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Dismissed2 July 20266008137

321 Hartshill Road, Stoke-on-trent, ST4 7NR

Planning appeal 6008137 at 321 Hartshill Road, Stoke-on-trent, ST4 7NR (Stoke-on-Trent City Council) was dismissed on 2 July 2026 by Inspector C McDonagh, by written representations. The main issue, as the Inspector framed it: The effect of varying conditions 2 and 3 on the host building and character and appearance of the area, with particular regard to the Hartshill Conservation Area.

Change of use of the ground floor from public house (Sui Generis) to two retail units (Convenience shop & Hair & Beauty Salon, Use Class E Commercial, Business and Service). Conversion of the upper floor to three flats (C3), with new shopfront and elevational alterations’ without complying with conditions attached to planning permission Ref 25/FUL/00135, dated 13 January 2026

Authority
Stoke-on-Trent City Council
Appeal type
minor · Planning
Procedure
Written
Development
retail
Inspector
C McDonagh
Postcode
ST4 7NR

Main issues, as the Inspector framed them

  • The effect of varying conditions 2 and 3 on the host building and character and appearance of the area, with particular regard to the Hartshill Conservation Area

What decided it

The insertion of larger single-pane windows would cause less than substantial but material harm to the character and appearance of the non-designated heritage asset and the conservation area, which cannot be outweighed by unsubstantiated benefits.

What the Inspector cited

Development plan policies
CSP1CSP2
National Planning Policy Framework
Paragraph 215Paragraph 216

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 2026

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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.

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.