61 - 63, Weston Road, STOKE-ON-TRENT, ST3 6AB

change of use to hot food takeaway with home delivery service (Use Class A5) including installation of rear extraction flue, air grill and two replacement air condenser units and ancillary office/staff facilities and storage to first floor, without complying with a condition attached to planning permission Ref 59910/FUL, dated 13 October 2016

Authority: Stoke-on-Trent City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Minor retail and services
Inspector: Billings C

Main issues, as the Inspector framed them

The effect that varying the opening hours would have on the living conditions of occupiers of nearby residential properties, in particular regard to noise and disturbance

What decided it

The proposed extension of opening hours to 3am daily would cause harmful noise and disturbance to nearby residential properties during early hours when other commercial premises are closed, and management practices alone could not adequately prevent this harm.

Plan policies cited: Policy CSP1 of the Newcastle-Under-Lyme and Stoke-on-Trent Core Spatial Strategy (October 2009)

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.