Former Red Lion Pub site, 266 Ruxley Road, Stoke-on-Trent, Staffordshire, ST2 9BN

residential development to create 4 No. 2-bed houses and 2 No. 2-bed apartments, involving the change-of-use from former Pub (A4) to Residential (C3a)

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

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the surrounding area
highway safety
whether the proposed dwellings would provide suitable living conditions for future occupiers

What decided it

The proposal conflicts with the development plan on three independent grounds: harmful impact on character and appearance through its scale, form, siting and design; unacceptable highway safety impacts; and failure to provide suitable living conditions for future occupiers.

Plan policies cited: Policy CSP1, Strategic Aim 16, Policy SP3, Strategic Aim 4

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.

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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.
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