Site Visit Applications Application No: CH/07/0138 Received: 28-Feb-2007 Location:Former Hindley's Bakery Site and adjacent land, Wharf Road, Brereton Description: Residential development - 43 flats comprising 3 blocks of 2, 3 and 4 stories and 18 dwellings including associated car parking (Resubmission of planning application CH/06/0050) Application Type: Full Planning Application RECOMMENDATION S 106, Then Approval with Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings DPLH3: Design SPD1: Car parking standards. SPG2: Staffordshire Residential Design Guide 1.B2 Standard Time Limit 2.No part of the development hereby approved shall be commenced until precise details of the materials to be used for the external surfaces (including car parking and access road) have been submitted to and approved by the Local Planning Authority. Reason In the interests of visual amenity and to ensure compliance with Local Plan Policy B8:Design Principles of New Built Development. 3.I2 Exclusion of Extensions 4.I3 Additional Fenestration 5.I4 Obscured Glazing 6.No trees & Hedges shown as retained on the approved drawings shall be cut down, topped, lopped, uprooted or removed without the prior written permission of the Local Planning Authority nor shall they be wilfully damaged or destroyed. Any trees which, within a period of 5 years from completion of the development are cut down, topped, lopped or uprooted without permission of the Local Planning Authority or become seriously damaged or diseased or die shall be replaced in the next planting season with similar size and species unless the Local Planning Authority gives written consent to any variation. Reason The existing vegetation makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 7. No part of the development hereby approved shall commence or any actions likely to interfere with the biological function of the retained trees and hedges shall take place, until details for tree and hedge protection have been submitted to and approved by the Local Planning Authority. Details shall include the position and construction of all fencing and the care & maintenance of the trees & hedges within. Reason

The existing vegetation makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 8. Prior to the commencement of any construction or site preparation works including any actions likely to interfere with the biological function of the retained trees and hedges, approved protective fencing shall be erected in the positions shown on the approved Tree & Hedge Protection layout drawing received pursuant to condition 7 above. Within the enclosed area known as the Tree Protection Zone, no work will be permitted without the written consent of the Local Planning Authority. No storage of material, equipment or vehicles will be permitted within this zone. Service routes will not be permitted to cross the Tree Protection Zones unless written consent of the Local Planning Authority is obtained. The Tree Protection Zone will be maintained intact and the vegetation within maintained until the cessation of all construction works or until the Local Planning Authority gives written consent for variation. Reason The existing vegetation makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 9. No part of the development shall commence until details of all arboricultural work have been submitted to and approved by the Local Planning Authority. Details shall include a method statement and schedule of works. Reason The existing vegetation makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 10. No part of the development shall commence until a programme detailing the phasing of work has been submitted to and approved by the Local Planning Authority. This shall include site clearance, arboricultural work, protective fencing, demolition, construction of access drive etc. Reason To ensure the protection and retention of the existing vegetation, which makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 11. The works on site will be carried out in accordance with the approved programme of works unless otherwise agreed in writing by the Local Planning Authority. Reason To ensure the protection and retention of the existing vegetation, which makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 12. No part of the development hereby approved shall commence until a scheme detailing the external environment – landscape, including planting, fencing, walls, surface treatment & construction details for the site has been submitted to and approved by the Local Planning Authority. The details shall be in the form as specified in Annex C of the Supplementary Planning Guidance ‘Trees, Landscape and Development.’

Reason In the interest of visual amenity of the area and in n accordance with Local Plan Policies B8, C8 and C15. 13. The approved landscape works pursuant to Condition 12 above shall be carried out in the first planting and seeding season following the occupation of any buildings or the completion of the development whichever is the sooner. Reason In the interest of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 14. Any trees or plants which within a period of five years from the date of planting die, are removed or become seriously damaged or diseased, shall be replaced in the following planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. Reason In the interests of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 15. Prior to the occupation/use of any dwelling or building, a Landscape Management Plan shall be submitted to and approved by the Local Planning Authority. The plan shall stipulate the future management and maintenance of the proposed and existing landscape features including all trees and hedges within and overhanging the site. Reason In the interests of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 16. The site landscape, following completion of establishment, shall be managed in accordance with the approved Management Plan pursuant to Condition 15 above unless otherwise agreed in writing by the Local Planning Authority. Reason In the interests of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 17. K2 Site Investigation Required 18. The development hereby permitted shall not be commenced until an assessment of the health effects of the electric and magnetic fields arising from the adjacent 132kV and 11kV Rugeley Town sub-stations has been made with the findings submitted to and approved by the Local Planning Authority. Reason To ensure a satisfactory standard of residential environment and to comply with the requirements of Policy B8 of the Local Plan. 19. The development hereby permitted shall not be commenced until a noise insulation and ventilation scheme for protecting the proposed dwelling from railway and rifle club noise has been submitted to and approved by the Local Planning Authority. All works which form part of the scheme shall be completed before any of the dwellings is occupied.

Reason To ensure a satisfactory standard of residential environment and to comply with the requirements of Policy B8 of the Local Plan. 20. Development shall not begin until drainage details, incorporating sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, have been submitted to and approved by the Local Planning Authority, and the scheme shall subsequently be implemented in accordance with the approved details before the development is completed/occupied. Reason To ensure that the development is provided with a satisfactory means of drainage as well as to reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution. 21. Prior to the commencement of any development, a scheme for the provision and implementation of surface water limitation shall be submitted to and agreed in writing by the Local Planning Authority. The works/scheme shall be constructed in accordance with the plans and timetable approved by the Local Planning Authority. Reason To prevent the increased risk of flooding in accordance with Planning Policy Statement 25 – Development and Flood Risk (PPS25) 22. Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through trapped gullies with an overall capacity compatible with the site being drained. Reason To prevent pollution of the water environment 23. The use of the development hereby permitted shall not commence until those parts of the site shown on the approved drawing to be used by vehicles for access, parking, turning, loading and unloading have been constructed in a bound material. Thereafter, those parts of the site shall be available for their designated use at all times when the development is occupied. Reason In the interests of highway safety and to ensure compliance with Policies T18A and T18B of the Staffordshire and Stoke-on-Trent Structure Plan and Local Plan Policy E4:Parking and Manoevering and T6: Car Parking General. 24. No development shall take place until a scheme has been submitted to and approved by the Local Planning Authority for: (a) parking of vehicles of site personnel, operatives and visitors; (b) loading and unloading of plant and materials; (c) storage of plant and materials used in constructing the development. Each of the facilities shall be maintained throughout the course of construction of the development free from any impediment to its designated use. Reason

To avoid congestion in the surrounding area and to protect the amenities of the area. 25. No development shall take place until details of measures to be taken to prevent mud from vehicles leaving the site during construction works being deposited on the public highway, have been submitted to and approved by the Local Planning Authority in writing and fully implemented. Such measures shall be retained for the duration of the construction period. Reason In the interests of highway safety. 26. Before any development first commences on site, precise details of the location/siting of the proposed television and satellite arrangements to serve the development shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented in full and retained and maintained as such. Reason To safeguard the character and appearance of the area and to comply with the requirements of Policy B8 of the Local Plan. 27. The development shall be carried out strictly in accordance with the deposited plans and drawings with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details and in compliance with the requirements of Policy B8 of the Adopted Local Plan. EXTERNAL CONSULTATIONS Environment Agency – No objections subject to conditions Severn Trent Water – No objection subject to conditions Architectural Liaison Officer - No objection Staffordshire County Council Property Services: •No contribution is requested for education as sufficient space at local schools Travel Management & Safety - Originally recommended refusal on basis of lack of transport assessment. Information has since been submitted by the applicant and there will be a verbal update on this point Staffordshire County Council Development Services: •No strategic observations to make on this application Brereton and Ravenhill Parish Council:

