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Dismissed31 October 20243342031

20 Harness Close, Walsall, WS5 4PZ

Planning appeal 3342031 at 20 Harness Close, Walsall, WS5 4PZ (Walsall Metropolitan Borough Council) was dismissed on 31 October 2024 by Inspector Bromley N, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the living conditions of the neighbouring occupiers of 73 and 75 Brockhurst Crescent with particular regard to privacy.

Title split at 20 Harness Close, Walsall, WS5 4PZ. This will create a plot for a proposed 3 bedroom property. A shared front drive will serve both properties. The house has been based on the proportions and material pallet of 20 Harness Close

Authority
Walsall Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Bromley N
Postcode
WS5 4PZ

Main issues, as the Inspector framed them

  • the effect of the proposed development on the living conditions of the neighbouring occupiers of 73 and 75 Brockhurst Crescent with particular regard to privacy
  • the effect of the proposed development on existing trees
  • the effect of the proposed development on the living conditions of the occupiers of 20 Harness Close (the host property), in respect of outlook

What decided it

The unacceptable harm to the living conditions of neighbouring occupiers at 73 and 75 Brockhurst Crescent through overlooking and loss of privacy, combined with insufficient evidence that existing trees would not be significantly harmed, outweighed the limited housing supply benefits.

What the Inspector cited

Development plan policies
Policy GP2 of the Walsall Unitary Development Plan 2005Policy ENV32 of the Walsall Unitary Development Plan 2005Policy CSP4 of the Black Country Core Strategy 2011Policy HC2 of the Walsall Site Allocations Document 2019Policy ENV18 of the Walsall Unitary Development Plan 2005

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.