Rose Cottage, Back Lane, Calton, STOKE-ON-TRENT, Staffordshire, ST10 3JX

new detached garage

Authority: Peak District
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Sibley G

Main issues, as the Inspector framed them

Whether the proposed development would preserve or enhance the character and appearance of the Calton Conservation Area and whether the proposal would conserve or enhance the natural beauty, wildlife and cultural heritage of the Peak District National Park

What decided it

The proposed garage would harm the character and appearance of the Calton Conservation Area by appearing incongruous in an area of open strip fields and eroding the agricultural character, and the limited public benefits would not outweigh this harm.

Framework references: 11, 176

Plan policies cited: GSP1, GSP3, L3, DMC3, DMH8, DMC8, DMH7

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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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.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.
The judgement stays yours. The tool gathers the material and dates it.

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