1. This is an appropriate location for residential use and Brereton & Ravenhill Parish Council (BRPC) has no objection in principle to use of this site for dwellings. It is mainly previously developed land and is in a fairly central location, with (for the Rugeley/Brereton area) relatively good public transport. The buildings that are to be demolished are of no aesthetic value, although the trees do have an amenity and nature conservation value. 2. BRPC has some concerns about the design of the scheme and asks the LPA to satisfy itself that the application complies with PPS1 (especially paragraphs 34 to 37), PPS3 (especially paragraph 13 to 16) and By Design – Urban Design in the Planning System: Towards Better Practice (DETR 2000) (especially page 21 colum 1). BRPC is particularly concerned about the overall scale, massing and in some cases three-storey height of those buildings that are close to the rear gardens of dwellings in Brereton Road and Newman Grove. 3. The proposed development will benefit from the Brereton and Ravenhill Way, which BRPC is in the course of creating. Phase 1 from Rugeley Town Station car park to the Chase was opened in 2006. Phase 2 from Rugeley Town Station to the Mossley Tavern via Wharf Road and Armitage Road will be of particular benefit to residents of the proposed development. BRPC currently has no funding for this and therefore asks for a £2,500 contribution sufficient to provide on further information board (c. £1,800) together with way markers. 4. There should be compensation for the loss of allotment land and BRPC asked for payment sufficient to enable it to provide, or improve, an equivalent area within the parish for allotments or other outdoor recreation provision. 5. The proposed development should be constructed to the BREEAM excellent rating. 6. There should be substantial sound attenuation to the north-western edge of the development, which faces the railway line and the rifle range. 7. There should be a Green Travel Plan to encourage maximum use of public transport and other alternatives to private motorcar travel. This should include a welcome pack containing details of local rail and bus services and ample cycle parking. 8. There should be conditions relating to landscaping, tree protection, and tree replanting. It is important that the position regarding third-party agreement for boundary screening mentioned in drawing 600C is clarified before any permission is granted. 9. BRPC has not been persuaded that the LPA’s claim for a section 106 contribution for the by-pass is appropriate, but does consider that the proposals for section 106 contributions are fully justified in paragraphs 3 and 4 above. A contribution towards improvement of Wharf Road – both the carriageway and pavement would be appropriate given the low level of traffic from the current bakery compared with the higher flow of traffic generated by this development. 10. We also ask CCDC to satisfy itself that lighting within the courtyard is such that it will minimise the risk of crime. Rugeley Town Council - No response

South Staffordshire Water PLC – No response Central Networks - No response INTERNAL CONSULTATIONS Environmental Health – Strategic Housing • No objection in principle and would seek 25% affordable housing on the site through section 106. With 61 units, this works out to be 15 units. . • Appropriate sound and thermal insulation required for units above garages, bin stores and drive through’s. Environmental Health • A detailed site investigation will be necessary to address issues of land contamination • An assessment of the health effects of the electric and magnetic fields arising from the adjacent 132kV and 11kV Rugeley Town sub-stations would be appropriate. • Demolition of the existing buildings will need to be undertaken in an appropriately controlled manner and particular attention should be given to the potential presence of asbestos for these premises. • Suitable accommodation should be available to residents for the storage of segregated materials for recycling as well as for the storage of waste materials. Environmental Services • Section 106 - for upgrade to Newmans Grove Allotments & Ravenhill Park. RESPONSE TO PUBLICITY Site Notice Posted and near neighbours notified with no letters of objection received. Staffordshire Wildlife Trust – Object on grounds that no reports have been submitted as part of this application assessing potential for bats or badgers on site 1. PLANNING HISTORY 1.1 CH/06/0050 Residential development – 43 flats comprising of 3 blocks of 3 & 4 stories and 18 dwellings & associated car parking. Refused at Planning Control Committee on 15/11/2006 OBSERVATIONS 1.1 The application seeks consent for the residential development of 43 flats comprising of 3 blocks of 2, 3 & 4 stories and 18 dwellings and associated car parking at the former Hindley’s Bakery site and adjacent land, Wharf Road, Rugeley. 1.2 The previous planning application CH/06/0050 for residential development – 43 flats comprising of 3 blocks of 3 & 4 stories and 18 dwellings & associated car parking was refused on 15 November 2006 on the grounds that the development fails to make appropriate provision for affordable housing in accordance with evidence set out in the Council's Housing Needs Survey and the application is not accompanied by a transport assessment in accordance with the requirements of the Highway

Authority and therefore fails to demonstrate that the impact of traffic generated by the development would be adequately mitigated. 1.3 As part of planning application CH/06/0050 for the residential development, in accordance with adopted council policy, there was a requirement for the developer to enter into a Section 106 Agreement to provide for:- 1. The standard financial contribution to provision or improvement of off-site private open space. 2. The provision of 25% of the development in the category of affordable housing. 3. Meeting the requirements of the Highway Authority which involves making a financial contribution to the construction of the Rugeley Eastern Bypass rather than junction improvements at Wharf Road/Brereton Road. 1.4 These requirements apply to this current planning application with these three matters now agreed. The applicants are willing to make a contribution to off-site public open space provision in relation to the upgrade to Newmans Grove Allotments & Ravenhill Park and have agreed a contribution with Staffordshire County Council in respect to bypass. The affordable housing to be provided in the development has also been agreed with 15 units, being 9 x social rented made up of 3 three bed houses, 3 two bed apartments and 3 one bed apartments, 5 x below market value made up of 5 two bed apartments, 1 x shared ownership made up of 1 two bed apartment. 1.5 As part of the proposal the layout has not change except for the removal of three garages. 14 three storey terraced 3 bedroom dwellings are proposed fronting Wharf Road, sited between 2m to 5m from the back of the footpath. Out of these 14, there will be two different house designs with house type ‘A’ located to either end having the second floor in the roof with dormer style windows to front and rear. The building will be 4.3m wide, 8.2m in length and 9.8m high. House type ‘B’ located towards the centre will be a three story building, 4.7m wide, 10.6m in length and 11.4m high. 1.6 A further 4 three storey terraced dwellings are proposed behind this row of dwelling, adjacent the north east boundary, one being house type ‘A’ and the other three being type ‘B’ sited a minimum distance of 12.5m from the boundary. Windows in the side elevations above the ground floor will be conditioned to be obscure glazed so as to retain privacy. 1.7 Behind these dwellings are a block of three storey 1 and 2 bed apartments and two storey 1 bed coach houses. The three storey block is to be a maximum height of 12.5m. The block of coach houses are sited away from boundary to allow for the retention of vegetation to the rear, screening the development from properties on Brereton Road, with the coach houses to be 7.3m high with the living accommodation above garages. The coach houses are to be sited 5m from the boundary with properties on Brereton Road whereas the 2 bed apartments running along the south east of the site will be a minimum distance of 10m from properties in Newman Grove. 1.8 A four storey block of 2 bed apartments, where the third floor will be located in the roof of the development, and a 1 bed coach house is proposed in the south west corner of the site. The maximum height of this apartment block is to be 13.8m. A courtyard is to be created in centre of the site with new tree planting and different road surfaces used. 1.9 Policy B8 of the Local Plan requires new built development to be well related within the development and to existing buildings and their surroundings in terms of

