Willow House, Leek Road, Stoke-On-Trent, ST9 9QF

Authority: Staffordshire Moorlands
Appeal type: householder · Householder
Procedure: Written
Development: residential
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.

Framework references: 154

Plan policies cited: Policy SS10, Policy SS9, Policy DC1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.