Two-storey home extensions at Highfield Cottage, Park Lane, Endon

The site and surroundings

The site is a rendered nineteenth-century stone cottage in open countryside and the Green Belt, beside a public footpath.

“The site consists of a detached two storey 19th Century stone cottage, which has been rendered. The cottage has later been extended to the side and rear with both pitched roof and flat roof extensions.”

“The site is in the open countryside and green belt, approximately 5.5km southwest of Leek, and 1.8km east of Endon. In the immediate vicinity of the site are a small number of other buildings, dating from around the same period. The Endon and Stanley 55 footpath runs along the northeastern boundary of the site. The site is not listed nor within the setting of a Listed Building.”

Officer report

Officers’ recommendation

Officers recommended refusal because the extensions would be disproportionate in the Green Belt and would harm the dwelling, street scene and rural character.

“The proposed development is unacceptable both in principle and in terms of design. The development would result in an approx. 71.2% increase in the G.E.A. over the original building and would amount to a disproportionate addition over and above the size of the original building. The development proposals are therefore considered to be inappropriate development in the Green Belt which by definition is harmful to the green belt.”

“By virtue of their design, materials and positioning on the property, the proposed extensions would appear as a dominant, awkward and incongruous features which would detract from the character and appearance of the original dwelling and create a disharmonious visual composition, all to the determinant of the street scene and character and appearance open countryside contrary to Staffordshire Moorlands Local Plan Polices SS1, SS10, DC1, and DC3; the adopted Staffordshire…”

Officer report

Consultation responses

The parish council raised no objection, no public comments were received, and highways had no objection subject to providing three parking spaces.

“Previous Applications; SMD/2025/0265 - Two storey side and rear extensions – Conditioned by the Highways Authority – Refused by Staffordshire Moorlands District Council.”

“The Design and Access Statement states that the existing garage will be cleared and a parking area providing a minimum of 2 usable off-road parking spaces will be created, a further additional parking space will be located immediately adjacent the proposed side extension. The submitted plan PL03C (Proposed Block Plan) shows parking for 3 vehicles and meets with the Parking Standards.”

Officer report

Who spoke

Two applicants spoke in favour of the application.

Committee debate

Members differed over the improvements and environmental features, while some considered the property overbearing and referred to its ridge height.

“Members felt that the applicants had made some improvements to the design of the proposed building and particularly welcomed the sustainable and environmental aspects of the property. Other members believed that the property would be overbearing and reference was made to the ridge height.”

“Officers reiterated the concerns in terms of the design of the property which were detailed at paragraphs 7.11, 7.12 and 7 13 of the report.”

Minutes

The vote

A motion to refuse the application was proposed and seconded but was defeated.

“A motion to refuse the application was moved by Councillor Roberts and seconded by Councillor Emery. On being put to the vote, the motion to refuse the application was lost.”

Minutes

The committee’s decision

The committee approved the application, finding the development appropriate in scale and design with minimal harm to Green Belt openness.

“1) That contrary to officers’ recommendation the application be APPROVED for the following reasons: - The proposed development was appropriate in scale and design and does not conflict with policies SS10 DC1 and DC3 of the adopted Local Plan, the Councils Design Guide or NPPF paragraph 133. In addition there would be minimal harm to the openness of the Green Belt and no conflict with Policy SS10 or paragraph 154 of the NPPF in this regard.”

“3) That in the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval / refusal) prior to the decision being issued, the Head of Development Services be delegated authority to do so in consultation with the Chair of the Committee, provided thar the changes do not exceed the substantive nature of the Committee’s decision.”

Minutes

Conditions to be set

The Head of Development Services was authorised to formulate conditions in consultation with the committee chairman.

“2) Delegated Authority be granted to the Head of Development Services in consultation with the Chairman to formulate a list of conditions…”

Minutes