The Cottage , Hill Top , Brown Edge , Staffordshire , ST6 8TY Data via plota.co.uk

SMD/2026/0116 - Full - Householder Refused
Extensions & alterations

Proposal

Erection of replacement outbuilding to form residential annex Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
11 Mar 2026
✗
Refused
31 Jul 2026
Appeal
Not lodged

Refused on 31 Jul 2026 · Delegated Decision · Last checked 12 Sept 2026

Documents

View the documents on the council's website ↗

Site constraints 6

Green belt: Stoke-on-Trent
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Local nature reserve about 111 m away: Marshes Hill Common
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Also on the record
Radon affected area, class 2; Coalfield, development low risk area; Inside the Brown Edge built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 4, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 1

Last sold for £240,000 in December 2017. Detached house, freehold.

20 December 2017£240,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area143 m² (1,539 sq ft)
Energy ratingE (54 out of 100), could reach A
PropertyDetached bungalow, 6 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in December 2015, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Nearby new applications

25 Sept 2026Pending

UPPER STONEHOUSE FARM , Stonehouse Lane , Brown Edge , Staffordshire , ST6 8TF

The erection of an agricultural livestock building

SMD/2026/0447
9 Jun 2026Pending

Ladyview Kennels , Holehouse Lane , Endon , Staffordshire , ST6 8UB

Lawful Development Certificate for an Existing Use of a field

SMD/2026/0287

Important details

Council
Staffordshire Moorlands
Application type
Full - Householder
Postcode
ST6 8TY
Received
11 Mar 2026
Validated
11 Mar 2026
Case officer
Show
Target decision
6 May 2026
Decision
Planning Permission - Refused
Decision date
31 Jul 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Rob Duncan Planning Consultancy Ltd

How this decision compares

Decided in 142 days from validation, 79 days slower than Staffordshire Moorlands's median of 63 for extensions. Refused, as 18% of extensions here are.

42%decided within 8 weeks
82%approved
134decided in the last year

Plota live figures for extensions decided by Staffordshire Moorlands in the last twelve months, from validation. Staffordshire Moorlands decision record →

Consultation & key dates

Consultation
18 Mar 2026
Comments by
9 Apr 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2023 Approved
Clewlow Bank House , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Application for a Lawful Development Certificate for an Existing two storey rear extension
SMD/2023/0643
2020 Refused
Burnfields Farm , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Demolition of existing lean to building at rear of existing barns and extension to form d…
SMD/2020/0699
2021 Refused
Clewlow Bank House , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Lawful Development Certificate application for a 2-storey rear extension
SMD/2021/0180
2021 Refused
Clewlow Bank House , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Lawful Development Certificate application for a 2-storey rear extension
SMD/2021/0180
2020 Approved
Land Off , Hill Top , Brown Edge , Staffordshire ,
Erection of mixed use agricultural storage and tack room and single stable building.
SMD/2020/0707
2018 Refused
Clewlow Bank House , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Lawful Development Certificate application for the construction of a garden room to incor…
SMD/2018/0625
2018 Refused
Clewlow Bank House , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Dropped kerb/new access to new garden room at the rear of the property
SMD/2018/0623
2018
Hill Top Farm , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Discharge of all conditions. Ref SMD/2018/0296
DOC/2018/0105
2018 Approved
Hill Top Mink Farm , Hill Top , Brown Edge , Staffordshire , ST6 8TY
Erection of detached double garage and creation of new vehicular access
SMD/2018/0296
2018 Refused
Clewlow Bank House, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Certificate of Lawfullness for proposed rear/side extension to dwelling. Resubmission of…
SMD/2018/0113
2017 Approved
Burnfields Farm, Hill Top, Brown Edge, Stoke-on-Trent, Staffordshire, ST6 8TY
Prior approval of proposed change of use of Agricutural building to form 1 dwellinghouse…
DET/2017/0038
2017 Approved
Burnfields Farm, Hill Top, Brown Edge, Stoke-on-Trent, Staffordshire, ST6 8TY
Prior approval of proposed change of use of Agricutural building to form 1 dwellinghouse…
DET/2017/0038
2018
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Discharge of condition 4 in relation to application SMD/2017/0030
DOC/2018/0009
2017 Refused
Clewlow Bank House, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Addition to rear extension.
SMD/2017/0692
2017 Refused
Clewlow Bank House, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Addition to rear extension.
SMD/2017/0692
2017 Refused
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Alterations and extensions to dwelling and replacement outbuilding
SMD/2017/0030
2017 Refused
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Alterations and extensions to dwelling and replacement outbuilding
SMD/2017/0030
2017
Land Opposite The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Discarge of conditions 3,4,5,8 and17 relating to SMD/2017/0041
DOC/2017/0064
2017
Land Opposite The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Discarge of conditions 3,4,5,8 and17 relating to SMD/2017/0041
DOC/2017/0064
2017 Approved
Land opposite Hill Top Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Proposed demolition of existing building and erection of a single storey dwelling (resubm…
SMD/2017/0041
2017 Approved
Land opposite Hill Top Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Proposed demolition of existing building and erection of a single storey dwelling (resubm…
SMD/2017/0041
2016 Withdrawn
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Proposed demolition of existing building and erection of a single storey dwelling
SMD/2016/0323
2016 Withdrawn
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Proposed demolition of existing building and erection of a single storey dwelling
SMD/2016/0323
2016 Approved
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Proposed demolition of existing conservatory and car port and erection of single storey f…
SMD/2016/0296
2016 Approved
The Cottage, Hill Top, Brown Edge, Staffordshire, ST6 8TY
Proposed demolition of existing conservatory and car port and erection of single storey f…
SMD/2016/0296
Staffordshire Moorlands
Planning Authority Score
0.4/10
Poor
#296 of 296 councils
Relevant to this application:
Householder decisions

Staffordshire Moorlands is one of the slowest councils in England for householder decisions, ranking #277 out of 296. The council extends the time limit on 66% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Staffordshire Moorlands is also one of the strictest councils - it refuses more householder applications than almost any other, with only 76% approved vs 90% nationally.

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Staffordshire Moorlands decision statistics
Based on MHCLG data, the year to March 2026
76%
Overall approval rate
Below avg (87%) #283 of 296
76%
Householder approved
Below avg (90%) #292 of 296
36%
Decided in 8 weeks
Below avg (63%) #277 of 296
66%
Extended time limit
Above avg (41%) #280 of 296
59%
Minor dwellings approved
41 decided (1-9 homes)
100%
Major dwellings approved
3 decided (10+ homes)
75%
Change of use approved
36 decided
396
Total decisions
94 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.