Royal Cottage Barn,Buxton Road,Upper Hulme, Data via plota.co.uk

NP/SM/0826/0833 - Full Planning Permission REGISTERED: Under Assessment

Proposal

Proposed conversion of an existing disused barn into a three bedroom dwelling. Data via plota.co.uk

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View original council record ↗Last checked 29 Oct 2026, 12:01

Application progress

✓

Received

24 Aug 2026

Decision

Target date was 19 Oct 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 30 Oct 2026; it is now day 67.

The consultation period closed on 16 Oct 2026.

Documents 23

Statements & assessments 5

PDF Habitat Regulations Assessment Delegated Items · 16 Oct 2026 View ↗ PDF Design Access Statement - 24-08-2026.pdf Design and Access Statement · 24 Aug 2026 View ↗ PDF Bat and Bird Survey PRA Report (July 2024) (redacted) - 24-08-2026.pdf Protected Species Report · 24 Aug 2026 View ↗ PDF Bat and Bird Survey Report (June 2025) (redacted) - 24-08-2026.pdf Protected Species Report · 24 Aug 2026 View ↗ PDF Heritage Impact Assessment - 24-08-2026.pdf Justification Statement · 24 Aug 2026 View ↗

Plans & drawings 8

Application forms 2

PDF Application Form - 24-08-2026.pdf Application Forms · 24 Aug 2026 View ↗ PDF Protected Species Form (230726) (redacted)- 24-08-2026.pdf Protected Species Form · 24 Aug 2026 View ↗

Consultation & comments 6

PDF Commenter’s name hidden Show Representation Letter 2 · 25 Sept 2026 View ↗

PDF SCC SDT Response 24-09-2026 Consultation - External · 24 Sept 2026 View ↗

PDF Commenter’s name hidden Show Representation Letter 2 · 24 Sept 2026 View ↗

PDF Commenter’s name hidden Show Representation Letter 2 · 22 Sept 2026 View ↗

PDF Natural England Response 17-09-2026 Consultation - External · 17 Sept 2026 View ↗ PDF Coal Authority Response 26-08-2026 Consultation - External · 26 Aug 2026 View ↗

Site constraints 10

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.

Special area of conservation about 43 m away: South Pennine Moors

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.

Agricultural land, grade 5

Very 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.

SSSI about 43 m away: Leek Moors SSSI

Natural England may need consulting, depending on what is proposed.

Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.

1 listed building within 150 m of the postcode pin

Nearest: Mile Post Leek 5 Miles, Grade II, about 22 m from the postcode pin

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 ↗

Habitat network: Network Enhancement Zone 1

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

Also on the record

Radon affected area, class 2; Coalfield, development low risk area; Priority habitat about 44 m away: Upland heathland; Open access land about 33 m away: Access Land - Combined Open Country, Registered Common Land and Section 16 Dedicated Land. MoD Byelaw, Section 28 Exclusions, Racecourses and Aerodromes and ECP Margin have been removed..

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 17 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.

Building

Floor area50 m² (538 sq ft)

Energy ratingC (76 out of 100)

PropertyMid-terrace flat, 2 habitable rooms

Built1983 to 1990

HeatingElectric storage heaters

WallsCavity wall, filled cavity

From the energy performance certificate lodged in January 2018, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council: Peak District
Application type: Full Planning Permission
Postcode: ST13 8UH
Received: 24 Aug 2026
Validated: 24 Aug 2026
Parish: Heathylee
Case officer: Show
Applicant: Show

Decision outlook

Day 67, past the statutory target. 81% of changes of use in Peak District are decided within thirteen weeks, which runs to 23 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 29 Oct 2026.

predicted

Day 6711 days past the 56-day target

56%decided within 8 weeks

75%approved

41decided in the last year

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

Consultation & key dates

Consultation: 26 Aug 2026
Comments by: 16 Oct 2026
Statutory expiry: 19 Oct 2026

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.