147 Rugely Rd, Hazelslade, Cannock, WS12 0PG

demolition of existing bungalow and the erection of a pair of semi - detached houses with basements and front garage, plus annexes to the rear

Authority: Cannock Chase
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: WS12 0PG

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area, including existing vegetation and the Cannock Chase National Landscape
the living conditions of the occupiers of 145 and 149 Rugeley Road, with particular reference to privacy and outlook
protected species, namely bats
highway safety

What decided it

The unacceptable effect on the character and appearance of the area, including the Cannock Chase National Landscape, combined with unacceptable effects on neighbouring living conditions and unresolved protected species concerns, meant the proposal conflicted with the development plan as a whole and material considerations did not indicate it should be decided otherwise.

The limited benefits of housing delivery, energy efficiency, economic benefits during construction, and inclusive design for disabled occupants were outweighed by the significant harm to landscape character and scenic beauty of the National Landscape, the unacceptable effects on neighbouring privacy and outlook, and the unresolved protected species issue.

Framework references: 11, 84

Plan policies cited: CCDLP Policy SO1.2, CCDLP Policy SO7.4, CCDLP Policy SO7.5, CCDLP Policy SO2.2, CCDLP Policy SO7.1

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.

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