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Dismissed2 December 20243343105

Pelsall Villa Football Club, Walsall Road, Pelsall, WS3 4BP

Planning appeal 3343105 at Pelsall Villa Football Club, Walsall Road, Pelsall, WS3 4BP (Walsall Metropolitan Borough Council) was dismissed on 2 December 2024 by Inspector Raygen Z, by written representations. The main issue, as the Inspector framed it: Whether the proposal makes acceptable provision for sports pitches.

erection of a 66 bedroom Care Home (Use Class C2) for the elderly with associated access, parking and landscaping

Authority
Walsall Metropolitan Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
community-institutional · Other Major Developments
Inspector
Raygen Z
Postcode
WS3 4BP

Main issues, as the Inspector framed them

  • Whether the proposal makes acceptable provision for sports pitches
  • Whether the provision of a travel plan is necessary to make the development acceptable
  • The effect of the development on the character and appearance of the area having regard to the Pelsall Common Conservation Area and the Old Bush Inn as a non-designated heritage asset
  • The effect of the proposal on highway safety

What decided it

The loss of playing field without compensatory provision and the absence of a secured travel plan to support sustainable transport, contrary to development plan policies, could not be outweighed by the social and economic benefits of the proposal.

The significant social benefits of providing care home accommodation for older people, releasing 47 houses to the housing market, and delivering economic and biodiversity benefits were outweighed by the conflict with development plan policies protecting recreational spaces and requiring sustainable transport alternatives, such that the adverse impacts significantly and demonstrably outweighed the benefits.

What the Inspector cited

Development plan policies
Policy LC6 of the Walsall Unitary Development Plan 2005Policy OS1 of the Walsall Site Allocations Document 2019Policies T8 and T9 of the Walsall Unitary Development Plan 2005Policies TRAN2 and TRAN5 of the Black Country Core Strategy 2011Policies GP2, ENV18 and ENV32 of the Walsall Unitary Development Plan 2005Policies ENV1, ENV2 and ENV3 of the Black Country Core Strategy 2011Policy EN5 of the Walsall Site Allocations Document 2019Policy DW3 of the Designing Walsall Supplementary Planning Document for Urban Design adopted 2008, revised 2013Conserving Walsall's Natural Environment Supplementary Planning Document 2013Policy GP2 of the Walsall Unitary Development Plan 2005Policy TRAN2 of the Black Country Core Strategy 2011Policy T4 of the Walsall Site Allocations Document 2019
National Planning Policy Framework
Paragraph 103Paragraph 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 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.