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Dismissed6 August 20253365075

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

Planning appeal 3365075 at Former Red Lion Pub Site, 266 Ruxley Road, Stoke-on-Trent, Staffordshire, ST2 9BN (Stoke-on-Trent City Council) was dismissed on 6 August 2025 by Inspector Billings C, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the surrounding area.

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
Postcode
ST2 9BN

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.

What the Inspector cited

Development plan policies
Policy CSP1Strategic Aim 16Policy SP3Strategic Aim 4

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 applied

The decision letter

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More decisions in Stoke-on-Trent City Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed27 November 20253368754
    Land off Clarke Street, Stoke on Trent, ST1 4PT
  2. Dismissed24 June 20253359717
    Land at Fell Street, Smallthorne, Stoke-on-Trent, ST6 1JT
  3. Dismissed28 February 20253354716
    57 Turner Street, Birches Head, Stoke-on-Trent, ST1 2ND
  4. Dismissed7 November 20243342675
    Unit 1 Staffs Industrial Estate, Alan Alfred Avenue, Fenton , Stoke-on-Trent, Staffordshire, ST4 2LY
  5. Dismissed17 May 20243337119
    10 Claridge Road, Stoke-on-Trent, ST4 6EX

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.