®Planning appeal decision
Willow House, Leek Road, Stoke-On-Trent, ST9 9QF
Planning appeal 6010932 at Willow House, Leek Road, Stoke-On-Trent, ST9 9QF (Staffordshire Moorlands) was dismissed on 12 August 2026 by Inspector K Winnard, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies.
Alterations and extensions comprising a single storey rear extension and a first floor side extension
- Authority
- Staffordshire Moorlands
- Appeal type
- householder · Householder
- Procedure
- Written
- Development
- residential
- Inspector
- K Winnard
- Postcode
- ST9 9QF
Main issues, as the Inspector framed them
- Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
- If so, the effect of the proposal on the openness of the Green Belt and the character and appearance of the host dwelling and the area
- Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations to amount to the very special circumstances necessary to justify the proposal
What decided it
The proposal constitutes inappropriate development in the Green Belt by reason of disproportionate additions, and the harm to the Green Belt and other considerations is not clearly outweighed by benefits that would amount to very special circumstances.
The harm to the Green Belt by reason of inappropriateness, limited harm to openness, and harm to character and appearance were not clearly outweighed by the limited benefits to the community from improved local housing stock, such that very special circumstances do not exist to justify the proposal.
What the Inspector cited
- Development plan policies
- Policy SS10Policy SS9Policy DC1
- National Planning Policy Framework
- Paragraph 154
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
More decisions in Staffordshire Moorlands
The authority’s record since 2016 · every decision in 2026
- Dismissed13 October 2026601419875, Rudyard Road, Biddulph Moor, ST8 7JW
- Allowed7 September 20266011103Land Between Rudyard Road and Hot Lane, Rudyard Road, Biddulph Moor, ST8 7JL
- Allowed15 July 20266007233Thornby Lodge, Consall Forge, Wetley Rock, ST9 0AJ
- Dismissed16 June 202660043161 Ash Bank Road, Werrington, ST2 9DS
- Dismissed11 June 20266004053Leonards Farm, Hot Lane, Biddulph Moor, ST8 7HP
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.