Land on West Side of , Bedford Road, Shelton, Stoke on Trent, Staffordshire, ST1 4PL

residential development of 7 No. houses and 2 No. apartments and associated external works including access road and car port

Authority: Stoke-on-Trent City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Plenty B

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the surrounding area
The effect of the proposal on the living conditions of future occupiers with particular regard to the size of gardens, privacy and outlook
Whether or not the proposal would make a suitable provision of affordable housing

What decided it

The poor design of the scheme in terms of layout and elevational treatment, which would not reflect the character and appearance of existing residential development and would conflict with the development plan and National Design Guide, outweighed the benefit of delivering 9 new homes.

Framework references: 65

Plan policies cited: CSP1, R3, R15, R16, CSP6, CSP10

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.

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.