THE SMITHY Knutsford Road, Rode Heath, Stoke On Trent, Cheshire East, ST7 3QT Data via plota.co.uk

25/3712/FUL - Full Planning Pending Consideration

Proposal

Full planning application for the demolition of the former smithy and associated dwelling and outbuildings to allow for the development of 3 commercial units including access, external works and connection to services. Data via plota.co.uk

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View original council record ↗Last checked 9 Oct 2026, 15:11

Application progress

✓

Received

week of 6 Oct 2025

✓

Validated

10 Oct 2025

Decision

Expected by 12 Jan 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 7 Aug 2026; it is now day 366.

The consultation period closed on 7 Aug 2026.

Documents 32

Statements & assessments 15

Plans & drawings 13

Application forms 1

PDF Application Form Application Form · 26 Sept 2025 View ↗

Consultation & comments 2

PDF Conservation and Design Consultee Response · 16 Feb 2026 View ↗ PDF DM5 List of consultees to be published List of consultees · 10 Oct 2025 View ↗

Site constraints 7

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 ↗

Registered park or garden: Rode Hall

Nationally designated heritage. Its significance and setting carry great weight.

Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.

Historic England ↗

Habitat network: Other Priority Habitats -NEX

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

Also on the record

Priority habitat about 8 m away: Deciduous woodland; 1 listed building within 150 m of the postcode pin; Inside the Rode Heath built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, 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 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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Nearby new applications

7 Sept 2026Pending

65 Beech Avenue, Rode Heath, Stoke On Trent, Cheshire East, ST7 3SH

Proposed two storey extension.

26/3259/HOUS

Important details

Council: Cheshire East
Application type: Full Planning
Postcode: ST7 3QT
Received: week of 6 Oct 2025
Validated: 10 Oct 2025
Ward: Odd Rode
Parish: Odd Rode
Case officer: Show
Target decision: 12 Jan 2026
Decision level: Delegation
Applicant: Show
Agent: Carter Jones LLP

Decision outlook

Day 366, past the statutory target. 52% of commercial and major works in Cheshire East are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 9 Oct 2026.

target

predicted

Day 366310 days past the 56-day target

36%decided within 8 weeks

86%approved

13%go to committee

Plota live figures for commercial and major works decided by Cheshire East in the last twelve months, from validation. Cheshire East decision record →

Consultation & key dates

Comments by: 7 Aug 2026
Statutory expiry: 12 Jan 2026

Cheshire East

Planning Authority Score

1.9/10

Poor

#274 of 296 councils

Relevant to this application:

Householder decisions

Cheshire East is one of the slowest councils in England for householder decisions, ranking #268 out of 296. The council extends the time limit on 65% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).

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

Cheshire East decision statistics

Based on MHCLG data, the year to March 2026

87%

Overall approval rate

Above avg (87%) #168 of 296

91%

Householder approved

Above avg (90%) #170 of 296

39%

Decided in 8 weeks

Below avg (63%) #268 of 296

65%

Extended time limit

Above avg (41%) #279 of 296

72%

Minor dwellings approved

358 decided (1-9 homes)

76%

Major dwellings approved

25 decided (10+ homes)

79%

Change of use approved

119 decided

2,513

Total decisions

321 refused in the year to March 2026