9-11 Liverpool Road, Newcastle Under Lyme, ST5 2AU

Planning appeal 3366960 at 9-11 Liverpool Road, Newcastle Under Lyme, ST5 2AU (Newcastle-under-Lyme Borough Council) was allowed on 16 September 2025 by Inspector Smith H, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area, including the setting of the Town Centre Conservation Area.

‘partial demolition of former ground floor sui generis accommodation and first floor flats. The construction of new sui generis accommodation comprising Use Classes E(a) and E(b) and 55 student flats with associated communal, ancillary accommodation, and amenity spaces.’

Authority: Newcastle-under-Lyme Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Smith H
Postcode: ST5 2AU

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, including the setting of the Town Centre Conservation Area
highway safety, with respect to on-street parking
the living conditions of future occupiers, with particular regard to suitable parking provision for people with disabilities

What decided it

The proposal's location in a highly accessible town centre with excellent public transport links, combined with its well-designed contemporary appearance that would enhance rather than detract from the character of the area and the setting of the Conservation Area, outweighed the Council's concerns about parking and highway safety.

What the Inspector cited

Development plan policies: Policy CSP1Policy CSP5Policy CSP10
National Planning Policy Framework: Paragraph 116Paragraph 213

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.

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The decision letter

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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.