20 Church lane, Rocester, ST14 5JZ

Authority: East Staffordshire Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Jones D

Main issues, as the Inspector framed them

Whether condition 4 requiring a scheme of archaeological investigation is necessary and reasonable given that the site lies neither within a Conservation Area nor a Designated Heritage Area

What decided it

The high potential for the site to contain heritage assets with archaeological interest, evidenced by its location within 15 metres of a scheduled ancient monument and within a Historic Urban Character Area identified as having high potential for Roman and medieval archaeological deposits, made an amended archaeological investigation condition necessary and reasonable despite the site's location outside a Conservation Area.

Framework references: 56, 194, 203

Plan policies cited: SP1, SP25, DP5

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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