design, scale and materials and avoid any adverse effects of loss of amenity to adjacent properties. 1.10 It is considered that the three and four storey apartment blocks are in keeping with the scale and character of the area and that the coach houses being moved away from the boundary allowing the retention of landscaping along the boundary will reduce any detrimental impact on neighbouring properties amenity, with properties on the Brereton Road located over 42m away. 1.11 Parking for the development is in the form of communal parking and garages. There will be 72 car parking spaces and 9 garages so that there will be 81 parking spaces in total. Out of this, 20 spaces are to be allocated to the 10 house type ‘B’ (ratio of 2 spaces per unit), 12 spaces to the 8 house type ‘A’ (ratio of 1.5 spaces per unit) and 49 spaces for the apartments (ratio of 1.14 spaces per unit). These parking levels are considered acceptable in this location close to the town centre and public transport. 1.12 Further to Staffordshire County Council Highway Authority recommending refusal due to a lack of a transport assessment being provided, the developer has produced one in consultation with the Highway Authority with the findings being that due to the construction of the by-pass, traffic using Brereton Road will be reduced so that the junction with Wharf Road can cope with the additional traffic. The results of the transport assessment show that the current priority junction would operate substantially under capacity in 2008 and 2018. A contribution to the by-pass is to be made as part of the development in agreement with Staffordshire County Council. 1.13 In respect to the objection made on the grounds that no reports relating to bat or badgers on site have been submitted, the council’s ecologist has visited the site and is of the opinion that it is unlikely to support bats. The structure of the industrial building would not appear to be ideal and feeding opportunities in the surrounding landscape are fairly limited. A night time visit was made and no evidence was found of bats in the surrounding area. Also the surrounding area was looked at for signs of badgers with no evidence found of badger activity. 1.14 The advice given is that it would be unreasonable to require the applicant to carry out a further bat and badger survey with a more reasonable approach being to draw the applicants attention to the fact that SWT have raised the possibility of bats being present and advise that the building is demolished with care and that work must be halted if evidence of bats are found. 1.15 Some landscaping is to be provided on site with further details required. The public right of way to be retained on site and made safer by the path running through the centre of the site. New hedge planting is to be introduced to the North Eastern boundary and the existing hedge on the boundary to Plot 14 has been shown to be removed. In regard to concerns raised in regard to the security of the site, additional windows have been shown to the gable of Plots 1, 7, 8 and 18 as requested. 1.16 The applicant will be required to enter into a Section 106 Agreement, to provide off site contribution funds in relation to the upgrade to Newmans Grove Allotments & Ravenhill Park. Affordable housing will also need to be provided in the development with the Strategic Housing Section stating that with 61 units, this works out to be 15 units. 1.17 Human Rights Act

The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.18 Conclusion In conclusion, it is considered that the site can be developed without adversely affecting the neighbouring properties or the character of the area and as such, is acceptable subject to a S106 agreement. ---------------------------------------------------------------------------------------- Application No: CH/07/0096 Received: 07-Feb-2007 Location: Land adjacent to, 2, Gladstone Road, Heath Hayes Description: Residential development - One detached dwelling (outline) (Resubmission of planning application CH/06/0768) Application Type: Outline Planning APP RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings DPLH3: Design DPLH5: Infill Development SPG1: Residential Extensions Design Guide SPG2: Staffordshire Residential Design Guide 1. A1 Time Limit -Outline Permission 2. A2 General Outline Condition 3. Before the proposed development is brought into use, the wall on the Gladstone Road frontage shall be reduced to and maintained at a maximum height of 600mm above the adjacent carriageway Reason To comply with Staffordshire and Stoke on Trent Structure Plan (1996-2011) Policy T13 and in the interests of highway safety 4. Before the proposed development is brought into use, the parking area within the site, shown on drawing 2554-01B shall be provided and surfaced in a bound material and thereafter retained for the life of the development. Reason To comply with Staffordshire and Stoke on Trent Structure Plan (1996-2011) Policy T13, in the interests of highway safety and to safeguard the highway

5. Before the proposed development commences, details shall be submitted for the written approval of the local planning authority indicating: means of access, means of surface water drainage from all areas to remain in private ownership. Reason To comply with Staffordshire and Stoke on Trent Structure Plan (1996-2011) Policy T13 and in the interests of highway safety 6. The proposed dwelling shall not exceed 5.3m in height Reason To safeguard the character and appearance of the area and the amenity of adjoining residential properties and to comply with the requirements of Policy B8 of the Adopted Local Plan. 7. No part of the development hereby approved shall commence or any actions likely to interfere with the biological function of the retained trees and hedges shall take place, until details for trees and hedge protection have been submitted to and approved by the Local Planning Authority. Details shall include the position and construction of all fencing and the care & maintenance of the trees & hedges within. Reason The existing vegetation makes an important contribution to the visual amenity of the area. In accordance with Local Plan policies B8, C8 and C15. 8. Prior to the commencement of any construction or site preparation works including any actions likely to interfere with the biological function of the retained trees and hedges, approved protective fencing * shall be erected in the positions shown on the approved Tree & Hedge Protection layout drawing (pursuant to Condition 7 above shall be erected to the approved layout) Within the enclosed area known as the Tree Protection Zone, no work will be permitted without the written consent of the Local Planning Authority. No storage of material, equipment or vehicles will be permitted within this zone. Service routes will not be permitted to cross the Tree Protection Zones unless written consent of the Local planning Authority is obtained. The Tree Protection Zone will be maintained intact and the vegetation within maintained until the cessation of all construction works or until the Local Planning Authority gives written consent for variation. Reason To ensure the retention and protection of the existing vegetation which makes an important contributuon to the visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. EXTERNAL CONSULTATIONS HEATH HAYES & WIMBLEBURY PC: Objection – an overintensive development of the site STAFFORDHIRE HIGHWAYS: No objection – subject to conditions

INTERNAL COMMENTS LANDSCAPE: No objection in principle RESPONSE TO PUBLICITY 1. Site notice posted and adjacent occupiers notified. No response received HISTORY CH/06/0768 Outline Planning for one detached dwelling (Refused) (Delegated) OBSERVATIONS 1.1 The outline application proposes one residential property within the rear gardens of 189 and 191 Hednesford Road, Heath Hayes. The proposed dwelling would be adjacent to No. 2 Gladstone Road which is a semi-detached bungalow with a fairly high pitch and shared chimney stack, the properties further along Gladstone Road also take this form, there is parking provision for these properties within their curtilage. The properties of 189 and 191 Hednesford Road are 2 storey semi detached properties. Opposite the site is a car garage and its forecourt enclosed by a 1.8m high brick wall, access to this site is opposite the garden of 189. The site boundary, along Gladstone Road, is defined by a 0.8m high stone wall. There are a number of trees and shrubs on the site and the boundary between No.2 Gladstone Road and the gardens of 189 and 191 Hednesford Road is defined by a privet hedge and panel fence. On street parking occurs along Gladstone Road. The application seeks to reserve all matters. 1.2 The proposed dwelling is a bungalow that has a pitch similar to that of the adjacent bungalows. The indicative height of the bungalow is shown as being 5.3m to the ridge, those existing along Gladstone Road are shown at 5.2m in height, the application proposed first floor accommodation within the roof. The footprint of the existing dwellings semi detached bungalows on Gladstone Road is 90sqm. The proposed footprint would be 111sqm. The applicant shows an area of rear garden space to be approximately 182sqm. 1.3 The proposed siting is shown to be a maximum of 4.5m forward of the existing building line on Gladstone Road. The siting is shown as 1m from the boundary of No.2 Gladstone Road and 6m from the boundary of the application site with 193 Hednesford Road. The proposed dwelling will be 7.5m from the new boundary with 189 and 191 Hednesford Road. The remaining garden depth of the existing dwellings on Hednesford Road will be 11.5m. 1.4 The proposed access to the site will be via Gladstone Road with a 6m wide driveway. This is shown to be adjacent to the boundary with 189 Hednesford Road, highways have no objection with regard to the proposed access. Three principal windows are shown as facing towards the rear with one principal window facing the highway. The street scene plan shows 4 windows and 2 possible velux type rooflights facing the public highway. It is not considered that there would be any loss of privacy or overlooking from the windows. 1.5 The application shows that the ridge of the proposed dwelling would be 0.6m higher than the existing properties along the street this is to allow first floor accommodation within the dwelling. The siting of the dwelling is to be 4.5m in front of

