23 Elldawn Avenue, STOKE-ON-TRENT, ST6 8XD

for a two storey side extension, demolition of rear conservatory and erection of single storey rear extension and engineering operations to alter ground levels on front garden/driveway

Authority: Stoke-on-Trent City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Ollerenshaw M

Main issues, as the Inspector framed them

The effect of the development proposed on the character and appearance of the host property and the surrounding area

What decided it

The two storey side extension would be an incongruous addition harmful to the established street scene and character of the area, contrary to Policy CSP1 and the Framework's requirement for well-designed places.

Plan policies cited: Policy CSP1 of the Newcastle-Under-Lyme and Stoke-On-Trent Core Spatial Strategy 2009, Policy R23 of the Newcastle-Under-Lyme and Stoke-On-Trent Urban Design Guidance Supplementary Planning Document 2010

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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