®Planning appeal decision
Butterton Stud And Racing Stables, Park Road, Butterton, Newcastle-under-Lyme, Staffordshire, ST5 4DZ
Planning appeal 6003453 at Butterton Stud And Racing Stables, Park Road, Butterton, Newcastle-under-Lyme, Staffordshire, ST5 4DZ (Newcastle-under-Lyme Borough Council) was dismissed on 17 March 2026 by Inspector Wilson D, by written representations. The main issue, as the Inspector framed it: Whether the sites are suitable for residential development, having regard to their location, the proposed land use and the amount of development.
application for permission in principle for the erection of 5 - 6 dwellings
- Authority
- Newcastle-under-Lyme Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Wilson D
- Postcode
- ST5 4DZ
Main issues, as the Inspector framed them
- Whether the sites are suitable for residential development, having regard to their location, the proposed land use and the amount of development
- Whether the proposals would be inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies
- Whether the appeal sites would be appropriate locations for the proposed development having regard to the Council's development plan policies
- Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposals
What decided it
The proposals fail to meet the sustainability criterion in NPPF paragraph 155 because future occupiers would be reliant on private cars to access services and facilities, and the sites do not prioritise sustainable transport modes as required by NPPF paragraphs 110 and 115.
The moderate but important contribution to housing supply was outweighed by the harm to the Green Belt and the conflict with development plan policies, as Green Belt protection is a specific policy that restricts development under NPPF paragraph 11d footnote 7.
What the Inspector cited
- Development plan policies
- Policy PSD1Policy PSD4Policy PSD5
- National Planning Policy Framework
- Paragraph 11Paragraph 49Paragraph 110Paragraph 115Paragraph 143Paragraph 154Paragraph 155Paragraph 156Paragraph 157
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 appliedThe decision letter
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With an account
What an account adds to this decision
More decisions in Newcastle-under-Lyme Borough Council
The authority’s record since 2016 · every decision in 2026
- Dismissed17 March 20266003451Butterton Stud And Racing Stables, Park Road, Butterton, Newcastle-under-Lyme, Staffordshire, ST5 4DZ
- Allowed10 December 20256000780Land East of Hazeley Paddocks, Keele Road, Madeley Heath, Staffordshire, ST5 5AL
- Allowed10 December 20256000779Land West of Hazeley Paddocks, Keele Road, Madeley Heath, Staffordshire, ST5 5AL
- Allowed8 September 20253363903Lands at New Farm, Cross Lane,, Audley, Staffordshire, ST7 8JQ
- Dismissed23 June 20253359190Land off Hill Crescent, Alsagers Bank, Stoke-on-Trent, Staffordshire, ST7 8BG
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.