the established street line however the positioning of a recess creates a stepping effect reducing the impact of the proposed dwelling in this location. The stepped effect and the reduction in roof height are the fundamental differences to the previous application which in your officers’ view overcome the reason for refusal. 1.6 The Heath Hayes and Wimblebury Parish Council have stated that the proposal, will be an overintensification of the site. It is considered that the application site is of adequate size to accommodate the proposal and an appropriately sized garden and parking facilities. 1.7 Human Rights Act The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. the proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. ---------------------------------------------------------------------------------------- Applications Recommended For Approval Application No: CH/07/0058 Received: 25-Jan-2007 Location: Lodge Hill Farm, Sevens Road, Cannock Wood. Description: Replace temporary dwelling with permanent two storey dormer dwelling Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLC2: Dwellings in the Green Belt 1. B2 Standard Time Limit 2. D1 Materials - Details Required 3. I2 Exclusion of Extensions 4. C12 Turning Space 5. E6 Tree Retention 6. E1 Landscaping Details required 7. E3 Landscaping Maintenance 8. No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details. Reason To prevent pollution of the water environment and in accordance with policy PEP1 of the adopted Local Plan. 9. The occupation of the dwelling shall be limited to a person solely or mainly working or last working in the locality in agriculture or forestry or a widow or widower of such a person and to any resident dependants.

Reason To ensure compliance with Policy C2 of the Cannock Chase Local Plan. The occupation of the dwelling shall be limited to a person solely or mainly working or last working in the locality in ? or in forestry as a widow or widower of such a person and to any ? resident dependents. To ensure compliance with policy S2 of the Cannock Chase Local Plan. EXTERNAL CONSULTATIONS PARISH COUNCIL: Object as the proposal is not on the existing footprint, is within the Green Belt and would set a precedent. ENVIRONMENT AGENCY: No objections subject to conditions. INTERNAL COMMENTS LANDSCAPE: No objections subject to conditions. ENVIRONMENTAL HEALTH: No objections subject to conditions. RESPONSES TO PUBLICITY Site Notice – no response. HISTORY CH/98/0669 - Erection of lairage buildings and associated - O/L Approved temporary dwelling 22/6/2000 (Cttee) CH/00/0434 - Erection of lairage buildings and associated - Approved temporary dwelling (reserved matters) 2/11/02 (Del) CH/04/0200 - Retention of temporary building for - Approved residential accommodation 23/4/04 (Del) CH/05/0599 - Residential dwelling - Withdrawn OBSERVATIONS 1.1 The application site comprises land to the south east of Cannock Wood, immediately adjacent to and accessed off Sevens Road. The site is level, land then rises upwards by approximately 5 m to the north eastern boundary. The road frontage of the site is screened by a substantial and mature hedge, principally hawthorn. There is a barn within the site and a second one under construction, the use of which are directly related to the applicant’s occupation as a farm worker, in particular supervising the lairage, which accommodates live animals during transport providing approved standards of rest and care during breaks in their journey. Within the site stands a mobile home, the temporary approval for which has now expired. The permanent dwelling is required to provide proper levels of supervision of these facilities and the animals within. 1.2 The site is within the Green Belt where new dwellings are not normally permitted unless there is a clearly proven need that the development is required to house an agricultural or forestry worker. Accordingly, the applicant was required to provide a functional and financial test to be assessed to determine whether the proposal meets the requirements of Annex A of PPS7 – Sustainable Development in Rural Areas and

therefore also comply with PPG2 – Green Belts. The information submitted has been reviewed by a specialist consultant acting for the Council. 1.3 The assessment concluded that a State Veterinary Licence allows for the premises to hold up to six varieties of animals up to a total of 1,460 beasts which can arrive in separate deliveries up to three times in a 24 hour period. The proper welfare of the animals including feeding and watering etc. is of paramount importance in the retention of the licence. To this end, the consultants report concluded that the extent of the business required at least one full-time worker to be based at the site 24/7. With regard to the accounts and the financial viability of the business was examined and the conclusions were that the enterprise appeared to be financially sound and could support a full-time worker and the cost of a new dwelling. 1.4 Policy C2 of the Local Plan supports the creation of a ? dwelling in the green belt only when there is a ? and to accommodate an agricultural or forestry worker. This policy is in line with Government Planning Policy Statement 2 Green Belt and 7 sustainable development in rural areas. Condition 9 restricts occupiers of the dwelling to an agricultural or forestry worker and is the model condition recommended in Chapter 11/95 Use of Condition in Planning Permission. 1.5 With respect to the design of the property, it comprises a four bedroomed dormer style dwelling, the ground floor area of which is 85 sq.m. One of the bedrooms is to accommodate a relief worker. The existing mobile home has a floor area of 90 sq.m. Its siting is well screened from Sevens Road and the adjacent public open space which is at a higher level in any event. The design is appropriate for its location and is not considered to diminish the quality and appearance of this particular part of Cannock Chase AONB. There are sufficient parking and turning facilities within the site. 1.6 With regard to the objections raised, the proposed dwelling is closer to the lairage facilities than the existing temporary dwelling, thus forming a more cohesive and less intrusive development. Issues pertaining to the Green Belt have been referred to elsewhere in the report. The provisions for agricultural dwellings in the Green Belt are specific and accordingly the construction of this dwelling would not set a precedent. 1.7 Human Rights Implications The proposals contained in the report are considered to be compatible with the Human Rights Act 1998. The recommendation to approve the application accords with the adopted policies in the Development Plan which aims to secure the proper planning of the area in the public interest. 1.8 Conclusion The proposed dwelling for an agricultural worker has been proven to be both functionally and financially viable and therefore satisfies the criteria in PPS7 and PPG2 and the Local Plan. The siting and design is appropriate to its location within that part of Cannock Chase AONB. Approval is recommended. ---------------------------------------------------------------------------------------- Application No: CH/07/0095 Received: 07-Feb-2007

Location: Land adjacent to, Newhall Farm Inn, Lichfield Road, Heath Hayes Description: Construction of two storey 41 bed hotel associated parking, landscaping and ancillary works Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB2: Safeguarding the Setting of Listed Building DPLB6: Green Space Network DPLB8: Design Principles of New Built Development DPLC11:Protection of other Sites DPLC13: Safeguarding of Protecting Species DPLDCP5: Car Parking Standards DPLDCP6: Space about Dwellings DPLDCP7:Access for the Disabled DPLTR2: Tourist Accommodation DPLTR5: Recreation and Access 1. B2 Standard Time Limit 2. D1 Materials - Details Required 3. H4 External Storage 4. H8 Heavy Goods 5. H9 No Burning 6. The development shall be carried out strictly in accordance with the deposited plans and drawings (5816/P.001 RevD, 5816/P.002, 5816/P.003 RevA) with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details. 7. Before the Development is brought into use, visibility splays of 4.5m and 215m shall be provided. The visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 600mm above the adjacent carriageway. Reason To comply with Staffordshire and Stoke on Trent Structure Plan (1996-2011) Policy T13 and in the interests of highway safety. 8. The use of development hereby permitted shall not commence until those parts of the site shown on the approved drawing to be used by vehicles for access, parking turning, loading and unloading have been constructed in concrete, bitumen or asphalt macadam, lined out, drained and lit. Thereafter those parts of the site shall be available for their designated use at all times when the development is occupied. Reason

