Hill View Farm, Tower Hill Road, Mow Cop, Staffordshire, ST7 3PS

Planning appeal 6001350 at Hill View Farm, Tower Hill Road, Mow Cop, Staffordshire, ST7 3PS (Staffordshire Moorlands District Council) was allowed on 12 February 2026 by Inspector Townend K, following a hearing. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies.

replacement farm dwelling

Authority: Staffordshire Moorlands District Council
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: residential · Minor Dwellings
Inspector: Townend K
Postcode: ST7 3PS

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
the effect of the development on the character and appearance of the area
whether, if the development is inappropriate, any harm by reasons of inappropriateness, and other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The realistic fallback position of extending the existing dwelling and outbuildings, which would be more harmful than the appeal scheme, was found to clearly outweigh the harm of inappropriateness in the Green Belt.

the harm by reason of inappropriateness in the Green Belt was clearly outweighed by the fallback position and other considerations, amounting to the very special circumstances required to justify the proposal

What the Inspector cited

Development plan policies: Policy SS10Policy H1Policy DC1Policy DC3Policy DES1
National Planning Policy Framework: Paragraph 154Paragraph 155

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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More decisions in Staffordshire Moorlands

The authority’s record since 2016 · every decision in 2026

Dismissed13 October 20266014198
75, Rudyard Road, Biddulph Moor, ST8 7JW
Allowed7 September 20266011103
Land Between Rudyard Road and Hot Lane, Rudyard Road, Biddulph Moor, ST8 7JL
Dismissed12 August 20266010932
Willow House, Leek Road, Stoke-On-Trent, ST9 9QF
Allowed15 July 20266007233
Thornby Lodge, Consall Forge, Wetley Rock, ST9 0AJ
Dismissed16 June 20266004316
1 Ash Bank Road, Werrington, ST2 9DS

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.