®Planning appeal decision
The Hermitage Ipstones Bank, Froghall, Stoke-on-Trent, ST10 2HQ
Planning appeal 3358820 at The Hermitage Ipstones Bank, Froghall, Stoke-on-Trent, ST10 2HQ (Staffordshire Moorlands District Council) was dismissed on 26 June 2025 by Inspector Bromley N, by written representations. The main issue, as the Inspector framed it: whether the condition is reasonable and necessary, having regard to whether the appeal proposal accords with the development plan strategy for housing and would be in a sustainable location.
‘Conversion of barn to holiday accommodation’ without complying with a condition attached to planning permission Ref 04/01361/FUL (SMD/2004/0970), dated 20 January 2005
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- leisure-sport · Other minor developments
- Inspector
- Bromley N
- Postcode
- ST10 2HQ
Main issues, as the Inspector framed them
- whether the condition is reasonable and necessary, having regard to whether the appeal proposal accords with the development plan strategy for housing and would be in a sustainable location
- whether the living conditions of future occupiers of the accommodation would be acceptable, with regard to the provision of outdoor amenity space
- the effect of the proposal on the supply of visitor accommodation in the area
What decided it
The adverse impacts of locating permanent residential dwellings in an unsustainable rural location with poor access to services and facilities, combined with inadequate private outdoor amenity space for permanent occupation, significantly and demonstrably outweighed the modest benefits of securing a permanent use for the listed building and contributing to housing supply.
The adverse impacts of the proposal, including conflict with development plan policies on sustainable location and residential amenity, significantly and demonstrably outweighed the modest benefits of securing a permanent use for the listed building and contributing to housing supply, such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy SS10Policy H1Policy T1Policy DC1Policy DC2Policy E4Policy SS11
- National Planning Policy Framework
- Paragraph 11
- Judgments
- Freddie Reid v Secretary of State for Levelling Up Housing and Communities & Newark and Sherwood DC [2022] EWHC 3116 (Admin)
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.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
More decisions in Staffordshire Moorlands
The authority’s record since 2016 · every decision in 2025
- Allowed9 June 20266003656The Twigg, Roughcote Lane, Caverswall, ST11 9ET
- Dismissed10 April 20266003240Side Farm, Cotton Bank, Cotton, Staffordshire, ST10 3DU
- Allowed21 November 20253366600Oakamoor Forest Lodges Ltd, Little Ranger Dimmingsdale, Oakamoor, Stoke-on-Trent, ST10 3AS
- Dismissed17 September 20253368361Banktop Farm Bank Top Holiday Cottages, Dilhorne, Stoke-on-Trent, ST10 2PN
- Dismissed2 May 20253354499The Green Man, Ashbourne Road, Bottomhouse, Leek, Staffordshire, ST13 7QJ
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.