25 - 27 Well Street And 82 Garden Street Newcastle Under Lyme Staffordshire ST5 1BP Data via plota.co.uk

26/00051/COU - Change of Use Refused
Change of useCommercial premises

Proposal

Proposed change of use of the existing Class E offices to provide two houses in multiple occupancy (Use Class C4). (Description amended 27.02.2026) Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.
View original council record ↗Last checked

Application progress

✓
Received
21 Jan 2026
✓
Consultation
9 Mar 2026
✓
Committee
18 Aug 2026
✗
Refused
20 Aug 2026
Appeal
Not lodged

Refused on 20 Aug 2026 · Committee Decision · Last checked 22 Aug 2026

Planning committee

Decided by Newcastle under Lyme Planning Committee on 18 Aug 2026. Earlier deferred on 23 Jun 2026.

Refused

No officer report was published for this decision; this summary is from the committee minutes.

  • Members discussed future occupancy, missing density information and fear of crime.
  • The committee refused the application for conflict with Policy HOU7 and fear of crime.

Source: Plota analysis of Newcastle under Lyme's committee minutes, Newcastle under Lyme Planning Committee minutes, 18 August 2026 .

Documents

View the documents on the council's website ↗

Site constraints 5

Newcastle Town Centre conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Public footpath 21 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
3 listed buildings within 150 m
Nearest: The Barracks Workshops, Grade II, 56 m away · 1 Grade II*, 2 Grade II
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.
Show all 3 with distances
Historic England ↗
Also on the record
Inside the Newcastle-under-Lyme built-up area; Air quality management area 28 m away: Newcastle-under-Lyme Town - Number 2.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England 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.

Work with planning data?

Every application in Newcastle under Lyme - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

Nearby new applications

17 Sept 2026Pending

41 High Street Newcastle Staffordshire ST5 1QZ

Ground floor change of use from office space to public house

26/00661/FUL
15 Sept 2026Pending

15 - 19 Marsh Parade Newcastle Under Lyme Staffordshire ST5 1BT

Change of use from 2 storeys office use to 2 storey residential use accommodatin...

26/00229/COUNOT
14 Sept 2026Pending

Petrol Filling Station Wm Morrison Supermarkets Plc Goose Street Newcastle Staffordshire

Application for a certificate of proposed lawful development for use of service ...

26/00663/PLD
14 Sept 2026Pending

Twyford Hall Hassell Street Newcastle Staffordshire ST5 1BN

External alterations to building and site at Twyford House. Removal of outbuildi...

26/00675/FUL
14 Sept 2026Approved

York Place Newcastle Under Lyme Staffordshire ST5 2AH

Application for approval of a written scheme providing details of the predicted ...

24/00795/CN08
14 Sept 2026Approved

York Place Newcastle Under Lyme Staffordshire ST5 2AH

Application for approval of details of a scheme for the works as required by con...

24/00795/CN04

Important details

Council
Newcastle under Lyme
Application type
Change of Use
Postcode
ST5 1BW
Received
21 Jan 2026
Validated
21 Jan 2026
Ward
Town
Case officer
Show
Decision
Refuse
Decision date
20 Aug 2026
Decision level
Committee Decision
Applicant
Show
Agent
Town Planning Expert

How this decision compares

Decided in 211 days from validation, 156 days slower than Newcastle under Lyme's median of 55 for changes of use. Refused, as 9% 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 →