In the interests of highway safety 9. The use hereby permitted shall not commence until:- (a) drawings have been submitted to and approved by the Local Planning Authority showing the form of construction, drainage and lighting of parking, turning, loading and unloading facilities; (b) the approved facilities have been constructed in accordance with the approved details including lining out of parking spaces and lighting. Thereafter the facilities shall be available for their designated use at all times when the development is occupied Reason In the interests of highway safety 10. Development shall not begin until drainage details, incorporating sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, have been submitted to and approved by the Local Planning Authority, and the scheme shall subsequently be implemented in accordance with the approved details before the development is completed/occupied Reason To ensure that the development is provided with a satisfactory means of drainage as well as to reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution EXTERNAL CONSULTATIONS HEATH HAYES & WIMBLEBURY PC: Objection – although hotel would be welcomed the parking is inadequate, too close to houses to rear, would add to traffic congestion, would be better located elsewhere NORTON CANES PC: No objection ENVIRONMENT AGENCY: Initially Objected - method of waste disposal, unacceptable risk of contamination to controlled waters – now dealt with by proposal to connect to foul sewer HIGHWAYS: No objection subject to condition PLANNING POLICY SCC: No objection SEVERN TRENT: No objection subject to Condition STAFFORDSHIRE POLICE: No response INTERNAL COMMENTS LANDSCAPE: Objection – contrary to Policy B6 – Green Space Network, lack of appropriate information. PROPERTY SERVICES: No objection – no encroachment onto Council Land

ECONOMIC DEVELOPMENT SERVICE: No objection – support provision of much needed budget hotel accommodation in the District ENVIRONMENTAL HEALTH:No objection – subject to conditions RESPONSE TO PUBLICITY Adjacent occupiers notified, site notice posted and advertisement in local press. 21 individual letters of objection to original submission. Objections raised on the grounds of: 1. Removal of trees and development of Travelodge will give rise to crime 2. Great Crested Newts have been found in gardens on Salisbury Drive 3. Pollution from increase of cars 4. Highway safety – increase danger on Lichfield Road due to more cars 5. Loss of privacy due to removal of trees and location of Travelodge 6. Vehicular movements at unsociable hours – increase in noise 7. Proposal too close to existing residential properties 8. Inappropriate in a residential area 9. Parking is inadequate – pub parking gets full alone 10. Lighting from hotel will infringe into residential properties 11. No demand for a hotel of this type 12. Impact upon wildlife on land 13. Smells from underground sewage treatment plant 14. Overlooking from hotel rooms 15. Loss of light to properties on Salisbury Drive 16. Concern over bins 17. Travelodge will be an eyesore 18. Encroachment into designated Conservation Area 19. Over intensification of the area 20. Parking on the road may become the norm Petition of 89 names, objecting on grounds of: 1. Impact of overlooking and impact on house prices 2. Not stated how many trees will be removed, trees act as a sound barrier. Plans do not state how many trees will be replaced, will not have privacy residents are use to 3. Concerns over security, lighting and illuminated sign 4. Major increase in traffic 5. Vehicular movements at unsociable hours, along with added pollution 6. More viable sites elsewhere The applicant has submitted amended plans which propose the removal of the underground sewage treatment plant (and connection to mains drains), amendments to design and a revised landscaping scheme. All neighbours and statutory consultees have been reconsulted, responses to which will be given verbally at Committee. OBSERVATIONS 1.8 The application seeks the construction of a Travelodge on a 0.39ha plot of land adjacent to the New Hall Farm Inn, Lichfield Road, Heath Hayes. The proposed development will be a two storey construction of 41 bedrooms with car parking, landscaping and ancillary works. The proposed structure will be 45.6m long by 16m deep with heights to the ridge of the structure ranging from 8.4m to 10.2m due to the

lay of the land. The centre section of the roof line has been dropped by 1m, the centre section of the north and south elevations have been recessed by 1.4m. The application proposes a net increase of 12 new car parking spaces however proposes to use existing car parking spaces at the New Hall Farm Inn, which has an existing total of 72 spaces. The application proposes the use of the existing access to the site. Amended drawings have proposed the removal of the underground sewage treatment plant and for sewage to be connected to mains drains. The application proposes the removal of the existing trees and shrubs around the northern and western boundaries, a clump of trees to the south of the site are also scheduled for removal. A number of existing trees to the east of the site are to be retained. A landscaping scheme of 52 new trees and 1556 shrubs is proposed. 1.9 The application site forms surplus land at the New Hall Farm Inn. The land is vacant green space with shrubs and trees forming the northern and western boundaries and partly the car park for the New Hall Farm Inn. On the southern boundary is a mature hedge approximately 1.2m in height. The part of the application site, on which the Travelodge building is proposed sits lower than the level of the public highway to the south, the buildings to the east and residential properties to the north. Beyond the northern boundary is Salisbury Drive the gardens of 78-82 and 88-98 Salisbury Drive abut the northern boundary. To the west of the site is the Hawks Green Valley and Mill Green Nature Reserve. To the east of the site is the New Hall Farm Inn and a large 3 storey listed building. The site is identified as part of the Green Space Network. 1.10 Policy B6 states that applications on small areas of Green Space Network will be considered on their merits with regard given to the effect upon their value to the Green Space Network and the character and appearance of the area. The Green Space Network includes the existing car park, the land is not accessible to the public nor of any particular aesthetic value, unlike the Hawks Green Valley and Mill Green Nature Reserve to its west. It is therefore considered that the land is of low value to the Green Space Network in this area. 1.11 Policy B8 states that new development should be well related to its surroundings in terms of design, scale and materials. The application site is located on lower land than the level of the Lichfield Road and the existing hedge along this boundary is to be retained reducing the visual impact from the western approach. The land is also lower than the level of listed building to the east. The height of the roof ridge is dropped in the middle section which breaks up the continuity and is considered to be better related to the listed building. A condition controlling the proposed materials would ensure that the appearance can be controlled to be in sympathy with the listed building. 1.12 A major issue in the determination of this planning application is whether the proposed parking provision is adequate. The application proposed the introduction of 12 new parking spaces, however the spaces at the existing public house will also be utilised. A total of 84 spaces for the whole site are proposed. Policy standards for public houses are 1 spaces/4 seats in dining/bar areas plus 1 space per 2 staff. The pub can accommodate 120 diners and have 8 staff at peak hours, therefore there is a requirement for 34 parking spaces for the pub use alone. Parking standards for hotels are 1 space per bedroom plus 1 space per resident staff. The hotel proposes 41 rooms and there are no resident staff on site, and Staffordshire County Council Highways are satisfied that the overall parking provision for the hotel and restaurant does meet Local Plan standards. Furthermore, the supporting transport assessment has stated that the demand for parking in hotels such as this rarely exceed a 0.8 spaces per room. It has also been taken into account that there are no ancillary

