke-on-Trent, ST4 7NQ (Stoke-on-Trent City Council) was dismissed on 3 November 2021 by Inspector Moore D, by written representations. The main issue, as the Inspector framed it: the effect of the development on the living conditions of the occupiers of 267, 271 and 273 Hartshill Road, in terms of outlook and privacy.

without planning permission, the erection of a detached outbuilding and engineering operations to form a tiered garden upon the land

Authority
Stoke-on-Trent City Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
other · Householder developments
Inspector
Moore D
Postcode
ST4 7NQ

Main issues, as the Inspector framed them

  • the effect of the development on the living conditions of the occupiers of 267, 271 and 273 Hartshill Road, in terms of outlook and privacy
  • the effect of the development on the character and appearance of the area, which lies within Hartshill Conservation Area, and the setting of the listed buildings at Minton's Cottages, 267-281 Hartshill Road

What decided it

The development causes harm to neighbouring living conditions through loss of privacy and outlook, and less than substantial but considerable harm to the heritage significance of the listed buildings and conservation area, with no public benefits to justify this harm.

The harm to living conditions and heritage assets, though the latter less than substantial, outweighed any benefits of the development, with no public benefits advanced to justify the harm.

What the Inspector cited

Development plan policies
SA14Policy CSP1Policy CSP2Policies R15Policies R17Policies HE3Policies HE4

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 applied

The decision letter

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More decisions in Stoke-on-Trent City Council

The authority’s record since 2016 · every decision in 2021

  1. Quashed On Legal Grounds14 May 20263350569
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  2. Notice upheld3 November 20213276657
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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.