®Planning appeal decision
No 31 and Land at Rear of Nos 11-35 Cole Valley Rd, Hall Green, Birmingham , West Midlands , B28 0DD
Planning appeal 3308104 at No 31 and Land at Rear of Nos 11-35 Cole Valley Rd, Hall Green, Birmingham , West Midlands , B28 0DD (Birmingham City Council) was dismissed on 13 June 2023 by Inspector Stephens K, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.
Demolition of No.31 Cole Valley Road to create vehicle and pedestrian access to land at rear of 11-35 Cole Valley Road, and erection of 10 dwellings (6 x 3-bed 4-person houses, 1 x 3-bed 5-person dormer bungalow, and 3 x 4-bed 6-person houses) with associated access road and parking areas
- Authority
- Birmingham City Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Stephens K
- Postcode
- B28 0DD
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the area
- The effect of Plot 6 on the living conditions of occupiers of existing neighbouring properties with regard to privacy, overshadowing and outlook
- The effect of Plots 1 and 5 on the living conditions of occupiers of existing neighbouring properties with regard to overshadowing, privacy and outlook
- Whether the proposal amounts to a poor setting and unsafe environment
- Whether the proposal provides adequate parking
What decided it
The adverse impacts of the backland development on character and appearance, neighbouring living conditions (privacy and outlook), and the creation of an unsafe access environment significantly and demonstrably outweighed the benefits of 9 additional dwellings, even under the tilted balance.
The benefits of 9 dwellings and efficient use of land were significantly and demonstrably outweighed by long-lasting harm to character and appearance, degradation of living conditions for existing neighbours through loss of privacy and outlook, and creation of an unsafe and poorly designed access environment.
What the Inspector cited
- Development plan policies
- PG3TP27DM2DM10T27TP30DM14DM15
- National Planning Policy Framework
- Paragraph 11
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.