Appeal 3295925
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
6 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
erection of a 2 storey front extension.
Section 02
Decision
The appeal is dismissed.
Section 03
Application for Costs
An application for costs has been made by [name] against East Staffordshire Council. This application will be the subject of a separate
Section 04
Main Issue
The main issue is the effect on the character and appearance of the area.
Section 05
Reasons
The appeal site is the end property in a group of dwellings created from a T shaped barn conversion. Located at the end of the T shape, the dwelling is adjacent to the road and therefore highly visible when travelling along [address]. To the rear of the barn conversions is a farm with fields in the wider surroundings. This creates a rural character.
The design features of the proposal such as the roof, door, windows and brickwork would match the existing dwelling. However, the size, scale and location of the proposal would create an incongruous addition at odds with the traditional layout. The development would break the traditional T form and linear appearance associated with barn conversions. There would be a negative visual impact out of keeping with the rural character of the area. It would be particularly visible because of its location adjacent to the highway.
The appellant says the scheme should be treated as a dwelling and not a barn conversion. Irrespective of this, the property is located outside a settlement boundary. Amongst other things, Policy DP3 of East Staffordshire Local Plan (Local Plan) only permits extensions to dwellings in such locations where they retain the identity of the original dwelling. The scheme would not comply with this requirement.
I note the appellant’s reasons for the proposal and the benefits of increasing the size of the bedroom. However, this does not outweigh the harm that there would be to the character and appearance of the area.
Similarly, the appellant refers to a list of reasons why the development would be compliant with policies SP1, SP8, SP24 and DP1 of the Local Plan. This covers matters that include flood risk, drainage, biodiversity, the living conditions of neighbouring dwellings, crime, accessibility and parking. Any absence of harm with regards these matters are not a benefit of the proposal and as such I give them neutral weight.
The scheme would harm the character and appearance of the area and as such would conflict with the parts of Policies SP1, SP8, SP24, DP1 and DP3 of the Local Plan which require new developments to integrate with the character of the landscape and townscape, is appropriate in the countryside, respects local patterns of development and reinforces character and identity through local distinctiveness. They also require an appropriate layout that integrates new development with the existing environment and context and responds positively to the context of the surrounding area.
Section 06
Conclusion
For the reasons identified, I conclude that the appeal should be dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Costs Decision
- Extracted inspector · page 1
- Inspector attribution ID 3546No official casework-database value to compare
- Extracted decision date · page 1
- 16 June 2022Matches the official casework database
- Extracted site visit dates
- 22 May 2022 (page 1)
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 3546No official casework-database value to compare
- Extracted decision date · page 1
- 16 June 2022Matches the official casework database
- Extracted site visit dates
- 22 May 2022 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3295925
- Application reference
- P/2021/01183
- Lead case reference
- Not recorded
- Planning authority
- East Staffordshire Borough Council
- Planning authority code
- E07000193
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- 15 m²
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 30 March 2022
- Valid date
- 30 March 2022
- Start date
- 12 April 2022
- Planning authority decision date
- 27 January 2022
- Appeal decision date
- 16 June 2022
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 16509
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:26
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21