The Orchards , Old Stafford Road, Cross Green , WOLVERHAMPTON, WV10 7PL

demolition of existing buildings and construction of a new detached dormer bungalow

Authority: South Staffordshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Watson S

Main issues, as the Inspector framed them

The effect of the proposal on the Cannock Chase Special Area of Conservation (the SAC)
Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
Whether the location of the appeal site is suitable for a new dwelling, with particular regard to accessibility
The effect of the proposal on biodiversity

What decided it

The failure to secure binding mitigation for the likely significant adverse effect on the Cannock Chase SAC's integrity, as required by the Habitats Regulations, provided a strong reason for refusing the development that outweighed the modest benefits of housing delivery and accessibility.

Framework references: 11, 83, 84, 142, 153, 154, 187, 193

Plan policies cited: Core Policy 1, Core Policy 11, Policy GB1, Policy EQ1, Policy EQ2, Policy EQ4, EV11

Read the decision letter on the Inspectorate’s site

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.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.