THE ORCHARD, LOWER HILL FARM, Uttoxeter Road, Draycott In The Moors, Staffordshire, ST11 9RG
Refused on 2 March 2026
Council decision: Planning Permission - RefusedDelegated (officer decision)2 reasons for refusal
Proposal
Proposed self-build, detached dwelling and detached double garage.
- Received
- 24 June 2025
- Decision level
- Delegated (officer decision)
- ReceivedReceived24 Jun
- ValidatedValidated23 Jul
- Consult.Consultation13 Aug
- TargetTarget Date17 Sep
- DecidedDecided2 Mar
Decided in 222 days (council typically 70)
About this application
This is a full planning application for a garage at THE ORCHARD , LOWER HILL FARM , Uttoxeter Road , Draycott In The Moors , Staffordshire , ST11 9RG. Staffordshire Moorlands has handled 2,339 applications of this type. This one was decided in 251 days, 26 weeks longer than Staffordshire Moorlands's typical decision time. There has been 1 other application at this address. We hold 85 applications in total for the ST11 postcode area.
80% of full applications at Staffordshire Moorlands District Council were approved. Across all application types, the council typically decides in about 10 weeks (median).
Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street
Why it was refused
- Due to the significant land level change between the application site and neighbouring dwellings to the west/south-west, the proposed development would result in an unacceptable one-way overlooking relationship to the detriment of existing and future occupants of the dwellings identified as 'Clock Cottage' and 'The Cottage' on drawing number PL(0)06 Rev A. The application is therefore contrary to policies DC1 and H1 of the Staffordshire Moorlands Local Plan and the National Planning Policy Framework, including section 12 'Achieving well-designed places.'
- It has not been demonstrated that the scheme can deliver biodiversity net gain as required within policy NE1 of the Staffordshire Moorlands Local Plan and the NPPF, including section 15 'Conserving and enhancing the natural environment.'
From the council's decision notice.
Application details
- Postcode
- ST11 9RG
- Application type
- Full - MINOR
- Scale / size
- Small
- Parish
- 3, The Island, Upper Tean, Stoke-on-Trent, Staffordshire Moorlands, ST10 4JE
Planning application dates
- Date validated
- 23 July 2025
- Consultation expiry
- 13 August 2025
- Consultation start
- 23 July 2025
- Consultation end
- 13 August 2025
- Target decision date
- 17 September 2025
Applicant and agent
- Agent address
- DaisyBank House , Cheadle , Staffordshire , ST10 1JE
Planning decision
- Statutory period
- 56 days
Additional information
- Documents
- 24
Site constraints
Designations at the address point. Ones next to the site may also apply.
- Green belt: Staffordshire Moorlands
- Flood zone 1: Low probability (rivers and sea)
Possibly incomplete for this council: Article 4 directions and tree preservation orders.
Also checked, none recorded (21)
flood storage areas, conservation areas, listed buildings, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.
A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.
Data © Crown copyright and others · sources and licences
Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.
© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.
© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.
© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.
Contains Ordnance Survey data © Crown copyright and database right 2026.
Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.
Planning history at this site
1 other application at this property, newest first.
Source: Staffordshire Moorlands
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Around this site
Nearby applications
- THE ORCHARD , LOWER HILL FARM , Uttoxeter Road , Draycott In The Moors , Staffordshire , ST11 9RGSMD/2026/0110 · FullAwaiting decision0.0 mi
- Hollyoaks , Uttoxeter Road , Draycott In The Moors , Staffordshire , ST11 9AQSMD/2026/0166 · AmendmentAwaiting decision0.1 mi
- The Croft , Cheadle Road , Draycott In The Moors , Staffordshire , ST11 9RQSMD/2024/0467 · FullApproved0.3 mi
- BLITHEBANK HOUSE , Cresswell Old Lane , Cresswell , Staffordshire , ST11 9RFDOC/2026/0087 · ConditionsAwaiting decision0.5 mi
- LAND SOUTH WEST OF , Uttoxeter Road , Draycott In The Moors , Staffordshire ,DOC/2023/0089 · ConditionsApproved0.7 mi
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