Boatmans Bar and Grill, 20 High Street, Walsall Wood, WALSALL, WS9 9LP

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area, including its effect on trees
• Whether or not the proposed development would be regarded as a non-designated heritage asset (NDHA) and if so whether any harm conveyed would be outweighed by the scheme's benefits
• The effect of the proposal on the living conditions of neighbouring occupiers, with respect to privacy, outlook, noise and disturbance and whether the proposal would provide suitable living conditions for future occupiers with respect to the provision of private outdoor space
• Whether the proposal would make a required contribution towards open space and affordable housing
• Whether the proposed development would provide safe access for pedestrians onto the public highway
• The effect of the proposal on the integrity of the Cannock Chase Special Area of Conservation (SAC)

What decided it

The applicant's unchallenged financial viability assessment demonstrating that the scheme could not provide planning obligations without becoming unviable, combined with the proposal's compliance with development plan policies on character, living conditions, highway safety and SAC mitigation.

The benefits of residential development on a previously developed site in a local centre, providing 15 new dwellings and improved pedestrian connectivity, outweighed the loss of the existing public house use and the regrettable loss of a mature ash tree, which would be offset by replacement planting.