Oakdene Barn Great Oak Road Bignall End Newcastle Under Lyme Staffordshire ST7 8NF Data via plota.co.uk

26/00055/PIP - Permission in Principle Approved
AgriculturalChange of useNew homes

Proposal

Permission in principle for conversion of existing barn to residential Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
27 Jan 2026
✓
Consultation
6 Feb 2026
✓
Approved
3 Mar 2026

Approved on 3 Mar 2026 · Delegated Decision · Last checked 6 Jul 2026

Documents

View the documents on the council's website ↗

Site constraints 4

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 ↗
Agricultural land, grade 3b
Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Also on the record
Radon affected area, class 4; Coalfield, development low risk area.
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.

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Important details

Council
Newcastle under Lyme
Application type
Permission in Principle
Postcode
ST7 8NF
Received
27 Jan 2026
Validated
27 Jan 2026
Ward
Audley
Parish
Audley Rural
Case officer
Show
Target decision
3 Mar 2026
Decision
Permit
Decision date
3 Mar 2026
Decision level
Delegated Decision
Agent
Willardwillard Ltd

How this decision compares

Decided in 35 days from validation, 20 days faster than Newcastle under Lyme's median of 55 for changes of use. Approved, as 91% of changes of use here are.

60%decided within 8 weeks
91%approved
45decided in the last year

Plota live figures for changes of use decided by Newcastle under Lyme in the last twelve months, from validation. Newcastle under Lyme decision record →

Consultation & key dates

Consultation
6 Feb 2026
Comments by
27 Feb 2026
Site or press notice
13 Feb 2026
Statutory expiry
3 Mar 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2017 Approved
Dair Nua Barn Great Oak Road Bignall End Newcastle Under Lyme Staffordshire ST7 8NF
Demolition of existing concrete block barn and construction of new brick garage with gym…
17/00255/FUL
2017 Approved
Dair Nua Barn Great Oak Road Bignall End Newcastle Under Lyme Staffordshire ST7 8NF
Demolition of existing concrete block barn and construction of new brick garage with gym…
17/00255/FUL
Newcastle under Lyme
Planning Authority Score
6.5/10
Good
#78 of 296 councils
Relevant to this application:
Householder decisions

Newcastle under Lyme ranks #133 out of 296 councils for householder decision speed. Householder applications are more likely to be approved here than most councils, with a 98% approval rate vs 90% nationally.

More permissive than most councils
98% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Newcastle under Lyme decision statistics
Based on MHCLG data, the year to March 2026
93%
Overall approval rate
Above avg (87%) #61 of 296
98%
Householder approved
Above avg (90%) #19 of 296
68%
Decided in 8 weeks
Above avg (63%) #133 of 296
41%
Extended time limit
Below avg (41%) #159 of 296
80%
Minor dwellings approved
109 decided (1-9 homes)
85%
Major dwellings approved
13 decided (10+ homes)
97%
Change of use approved
30 decided
485
Total decisions
34 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings