Stoke-on-Trent cafe locked in planning row fights for survival
The owner of a Stoke-on-Trent cafe at the centre of planning row has made a third attempt to keep the venue open. Coffee and Chai - next to Chico's Peri Grill, on Howard Place, in Shelton - has been 'welcomed' by Stoke-on-Trent College students and taxi drivers since opening more than three years ago.
But two previous attempts to secure retrospective planning permission for the site have been rejected by Stoke-on-Trent City Council. Planning issues have included road safety concerns and the operation of a takeaway in that location.
Now the latest retrospective planning application requests permission for three years as well as a plan to widen the vehicle access at Pyenest Street.
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Its planning statement states: "The applicant originally proposed to retain the unauthorised development as an ancillary building associated with Chico’s Peri Grill hot food restaurant under a permanent consent. The case officer considered the proposal to be unacceptable with regard to the principle of the development, visual amenity and highway safety, subsequently, the application was refused.
"The applicant recognises the implications under the original permission for permanent consent, however, due to commercial success, the applicant has requested temporary consent for three years. The consent of a stand-alone modest-scale coffee shop for three years will provide sufficient time for the applicant to consider the site’s future prospects that is dependent upon the future redevelopment within the immediate setting.
"The applicant sees the premises as an opportunity to consider its options in relation to the council’s wider regeneration scheme immediately to the north and east of the site. The clear sites bring no revenue to the council nor benefit of the public, whereas the retrospective building does.
"Its main customer cohorts are students at Stoke-on-Trent College, taxi drivers working in the city centre, and members of the public on the way to town."
Here are the latest planning applications submitted in North Staffordshire:
Stoke-on-Trent City Council
71314/FUL: First floor rear extension (retrospective) at 693 Lightwood Road, Lightwood, ST3 7HD
71315/PRA: Change of use of part of ground floor and full change of use of first and second floors to five self-contained residential apartments (Use Class C3) (Prior Approval) at 22 Market Place, Burslem, ST6 4AT
71312/PNH: Single storey rear extension (Prior Approval) at 7 Millbridge Close, Meir, ST3 7US
71321/PNH: Single storey rear extension (Prior Approval) at 9 Barrett Crescent, Cobridge, ST6 3JA
71316/FUL: Change of use of ground floor to three retail units (Use Class E - Commercial, Business and Service), change of use of first floor to one large HMO (house in multiple occupation) (Sui Generis) with first floor side extension, two-story rear extension and elevational alterations at 74 Sun Street, Shelton, ST1 4JR
71309/FUL: First floor side extension at 9 Fareham Grove, Lightwood, ST3 7TE
71300/CLP: Certificate of (proposed) lawful development of the reinstatement of external building frontage at 7 Market Street, Longton, ST3 1BW
71302/TPO: Fell one Lime tree (TPO - Tree Preservation Order - 65) at Alexander Court, Meir Road, Normacot, ST3 7JG
71295/DEM: Demolition of existing building (prior notification) at Downward Plumb and Colclough, Vernon Road, Shelton, ST4 2QY
71290/FUL: Change of use to one dwellinghouse (Use Class C3) at 74 Duke Street, Fenton, ST4 3BL
71286/CLP: Certificate of (proposed) lawful development for a single storey rear extension at 2 Mill Hayes Road, Burslem, ST6 4JB
71285/FUL: Elevation alterations to include replacement windows and doors and energy efficient external wall insulation at 12, 14 and 22 Coverley Place, Penkhull, ST4 5EG
71281/FUL: Installation of an external ramp and level platform at 387 Beverley Drive, Bentilee, ST2 0PW
71280/FUL: Single storey rear extension at 1 Gardeners Grove, Shelton, ST1 4NH
71277/CLE: Certificate of (existing) lawful development of the conversion of existing property into two self-contained flats - continuing previous development (see 36559/FUL) at 4 Derry Street, Fenton, ST4 3BD
71269/FUL: Change of use to residential dwelling (Use Class C3) including erection of boundary treatments and associated works (part-retrospective) at Rowan Lodge, George Steele Avenue, Bucknall, ST2 8PA
71267/CLP: Certificate of (proposed) lawful development for change of use from C3 dwelling to a four bed HMO (Use Class C4) including internal alterations and refurbishment at 143 Ruxley Road, Bucknall, ST2 9BT
71265/FUL: Residential development comprising two detached dwellings with new vehicular access, parking and associated works on land off Harold Evans Close, Stoke-on-Trent, ST4 8ZN
71244/CLP: Certificate of (proposed) lawful development for the erection of new garden room at 3 Lychgate Close, Stoke, ST4 5BZ
71204/FUL: Change of use for the sale of hot and cold drinks and food (sui generis) for a temporary three year period and Pyenest Street vehicle access widened (part-retrospective) at 28 Howard Place, Shelton, ST1 4NJ
71193/AD: External wayfinding non-illuminated signage: Two post mounted signs, three fence mounted signs, two wall building entrance signs, one logo sign and company name lettering at Abbey Hill and Performing Art College, Greasley Road, Abbey Hulton, ST2 8LG
71202/VAR: Variation of condition 2 (approved plans) of permission 67422/FUL (erection of two storey modular office building with associated landscaping) at Royal Stoke University Hospital, Newcastle Road, Trent Vale, ST4 6QG
71060/CLP: Certificate of (proposed) lawful development for a garage conversion at 7 Ferncroft Close, Trentham, ST4 8DE
71036/FUL: Two storey and single storey side extensions alongside a hip to gable loft conversion containing a rear facing dormer at 24 Albert Avenue, Weston Coyney, ST3 5HX
70785/FUL: Subdivision and change of use to one Class E unit and 17 C3 dwellings with ancillary communal space and associated external and internal alterations at Leopard, 21 Market Place, Burslem, ST6 3AA
70583/FUL: Demolition of Ford Green House and erection of three detached dwellings at Ford Green House, Ford Green Road, Stoke-on-Trent, ST6 8EA
Newcastle Borough Council
24/00260/PREAPP: Extension of dropped curb at 8 Melrose Avenue, Newcastle, ST5 3PE
22/00661/CN03: Application for approval of details of facing and roofing materials, means of boundary treatment, and soft and hard surfacing material required by condition 3 of planning permission 22/00661/REM - application for reserved matters to include scale, appearance and landscaping; existing and proposed levels; surfacing materials and means of surface water drainage for access road, parking and turning (four bungalows and detached house) at 43 Lamb Street, Kidsgrove, ST7 4AL
22/00661/CN07: Application for approval of a construction management plan required by condition 7 of planning permission 22/00661/REM - application for reserved matters to include scale, appearance and landscaping; existing and proposed levels; surfacing materials and means of surface water drainage for access road, parking and turning (four bungalows and detached house) at 43 Lamb Street, Kidsgrove, ST7 4AL
24/00650/TWA: Works to trees at 22 The Elms, Porthill, ST5 8RP
24/00651/TWA: Works to trees at 24 The Elms, Porthill, ST5 8RP
22/00621/CN04: Application for approval of a Landscaping Scheme as required by condition 4 of planning permission 22/00621/FUL - proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
22/00621/CN05: Application for approval of a Tree Protection Plan as required by condition 5 of planning permission 22/00621/FUL - Proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
22/00621/CN06: Application for approval of a Arboricultural Method Statement as required by condition 6 of planning permission 22/00621/FUL - proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
22/00621/CN07: Application for approval of a Schedule of Work for Retained Trees as required by condition 7 of planning permission 22/00621/FUL - proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
22/00621/CN08: Application for approval of Development Details of the Alignment of Utility Apparatus (including drainage), as required by condition 8 of planning permission 22/00621/FUL - proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
22/00621/CN14: Application for approval of a report of the results of the site investigations works, together with a risk assessment as required by condition 14 of planning permission 22/00621/FUL - proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
22/00621/CN15: Application for approval of a Detailed Remediation Scheme as required by condition 15 of planning permission 22/00621/FUL - proposed erection of six detached dwellings on land rear of 5 Cherry Hill Lane and adj Church Lane, Knutton
24/00649/FUL: Proposed single storey extension at 9 Eleanor Crescent, Newcastle, ST5 3SB
24/00655/COU: Change of use of land from agriculture to equestrian at Ivy House Farm, Pinewood Road, Ashley, TF9 4QE
Staffordshire Moorlands District Council
DET/2024/0038: Application to determine if prior approval is required for a portal frame building made of steel, with concrete panels to retain farmyard manure at Cote Farm, Hay Lane, Farley, ST10 3BQ
DET/2024/0037: Application to determine if prior approval is required for the change of use of an existing agricultural building into a single dwelling with associated building operations at Holly House Farm, 387 Cheadle Road, Cheddleton, ST13 7BH
DET/2024/0036: Application to determine if prior approval is required for a proposed extension of existing building roofs to cover an open yard area at Hermitage Farm, Froghall Road, Froghall, ST10 2HQ
SMD/2024/0382: Retrospective planning for a canopy above existing two storey extension at 28 Prince George Street, Cheadle, ST10 1HX
SMD/2024/0376: Excavation works to form timber retaining walls for new parking area at highway level and works to form raised patio area (retrospective). Extension of existing dropped kerb to serve new parking area/driveway at 13 Long Valley Road, Biddulph, ST8 6RA
SMD/2024/0395: Cover over an existing hard standing muck storage area at Whympney Lodge, Godley Lane, Dilhorne, ST10 2PF
SMD/2024/0394: Proposed internal alteration and dormer extension works to facilitate larger bathroom and study at Rossall, 235 Leek Road, Endon, ST9 9BH
SMD/2024/0391: Engineering operations to create an earth bank slurry store at Forest Farm, Ashbourne Road, Calton Moor, DE6 2BU
SMD/2024/0390: Removal of existing side extensions. Creating a new two storey extension to the side of the property with side access to a rear full length extension. The proposal will create a open plan kitchen living area, utility, play room and a master bedroom with en-suite to the first floor at 157 Greystones, Leek Road, Endon, ST9 9EJ
DOC/2024/0066: Discharge of Conditions 5 and 7 in relation to application SMD/2021/0301 (convert two existing tennis courts to form two covered padel tennis courts and one mini tennis practice area with additional parking spaces and using existing access from road) at Draycott Sports Centre Ltd, Cresswell Lane, Draycott in the Moors, ST11 9AF
SMD/2023/0269: Listed Building Consent for proposed conversion of farm building to form holiday accommodation and the creation of a menage ring at Tittesworth Farm, Buxton Road, Blackshaw Moor, Leek, ST13 8TH
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