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

CON/2026/0063 - Consultation by other authoritites Valid application received

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 8 Oct 2026, 02:19

Application progress

✓

Received

26 Aug 2026

Decision

Expected by 23 Sept 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 21 Oct 2026, from Staffordshire Moorlands's recent new homes.

Documents

View the documents on the council's website ↗

Site constraints 11

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.

Public footpath about 4 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.

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), which most planning maps still show, had this area as grade 4. The predicted grade is Defra's current estimate; only a site survey settles it.

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: Other Priority Habitats -NEX

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

Conservation area about 5 m away: Upper Hulme

The edge of the area; work outside it can still affect its setting.

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 ↗

Also on the record

Special area of conservation about 327 m away: South Pennine Moors; Radon affected area, class 4; SSSI about 327 m away: Leek Moors SSSI; 1 listed building within 150 m of the postcode pin; Coalfield, development low risk area; Priority habitat about 7 m away: Deciduous woodland.

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 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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Nearby new applications

22 Jul 2026Approved

4 Bridge Terrace , Buxton Road , Upper Hulme , Staffordshire , ST13 8TU

Application to determine if prior approval is required for a proposed single sto...

HNT/2026/0012

Important details

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

Decision outlook

Day 44 of the 56-day target. Staffordshire Moorlands usually decides new homes by day 56.

prediction

Day 4412 days to the 56-day target

57%decided within 8 weeks

32%approved

29decided in the last year

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

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