Appeal 3348105
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
5 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
a part two storey part first floor level side extension (resubmission of 70220/FUL).
Section 02
Decision
The appeal is dismissed.
Section 03
Procedural Matter
The appellant states that the proposal the subject of this appeal addresses the reason for the refusal of a previous planning application1.
Section 04
Main Issue
The main issue in this case is the effect of the proposed development on the character and appearance of the area.
Section 05
Reasons
The appeal property is an end of terrace two storey dwelling, with single storey extensions to the side and rear. It is located within a residential area largely characterised by the presence of two and three storey terraced and semi-detached dwellings.
The appeal property is situated in a very prominent position, at [address]’s junction with [address] and opposite its junction with The Parkway. The property also sits opposite a main entrance to Hanley Park.
Like other dwellings in the area, the appeal dwelling is set only a very short distance back from the road, behind a low wall and narrow paved area.
The proposal would involve a two storey and first floor extensions to the side. I recognise that the proposal would be set down from the ridge of the host 1 Reference: 56783/FUL. dwelling’s roof and that it would be set back from the original front elevation. However, it would still comprise a very wide and tall development.
The proposal would significantly extend the width of the host dwelling’s two storey element and the visual impact of this would be increased as a result of what would appear as an unduly elongated roof design.
I find that, as a consequence of the above, the proposal would not appear subservient. Rather, the proposal’s overall scale and bulk would result in it appearing to visually dominate, to the extent of overwhelming, the appearance of the host property. The proposal would detract from rather than contribute positively to, the appearance of the host property, as well as that of the terrace and the surrounding area. 10.The harm arising from this would be exacerbated as a result of the prominent location of the appeal property, such that the harmful impacts of the proposal would be widely visible. 11.Taking all of this into account, I find that the proposal would harm the character and appearance of the area, contrary to the National Planning Policy Framework and to Newcastle-under-Lyme and [site address] [name] (2009) Policy CSP1, which together amongst other things, seek to protect local character.
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.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 601No official casework-database value to compare
- Extracted decision date · page 1
- 17 September 2024Matches the official casework database
- Extracted site visit dates
- 3 September 2024 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3348105
- Application reference
- 70842/FUL
- Lead case reference
- Not recorded
- Planning authority
- Stoke-on-Trent City Council
- Planning authority code
- E06000021
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
- Unknown
- 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
- 41 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
- 15 July 2024
- Valid date
- 15 July 2024
- Start date
- 26 July 2024
- Planning authority decision date
- 17 May 2024
- Appeal decision date
- 17 September 2024
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
- 57166
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:28
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21