®Planning appeal decision
Pelsall Villa Football Club, Walsall Road, Pelsall, WS3 4BP
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
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.
Framework references: 103, 11
Plan policies cited: Policy LC6 of the Walsall Unitary Development Plan 2005, Policy OS1 of the Walsall Site Allocations Document 2019, Policies T8 and T9 of the Walsall Unitary Development Plan 2005, Policies TRAN2 and TRAN5 of the Black Country Core Strategy 2011, Policies GP2, ENV18 and ENV32 of the Walsall Unitary Development Plan 2005, Policies ENV1, ENV2 and ENV3 of the Black Country Core Strategy 2011, Policy EN5 of the Walsall Site Allocations Document 2019, Policy DW3 of the Designing Walsall Supplementary Planning Document for Urban Design adopted 2008, revised 2013, Conserving Walsall's Natural Environment Supplementary Planning Document 2013, Policy GP2 of the Walsall Unitary Development Plan 2005, Policy TRAN2 of the Black Country Core Strategy 2011, Policy T4 of the Walsall Site Allocations Document 2019
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.