Public comments

27comments received
26 objecting1 neutral

96% object · above the UK average of 74%

29 neighbours consulted · Last counted 22 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14629282
Consultation
9 Mar 2026
Comments by
30 Mar 2026
Site or press notice
6 Feb 2026
Committee
18 Aug 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2020 Approved
Grosvenor Roundabout London Road Newcastle Under Lyme Staffordshire
One birch, one laburnum and three cherry trees to fell due to poor health. A further five…
20/00183/TCA
2020 Approved
Pasta De Plaza Pizzeria 125 High Street Newcastle Under Lyme Staffordshire ST5 1PS
T1 London Plane- Crown raise lowest minor drooping branches all round to approximately 4m…
20/00424/TCA
2019 Approved
The Barracks Workshop Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Replacement of fully glazed door to unit 5 with a timber door.
19/00026/PLDLB
2019 Approved
The Barracks Workshop Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Replacement of fully glazed door to unit 5 with a timber door.
19/00026/PLDLB
2018 Approved
18 Well Street Newcastle Under Lyme Staffordshire ST5 1BP
Proposed extension to HMO to create an additional two en-suite bedrooms, greater communal…
18/00767/FUL
2018 Approved
68 Garden Street Newcastle Under Lyme Staffordshire ST5 1BW
Tree works
18/00573/TCA
2017 Approved
123 High Street Newcastle Under Lyme Staffordshire ST5 1PS
Change of use from A1 to A3 Restaurant
17/00614/FUL
2017 Approved
13 Well Street Newcastle Under Lyme Staffordshire ST5 1BP
Erection of single storey rear extension
17/00443/FUL
2017 Approved
13 Well Street Newcastle Under Lyme Staffordshire ST5 1BP
Erection of single storey rear extension
17/00443/FUL
2017 Approved
111 High Street Newcastle Under Lyme ST5 1PS
Restaurant fascia signage to front, rear & side elevations and Bar fascia and hanging sig…
17/00355/ADV
2017 Approved
111 High Street Newcastle Under Lyme ST5 1PS
Restaurant fascia signage to front, rear & side elevations and Bar fascia and hanging sig…
17/00355/ADV
2017 Approved
The Barracks Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Repair or replace timber and metal windows as required, to match existing type and charac…
17/00101/LBC
2017 Approved
The Barracks Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Repair or replace timber and metal windows as required, to match existing type and charac…
17/00101/LBC
2017 Approved
Unit 1 The Barracks Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Removal of deteriorated timber window and stone lintel and replace with new timber window…
16/01045/LBC
2017 Approved
Unit 1 The Barracks Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Removal of deteriorated timber window and stone lintel and replace with new timber window…
16/01045/LBC
2016 Approved
The Barracks Barracks Road Newcastle Under Lyme Staffordshire ST5 1LG
Repair/replace all external windows at The Barracks, remove 2 sections of yard wall to en…
16/00206/LBC
2016 Approved
13 Barracks Road Newcastle Under Lyme Staffordshire ST5 1LF
Single storey rear extension
16/00173/FUL
2016 Approved
13 Barracks Road Newcastle Under Lyme Staffordshire ST5 1LF
Single storey rear extension
16/00173/FUL
2016 Approved
Pasta De Piazza 125 High Street Newcastle Under Lyme Staffordshire ST5 1PS
Alterations to the external building signage and new awnings
16/00124/FUL
2016 Approved
Pasta De Piazza 125 High Street Newcastle Under Lyme Staffordshire ST5 1PS
Replacement signage
16/00125/ADV
2016 Approved
Pasta De Piazza 125 High Street Newcastle Under Lyme Staffordshire ST5 1PS
Alterations to the external building signage and new awnings
16/00124/FUL
2016 Approved
Pasta De Piazza 125 High Street Newcastle Under Lyme Staffordshire ST5 1PS
Replacement signage
16/00125/ADV
2016 Approved
Former St Giles And St Georges Primary School Barracks Road Newcastle Under Lyme Staffordshire ST5 1LF
Screening opinion for redevelopment of site to provide new Public Services Hub Building a…
16/00016/EIA
2016 Approved
Former St Giles And St Georges Primary School Barracks Road Newcastle Under Lyme Staffordshire ST5 1LF
Screening opinion for redevelopment of site to provide new Public Services Hub Building a…
16/00016/EIA
2016 Approved
Former St Giles And St Georges Primary School Barracks Road Newcastle Under Lyme Staffordshire ST5 1LF
Redevelopment of site to provide new Public Services Hub Building and associated works.
16/00008/FUL
Newcastle under Lyme
Planning Authority Score
6.5/10
Good
#78 of 296 councils
Relevant to this application:
Change of use

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