facilities associated with the hotel such as conference rooms and in-house dining. It is therefore considered that the parking provision is satisfactory. 1.13 The main issue is whether the proposed development will detrimentally impact the residential properties located on Salisbury Drive. Properties 78-82 and 88-98 have rear gardens which abut the northern boundary of the application site. The vegetation on the boundary to the gardens of 90 – 98 Salisbury Drive is to be retained and therefore the change to their outlook will be imperceptible. The vegetation to the rear of 78 – 88 will be removed altering their outlook. A 1.8m timber board fence and landscaping is proposed along this boundary. The closest properties to the proposed Travelodge will be 78 and 80 Salisbury Drive which are sited at approximately 45º angles to the proposed building. These dwellings are located at 21m and 21.5m from the Travelodge at their nearest point, due to the angle that these dwellings are situated the nearest point directly from windows will be 27m from 80 Salisbury Drive, the angle also means that the rear facing principle windows from No.78 is towards the adjacent land to the west. As such there will be no significant loss of privacy to these dwellings. Given the distance between the proposed building and the existing dwellings it is considered that there will be no detrimental loss of daylight. The proposed Travelodge is located on lower land than these dwellings and along with the proposed landscaping it is considered that the proposed building will not be overbearing to these properties. 1.14 The 14 parking spaces are proposed to be adjacent to the northern end of the proposed building located between 7 and 9 metres from the boundary of the residential properties to the north. The existing activity of the site 30-45m to the east from No. 78 is that of a pub car park and it is therefore considered that the noise and activity generated will be similar to that these properties are already exposed to. A 1-4.5m buffer of landscaping will contribute towards reducing any detrimental impact. Although the application proposes the increased use of the site through vehicular activities it is considered that the location of the proposed dwellings away from the application site is satisfactory and the proposed landscaping will contribute towards buffering the impact. 1.15 With regard to the outstanding concerns raised in objections regarding Great Crested Newts, the Countryside Ranger in their comments confirmed Great Crested Newts are not present on the site. A number of highways concerns were also raised in that the proposal will give rise to highway danger and result in parking in the road, Staffordshire County Council Highways are satisfied that the proposals are acceptable providing a visibility splay is unobstructed, they are also satisfied with the parking provision on the site. The application site is that of a pub/restaurant which opens late in the evenings and it is therefore considered that the proposals will not give rise to additional noise at unsociable hours. It has been stated that the proposed development is inappropriate in a residential area, however it is considered that the area is mixed use in character, adjacent to a busy main road and public house, therefore appropriate in this location. The Councils Economic Development Service have indicated that there is demand for this type of development. Property Services have confirmed that there is no encroachment onto Council owned land. The sewage treatment plant has been removed from the proposals and therefore no longer a consideration to this application. It is not considered that a development of this type will result in odour problems from bins. It is considered that the landscaping between the proposed development and the residential properties will act as a deterrent to any crime to properties, along with any security facilities installed at the site, there are currently security cameras within the existing car park. 1.16 Human Rights Act

The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. the proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.17 Conclusion In conclusion, it is considered that the proposed development is acceptable and in accordance with the policies contained within the Local Plan. ---------------------------------------------------------------------------------------- Application No: CH/07/0139 Received: 28-Feb-2007 Location: 13, Orchard Avenue, Cannock. Description: Two storey side extension Application Type: Full Planning Application RECOMMENDATION: Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings SPD1: Car parking standards. SPG1: Residential Extensions Design Guide SPG2: Staffordshire Residential Design Guide 1. B2 Standard Time Limit 2. D3 Materials to match 3. The development shall be carried out strictly in accordance with the amended plans and drawings dated 3/4/07 with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason For the avoidance of doubt and to ensure that the development is carried out in accordancewith the approved plans and details in accordance with Local Plan Policy B8. 4. C16 Parking Spaces at Dwellings 5. The development shall not commence until details of boundary treatment to enclose the redundant access has been submitted to and approved by the Local Planning Authority. Reason In the interests of the visual amenity of the area in accordance with Local Plan Policy B8. 6. C5 Closure of Access RESPONSE TO PUBLICITY:-

Adjacent occupiers notified. Objections received from occupiers of 4 neighbouring properties on the following grounds:- 1. This is an open-plan estate and understand no-one is allowed to build on corners of roads, thus maintaining pleasant views. Question of ownership of land as believed all grassed areas maintained by the Council. 2. Extension would be larger than the existing building and not only spoil the outlook but affect traffic visibility on the bend where children often play in the cul-de-sac. 3. Conversion of the existing lounge with a garage would set a precedent. There is already a parking area and garage, why is another needed? It would cause serious parking problems in the cul-de-sac as there is already trouble with cars reversing onto private drives and congestion. 4. May cause structural damage to adjoining property, and disturbance during construction, concern that adjoining neighbour will hear car using garage when in own adjacent living room. 5. Proposal will ruin the look of the two houses and concern that it will devalue the neighbours property. HISTORY:- CH/91/0146 - 2 storey side extension – approved 9/4/91 (Delegated Decision) OBSERVATIONS:- 1.1 The application relates to a two storey side extension with a conservatory attached to its rear elevation. The lounge in the existing house would be converted to an integral garage, and 2 new parking spaces created at the front, with a new access off the cul-de-sac. 1.2 The site comprises a modern semi-detached house fronting a cul-de-sac adjacent to a bend in the road. There is an existing detached single garage and parking space at the rear of property accessed from further along the cul-de-sac. There is a small single storey side extension and lawn, hedging and shrubs between the side gable and the road. Several of the nearby properties are dormer bungalows. The area is characterised by largely open frontages with buildings set well back from the road. 1.3 The application has been amended to reduce the width of the side extension from 5.8m to 4.6m between the side of the extension and back of footpath, which would be retained as garden. It would therefore be narrower than the width of the existing house, and would be set back from the front elevation by 0.5m resulting in the extension appearing subordinate to the existing house in accordance with the Council’s Extensions Policy. There are no issues regarding spatial separation distances to adjacent dwellings. 1.4 A 2 storey side extension was approved at the site in 1991. This was smaller than the current proposal and was not built.

1.5 The proposal would result in a 4 bedroomed property, and 3 car parking spaces can be accommodated. There is sufficient reversing space within the public highway (6m +) to enable vehicles to turn from this new driveway. The existing garage will be retained as a garden store and its access enclosed within the rear garden. 1.6 The amended design is considered to minimise impact on the open plan character of the area, and there is no evidence of the land being either maintained by the Council or in Council ownership. Highway advice on the traffic visibility at the corner will be reported to committee. Off-street parking provision accords with Council policy, and the conversion of the lounge to an integral garage would have to meet Building Regulations safety and insulation requirements. Loss of value is not a planning issue. 1.7 Human Rights Act Implications The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.8 Conclusion Approval is recommended. ---------------------------------------------------------------------------------------- Application No: CH/07/0140 Received: 05-Mar-2007 Location: 2, Reservoir Road, Hednesford Description:Residential Development one block of flats (illustrative layout) (Outline including access) Demolition of existing residential property. (Resubmission of planning application CH/06/0739) Application Type: Outline Planning APP RECOMMENDATION S 106, Then Approval with Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings SPD1: Car parking standards. SPG1: Residential Extensions Design Guide SPG2: Staffordshire Residential Design Guide 1. 1 2. A3 Outline-Access Specified 3. This permission does not grant or imply approval of the site layout details accompanying the application which have been treated as being for illustrative purposes only. Reason

The application is in outline form with these details reserved for subsequent approval, which shall be in accordance with Local Plan policy B8. 4. C5 Closure of Access 5. Before the proposed development is brought into use the access drive onto Littleworth Hill shall be built with surface water drainage interceptors which shall be sited across the access immediately to the rear of the highway boundary. Reason In th einterests of highway safety in accordance with Structure Plan Policy T18A. 6. The proposed soakaway shall be sited a minimum of 5 metres from the highway boundary. Reason In the interests of highway safety in accordance with Structure Plan Policy T18A. 7. Development shall not commence until drainage details incorporating sustainable drainage principles and an assessment of the hydrological context of the development have been submitted to and approved by the Local Planning Authority. The scheme shall subsequently be implemented strictly in accordance with the approved details before the development is occupied. Reason To ensure that the development is provided with a satisfactory means of drainage as well as to reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution in accordance with Local Plan policy PEP1 and PEP3. 8. C9 Surfacing of Access Drive 9. H9 No Burning 10. K2 Site Investigation Required 11. No part of the existing building shall be demolished until a photographic record of its exterior, in particular its decorative shopfront and other detailing, has been implemented, submitted to and approved in writing by the Local Planning Authority. Reason To create a record of a building of local historic interest in accordance with Local plan Policy B5. EXTERNAL CONSULTATIONS:- Environment Agency - no comments to make Hednesford Town Council - raises concerns about this proposal because it puts more traffic into an area where access to a school and the Raceway already causes problems and where another housing development will eventually add more vehicles. The block of flats is out of keeping with the street scene. Staffs County Council (Property) - no developer contribution towards education required. Staffs County Council (Highways) - no objection subject to conditions. Natural England -no objection as legally protected species are not likely to be adversely affected. Severn Trent Water - no objection subject to condition. INTERNAL COMMENTS:-

