Freshways, LEEK ROAD, CELLARHEAD, STAFFORDSHIRE, ST9 0DQ

1. 1.The site is located in the Green Belt where the construction of new buildings is regarded as inappropriate development, unless it meets one of the exceptions set out in policy GB7 of the National Planning Policy Framework (NPPF 2026). Policy GB7(b) exception syas that 'The reuse, extension, alteration, or replacement of an existing building, provided that the existing building is of permanent and substantial construction, is lawful in planning terms, and any extension or alteration will not result in a disproportionate increase in size compared to the original building. In the case of proposals for a replacement building, it should be for the same use and not materially larger than the one it replaces.' The proposed dwelling is materially larger than the dwelling which it would replace and therefore amounts to inappropriate development in the Green Belt. In this case there is also harm to openness arising from the increased scale and mass of the proposal. No case for very special circumstances is made. The application therefore fails to comply with NPPF Policy GB6 and GB7 as well as Policy SS10 of the Staffordshire Moorlands Local Plan.
2. 2.By virtue of its height, scale, bulk and overall design, the proposed dwelling would appear as a dominant, and incongruous feature within this visually prominent, open countryside location, contrary to Staffordshire Moorlands Local Plan Polices DC1 and DC3, Design Principles for Development (SPG), the Staffordshire Moorlands Design Guide (SPD) and the National Planning Policy Framework including section 14 X

From the council's decision notice.

Postcode

ST9 0DQ

Date validated

9 September 2026

Consultation end

8 October 2026

Target decision date

4 November 2026

Applicant

Private applicant

Agent address

St Mary's Old School, Minster Pool Walk, Lichfield, WS13 6QT

Case officer

Lisa Jackson