®Planning appeal decision
96 Church Road, Blurton, Stoke-on-Trent, ST3 3BB
Planning appeal 6010701 at 96 Church Road, Blurton, Stoke-on-Trent, ST3 3BB (Stoke-on-Trent City Council) was dismissed on 7 September 2026 by Inspector P Barton, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.
3 no. dwellings (including the reserved matter of 'access')
- Authority
- Stoke-on-Trent City Council
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- P Barton
- Postcode
- ST3 3BB
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area
- protected species, namely roosting bats
- highway safety, with particular regard to the proposed access arrangement
What decided it
The substantial adverse effect on the character and appearance of the area, combined with the failure to meet the requirements of Policy L2(1)(d) for development within residential curtilages, substantially outweighed the benefits of housing delivery.
The benefits of the proposed development, including the delivery of three dwellings in a sustainable location with social and economic benefits and Biodiversity Net Gain, were substantially outweighed by the adverse effects on character and appearance and protected species, and the substantial adverse impact on residential curtilage policy, such that the presumption in favour of sustainable development in Policy S4 did not apply.
What the Inspector cited
- Development plan policies
- Policy CSP1Policy CSP4Policy DP3(1)Policy N2(1)(f)Policy L2(1)(d)
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
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.