The Flat, Ye Olde Rock Inn, Old Buxton Road, Upper Hulme, Staffordshire, ST13 8TY

application for extension to ancillary accommodation within the grounds of a Listed Public House

Authority: Peak District
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Cooper P

Main issues, as the Inspector framed them

Whether the proposal represents ancillary accommodation to the Public House
The effect of the development on the character and appearance of the existing building
The effect of the development on the Listed Building and the Conservation Area

What decided it

The less than substantial harm to the Listed Building setting and Conservation Area, combined with conflicts with development plan policies on ancillary accommodation, character and appearance, and heritage conservation, outweighed the limited economic benefits of the proposal.

Plan policies cited: Policy DMH5, Policy GSP1, Policy GSP3, Policy DMC3, Policy DMH7, Policy L3, Policy DMC5, Policy DMC7, Policy DMC8

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.

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