Environmental Health - no adverse comments subject to conditions Environmental Services -contribution to off-site leisure provision required. RESPONSE TO PUBLICITY:- Since notice posted and adjacent occupiers notified. 3 letters of objection received on the following grounds:- 1.Worsening of existing traffic situation at the junction of Wood Lane, Reservoir Road, Church Hill and Littleworth Hill. During the morning the junction is impossible due to the volume of traffic, including St Peters School and Kingsmead Technical College. During the day cars fly over the junction. Race meetings at Hednesford Raceway and 2 churches in the vicinity add to the traffic. A few years ago a planning application for change of use to nursery at 1 Wood Lane was refused, objector believes on traffic grounds. The access/exit off Littleworth Hill is dangerous to both traffic and pedestrians. 2.It would be a shame to demolish the existing property. 3.No information is provided regarding number of flats which affects the parking situation. 4.Concern that the fencing and garden planting would become damaged by land erosion caused by the number of vehicles parked. Would be better to have parking adjacent to building rather than adjacent to fence, requires a retaining wall. 5.Loss of privacy and restriction of enjoyment of neighbours garden due to noise and vehicle emissions. 6.A block of flats would be out of keeping and over intensive development, intensive in the surroundings. 7.If the flats were not properly managed there would be bins left on the pavement and the grounds could become an eyesore. Plenty of new flats already being built in Hednesford, nearer the station, bus and shops, there seems no need to build flats on this plot too. RELEVANT PLANNING HISTORY:- CH/89/0177 - Outline residential development (retained existing building) – approved CH/90/0798 - Conversion dwelling to 2 flats – approved 13/2/90 CH/03/0470 - Change of use to day nursery – withdrawn 11/8/03 CH/03/0182 - 1 bungalow and 2 houses – withdrawn 2/6/03 CH/06/0739 - Residential development – one block of 10 flats, demolition of existing dwelling (outline including access) – withdrawn 14/2/07 OBSERVATIONS:- 1.1 The application seeks outline consent for residential development comprising one block of flats and demolition of the existing dwelling. It is a resubmission of the previous application which was withdrawn due to insufficient information being submitted within the normal determination period. Consent is sought for Access only, with all other matters reserved. An illustrative layout plan has been submitted, together with an indication of scale of the proposed building.

1.2 The site comprises land at the junction of Reservoir Road and Littleworth Hill, a hilltop crossroads. The site is currently occupied by an attractive and substantial 2 storey Victorian building with an old timber shop front and interesting detailing standard at the back of pavement at the corner. There is an existing conifer hedge along the boundary with 9 Littleworth Hill which is at a slightly lower level, and a tree overhanging the site at the rear of the building. The area is predominantly residential, with detached and semi detached properties, although significant adjacent frontages are occupied by a school, church and commercial premises. 1.3 The illustrative layout shows on L-shaped block along the two road frontages, the central park being 3 storey and dropping to 2 storey at each end. An access off Reservoir Road under an archway would lead to a parking and turning area at the rear of the block, with traffic leaving the site under another archway onto Littleworth Hill. A 1 metre wide planted strip would separate the parking at the rear from the boundaries with adjacent existing rear gardens. The maximum height of the building would be 10.25m for the 3 storey and 8.25m for the 2 storey. A low wall with railings would define the boundary with the road frontages with planting behind. 1.4 There are no issues regarding spatial separation and the number of parking spaces which can be achieved will determine the number of flats possible at reserved matters stage. Although concerns are raised by the Town Council and neighbours at the traffic impact, no objections have been raised by the Highways Authority, based on the proposed one-way traffic flow through the site. 1.5 Bearing in mind the significant visual contribution to the street scene made by the existing building, the applicant was originally asked to amend the scheme to retain it. A structured report from a qualified engineer has been submitted which is considered to provide sufficient evidence about the poor structural condition of the building to warrant demolition. This view is supported by Building Control, and in their opinion due to differential settlement it would be difficult to incorporate it into the new scheme. If this building is to be removed then it is essential that its replacement in design and layout would be of high quality and make a positive contribution to the street scene. 1.6 At the time of the previous application a neighbour raised a possibility of bats using the roof space of the building to roost. A bat survey has therefore been submitted with the current application and sent to Natural England who now raise no objections. 1.7 The existing boundary hedge would be retained, however there are no trees within the site to be affected, new landscaping would be required as part of the reserved matters application. The future management of the flats is not a planning issue. 1.8 The site is of a size where a contribution is likely to be necessary towards provision of off-site public open space, however the number of flats proposed does not form part of this application. A S106 Agreement is therefore recommended with an appropriate wording to cover this eventuality. 1.9 Human Rights Act Implications The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1

of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 2.0 Conclusions In principle the redevelopment of this site for residential purposes in the manner illustrated is considered acceptable and approval is recommended. ---------------------------------------------------------------------------------------- Application No: CH/07/0141 Received: 01-Mar-2007 Location: 2, Stringers Hill, Hednesford. Description:Proposed side window to first floor and retention of canopy to front elevation Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings SPG1: Residential Extensions Design Guide 1. B2 Standard Time Limit 2. I4 Obscured Glazing 3. The development shall be carried out strictly in accordance with the deposited plans and drawings with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details and in compliance with the requirements of Policy B8 of the Adopted Local Plan. EXTERNAL CONSULTATIONS Hednesford Town Council – No objection INTERNAL COMMENTS None RESPONSE TO PUBLICITY Neighbour notification with two letters of objection received, objecting on the following grounds: 1 Object to a new window being fitted as the new build already over looks the back garden and windows of 493 Rawnsley Road. A new window in the first floor would be

totally unacceptable as would look straight into bedroom windows of no.493. If permission is given can it be a non-opening window with frosted glass. 2 The owners of 2 Stringers Hill in June/July 2006 cut 2 windows out at ground floor level which overlook the garden and bedroom of 489 Rawnsley Road. CCDC were contacted over this matter with the answer given that the owners of 2 Stringers Hill were allowed to do this as it is part of the original building. The neighbours of no.489 were astounded and outraged that this is the law, which allows people to put windows all over their houses with no regard to other properties. 3 No. 2 Stringers Hill are now trying to gain planning permission to put windows in at first floor level, which they previously requested when they added an extension on the house in 2005. At the time objections to the first floor window were made on the grounds that this window would overlook the bedroom and garden of the neighbour removing privacy. Planning agreed to the extension with the change of windows to sky light windows in the roof. Therefore CCDC should uphold the original decision that sky lights are sufficient. PLANNING HISTORY CH/03/0634 Two storey extension to rear and single storey to front. Approved at Committee on 17/12/2003 OBSERVATIONS 1.1 The applicant seeks consent for a side window to the first floor and the retention of a canopy to the front elevation at 2 Stringers Hill, Hednesford. The application site is a detached dwelling, being the first property in the road so that the neighbouring properties in Rawnsley Road are sited at a right angle facing the side of no. 2 Stringers Hill and are sited lower down. 1.2 Planning permission was given for a two storey extension to rear and single storey to front at 2 Stringers Hill on 17 December 2003. As part of the original planning application the applicant wanted a window is the side elevation at first floor to serve the third bedroom, but the applicant was requested to remove this window and replace with roof lights so as to protect neighbouring properties privacy. This was done and there are currently two roof lights serving this bedroom. 1.3 However, the applicant has submitted a planning application for an additional window to the side to allow more light to enter the room and allow for some ventilation. The window proposed is to be less than 1 square metre in size, fitted with obscure panels with a small opening light for ventilation. A condition has been recommended to ensure this window is obscure glazed with no part of the window below a height of 1.6m from the floor level being capable of being opened in order to retain privacy to neighbouring properties on Rawnsley Road. 1.4 The canopy erected runs across the entire width of the dwelling, over the single storey extension to the front of the property approved under planning application CH/03/0634 to the other side of the property, being supported by one column. It is considered to be in keeping with the scale and character of the property and the street scene. 1.5 In respect to the comments made from the neighbouring property of 489 Rawnsley Road over the insertion of the two ground floor side windows, these windows are fitted with obscure glass serving an existing room to the front of the

