Lawn Fields , Back O Th Brook , Waterfall , Staffordshire , ST10 3JA Data via plota.co.uk

CON/2026/0062 - Consultation by other authoritites Consultations/Re-consultations issued

Proposal

Retrospective conversion and extension of garage to form flexible incidental domestic building for use as garage, domestic annex, sauna, home office, gym, storage and playroom. Data via plota.co.uk

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View original council record ↗Last checked 27 Oct 2026, 05:10

Application progress

✓

Received

26 Aug 2026

Decision

Target date was 23 Sept 2026

Under consideration

No decision has been issued yet. Plota predicts a decision by 4 Nov 2026, from Staffordshire Moorlands's recent extensions.

Documents

View the documents on the council's website ↗

Site constraints 8

1 listed building within 150 m of the postcode pin

Nearest: Brook House, Grade II, the postcode pin is inside its outline

The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Historic England ↗

Peak District National Park

The park authority decides applications here. Great weight to conserving the landscape; major development restricted.

Landscape, scenic beauty and wildlife carry great weight, and major development is only allowed in exceptional circumstances.

Agricultural land, grade 4

Poor quality farmland, not best and most versatile. 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.

Habitat network: Network Enhancement Zone 1

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Radon affected area, class 6

An estimated 30% or more of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.

From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.

UKHSA radon ↗

Also on the record

SSSI about 319 m away: Hamps and Manifold Valleys SSSI; National infrastructure project about 1370 m away: Peak Cluster CCS Pipeline, at pre-application; Priority habitat about 37 m away: Good quality semi improved grassland.

Not affected

Outside flood zones 2 and 3 · Not green belt · 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 Planning Inspectorate, 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 2

Last sold for £900,000 in February 2021. Detached house, freehold.

23 February 2021£900,000

11 December 2013£700,000

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

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Nearby new applications

25 Aug 2026Approved

Lawn Fields,Back O Th Brook,Waterfall,

Retrospective conversion and extension of garage to form flexible incidental dom...

NP/SM/0826/0827

Important details

Council: Staffordshire Moorlands
Application type: Consultation by other authoritites
Postcode: ST10 3JA
Received: 26 Aug 2026
Validated: 26 Aug 2026
Case officer: Show
Target decision: 23 Sept 2026
Applicant: Show

Decision outlook

Day 63, past the statutory target. 80% of extensions in Staffordshire Moorlands are decided within thirteen weeks, which runs to 25 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 13 Sept 2026.

predicted

Day 637 days past the 56-day target

41%decided within 8 weeks

80%approved

168decided in the last year

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

Historical activity at this location

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

Within ~100m

Nearby activity

2019 Approved

GROVE FARM BACK O TH BROOK WATERFALL WATERHOUSES

Conversion of outhouse into a part of the dwelling, single storey rear extension and repl…

NP/SM/0719/0782 28 Oct 2019

2018 Approved

REDWAY CLOSE FARM BACK O TH BROOK WATERFALL WATERHOUSES

Proposed rear single storey domestic addition and extension of domestic curtilage to form…

NP/SM/0618/0472 24 Sep 2018

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