106 The Boulevard, STOKE-ON-TRENT, ST6 6DW

a single storey and two storey side and rear extension and dormer roof extension

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

Main issues, as the Inspector framed them

The effect of the proposed development on the host dwelling, having particular regard to whether or not it would preserve or enhance the character or appearance of the Victoria Park Conservation Area

What decided it

The proposed development would fail to preserve or enhance the character or appearance of the Victoria Park Conservation Area due to its excessive scale, form and massing, with no public benefits to outweigh the identified less than substantial harm.

Framework references: 202

Plan policies cited: Policy CSP1 of the Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy 2006-2026

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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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