70 Ash Bank Road, Stoke-on-Trent, ST2 9DU

Planning appeal 3302548 at 70 Ash Bank Road, Stoke-on-Trent, ST2 9DU (Staffordshire Moorlands District Council) was dismissed on 27 October 2022 by Inspector Williamson J, by written representations. The main issue, as the Inspector framed it: whether the proposal constitutes inappropriate development in the Green Belt, having regard to any relevant development plan policies and the National Planning Policy Framework.

replacement garage

Authority: Staffordshire Moorlands District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Williamson J
Postcode: ST2 9DU

Main issues, as the Inspector framed them

whether the proposal constitutes inappropriate development in the Green Belt, having regard to any relevant development plan policies and the National Planning Policy Framework
if the proposed development is inappropriate development, its effect on the openness of the Green Belt
the effect of the proposal on the character and appearance of the host property
if the development is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations that amount to the very special circumstances required to justify the development

What decided it

The 81.6% increase in volume combined with disproportionate increases in footprint, depth, height, width and bulk/mass constitutes inappropriate development in the Green Belt that is not clearly outweighed by other considerations, and the proposal harms the character and appearance of the host property.

What the Inspector cited

Development plan policies: Policy SS10Policy DC1
National Planning Policy Framework: Paragraph 137Paragraph 147Paragraph 148Paragraph 149

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.

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The decision letter

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More decisions in Staffordshire Moorlands

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

Dismissed13 October 20266014198
75, Rudyard Road, Biddulph Moor, ST8 7JW
Allowed7 September 20266011103
Land Between Rudyard Road and Hot Lane, Rudyard Road, Biddulph Moor, ST8 7JL
Dismissed12 August 20266010932
Willow House, Leek Road, Stoke-On-Trent, ST9 9QF
Allowed15 July 20266007233
Thornby Lodge, Consall Forge, Wetley Rock, ST9 0AJ
Dismissed16 June 20266004316
1 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.