Land At Trentham Retail Village, Stone Road, Stoke on Trent, ST4 8AX

a temporary installation (18 months) of an observation wheel at the Trentham Estate

Authority: Stafford Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Other Major Developments
Inspector: Stephens K

Main issues, as the Inspector framed them

The effect of the proposal on the special interest and significance of the heritage assets
Whether the appeal development would be inappropriate development in the Green Belt, having regard to the Framework and the development plan, and the effect of the appeal development on the openness of the Green Belt and purposes of including land within it
If the development constitutes inappropriate development in the Green Belt, would the harm, by reason of inappropriateness and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The harm to the significance of designated heritage assets of the highest importance, combined with inappropriate Green Belt development, is not outweighed by the limited economic and tourism benefits, and no very special circumstances exist to justify approval.

Framework references: 142, 153, 154, 155, 212, 213, 214, 215

Plan policies cited: Policy SP7, Policy E5, Policy E7, Policy N1(h), Policy N8a, Policy N9

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.