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Dismissed12 May 20223286264

Land off Black Lane , Whiston , ST10 2HZ

Planning appeal 3286264 at Land off Black Lane , Whiston , ST10 2HZ (Staffordshire Moorlands District Council) was dismissed on 12 May 2022 by Inspector Jones D, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area having regard to the former 1804 Cauldon Low Tramway (CLT), a non-designated heritage asset.

a full application for the erection of a single dwelling and amendments to parking provision for end terrace approved under planning application SMD/2019/0005

Authority
Staffordshire Moorlands District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Jones D
Postcode
ST10 2HZ

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area having regard to the former 1804 Cauldon Low Tramway (CLT), a non-designated heritage asset
  • the principle of the proposed development with specific regard to its location

What decided it

The substantial and long-lasting harm to the character and appearance of the area and to the significance of the non-designated heritage asset significantly and demonstrably outweighed the modest benefits of housing supply and economic contributions when assessed against the Framework as a whole.

The substantial harm to character and appearance and to the non-designated heritage asset significantly and demonstrably outweighed the modest economic and social benefits of one dwelling and construction-phase contributions, such that the proposal did not represent sustainable development.

What the Inspector cited

Development plan policies
Policy DC1Policy DC2Policy DC3Policy SS1Policy SS9Policy H1Policy H1 4) b)Policy SS10
National Planning Policy Framework
Paragraph 11Paragraph 203Paragraph 12Paragraph 16

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 Staffordshire Moorlands

The authority’s record since 2016 · every decision in 2022

  1. Dismissed13 October 20266014198
    75, Rudyard Road, Biddulph Moor, ST8 7JW
  2. Allowed13 October 20266012786
    Land off Farmside Lane, Biddulph Moor, ST8 7LY
  3. Allowed5 October 20266014766
    Tollgate Cottage, Tean Road, Stoke on Trent, ST10 1TZ
  4. Dismissed1 October 20266012844
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  5. Allowed7 September 20266011103
    Land Between Rudyard Road and Hot Lane, Rudyard Road, Biddulph Moor, ST8 7JL

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.