property. The neighbour was informed that the owner of no. 2 Stringers Hill were within planning guidelines and did not need planning consent, only building regulations for the two new openings. 1.6 The installation of these two additional windows was not part of the planning application approved at 2 Stringers Hill which was for a two storey rear extension and single storey extension to front. As part of that application a new bedroom was to be created at the first floor and therefore the window to the side was removed and replaced with rooflights to prevent overlooking. Therefore any loss of privacy as a result of these alterations would be a civil matter and the council is therefore unable to assist further on this matter. 1.7 It is not considered that the first floor window being obscure glazed and non opening below a height of 1.6m above floor level will have a significant detrimental impact on neighbouring properties amenity and the canopy is in keeping with the scale and character of the property, therefore approval is recommended. 1.8 Human Rights Act The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.9 Conclusion In conclusion, it is considered that the proposal would not have a detrimental impact on the amenity of neighbouring properties or the character of the property and as such, is acceptable. ---------------------------------------------------------------------------------------- Application No: CH/07/0154 Received: 06-Mar-2007 Location: 34, Talbot Street, Rugeley. Description: Demolition of garage, erection of two storey building comprising garage with residential accommodation above. Ancillary to main dwelling Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB2: Safeguarding the Setting of Listed Building DPLB3: New Development in Conservation Area 1. B2 Standard Time Limit 2. The development shall be carried out strictly in accordance with the deposited plans and drawings with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason

For the avoidance of doubt and to ensure that the development is carried out in accordance with Local Plan Policy B8. 3. D1 Materials - Details Required 4. The development shall not commence until full details of the design and materials for all windows and doors, including the dummy window, garage door and the rooflights, have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented and retained throughout the life of the development, unless otherwise agreed in writing by the Local Planning Authority. Reason In the interests of visual amenity and to comply with Local Plan Policy B3. 5. Notwithstanding the information shown on the approved plan the overall height of the coachhouse shall be the same as the existing adjacent coachhouse at 36 Talbot Street. Reason In the interests of visual amenity and to comply with Local Plan Policy B3. 6. The building hereby approved shall not be occupied at anytime other than for purposes ancillary to the residential use of the existing dwelling known as 34 Talbot Street. Reason The development is not built to an appropriate standard to provide separate unit of residential accommodation unrelated to the use of the dwelling as a whole. In accordance with Local Plan Policy DCP6. 7. I4 Obscured Glazing EXTERNAL CONSULTATIONS:- Rugeley Town Council - no objection Landor Society - replacement of the existing domestic garage with a two storey building resembling the coach house which formerly occupied the exact same location, in a similar fashion to the rebuild recently carried out at the rear of number 36 is considered to enhance the Conservation Area. However reservation about use as ancillary residential accommodation as this could introduce residential use via the garage into the service road which is poorly suited for pedestrians and additional traffic. INTERNAL COMMENTS:- - nil RESPONSE TO PUBLICITY:- A site notice posted and adjacent occupiers notified. 1 letter received stating that, in principle, no objections to the proposed building, however does not feel it is in keeping with the existing warehouses to have roof lights in the slate tiled roof. Also her concern that the rear projection to the side of the balcony would interrupt the roof line and overlook neighbours garden. This proposal appears to be aligned to the

proposal at number 32 which is as yet not fully resolved. In view of the proposal at number 32 it is important that the use of the building is restricted to ancillary accommodation to number 34 by condition, to avoid creating a new street of independent dwellings parallel to Talbot Street. HISTORY:- 2167/3814 - change of use to 2 flats – approved 4/3/68 (not implemented) OBSERVATIONS:- 1.1 The application seeks planning permission for replacement of an existing modern double garage with a two storey building designed as a coach house on the rear garden boundary. The building would accommodate a double garage and store at ground floor level and a small self-contained flat to be used as ancillary accommodation to the existing house at first floor. 1.2 The site comprises a mid-terraced villa house with a short front garden onto Talbot Street and a detached garage standing close to the rear garden boundary accessed from the back lane. The site is within Talbot Street/Lichfield Street Conservation Area and adjacent to the listed 32 Talbot Street, number 38 nearby retains its original coach house on the rear boundary, with another similar one at the rear of number 26. At number 36, next door to the application site, a replacement coach house to a similar design has been constructed within the last two years, and at number 32 a further current application for a similar proposal is under construction. 1.3 The recently built coach house at number 36 and the current proposals at number 34 and 32 show a greater ground floor depth than the original versions to enable a cars length to be garaged within. At first floor level the current proposal includes a projection across part of the rear elevation with a small balcony beside it, all above the deeper ground floor part. The front roof slope facing the lane would have two roof lights. The rebuilt coach house at number 36 includes a similar balcony. 1.4 Local plan policy B3 requires development in Conservation Areas to be of a high standard of design and to respect the character of existing architecture in scale grouping and materials. Policy B2 requires that no development should adversely affect the setting of a listed building. The Conservation Area Appraisal, adopted in 2005, highlights the original coach houses for the contribution they make to historic and architectural character of the area. It recommends their repair and retention, as several are in a dilapidated condition or are only partially retained as garages and outbuildings. 1.5 The replacement of the existing modern garage on the site with the proposed development would in principle significantly enhance the character and appearance of the Conservation Area and the setting of the adjacent listed building. Its design features and materials would largely reflect those of the other existing coach houses nearby. Whilst a balcony is not a feature of such buildings, apart from the new one at number 36, it would face the garden and not be obtrusive in views from the public highway. Spatial separation between the balcony and the rear of adjacent dwellings meets the 21.3m normally required between main windows, and a screen wall to the balcony side elevation would restrict overlooking. It would be located immediately adjacent to the balcony at number 36’s coach house. The rear projection would have a bathroom window only and would not result in additional overlooking if a condition requiring obscure glazing was imposed. Although roof lights are not a feature

characteristic of the area, providing that they are low profile conservation roof lights they are not considered likely to be unduly obtrusive. A condition is recommended to control design details. 1.6 Whilst the site is unsuitable for use as independent residential accommodation for various reasons, providing the use is ancillary to the main house then it enables best use to be made of the building, which is likely to ensure its retention in a good state of repair into the future. It is not considered to set a precedent for creation of independent accommodation next door at number 32; the planning issues relating to that sire are still being resolved. 1.7 Human Rights Act Implications The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.8 Conclusion The proposal would assist in achieving conservation objectives for the area without any undue adverse impact on the residential amenity of neighbours and approval is therefore recommended. ---------------------------------------------------------------------------------------- Application No: CH/07/0163 Received: 08-Mar-2007 Location: 123, Walsall Road, Norton Canes. Description: Single storey side and rear extension Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development 1.B2 Standard Time Limit 2.C13 Provision of parking and access 3.I3 Additional Fenestration 4.M3 Advertisements to be Safe 5.The development shall be retained strictly in accordance with the deposited plans and drawings (07.1637.01, 07.1637.02 and 07.1637.03) with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason: For the avoidance of doubt and to ensure that the development has been carried out in accordance with the approved plans and details. EXTERNAL CONSULTATIONS NORTON CANES PARISH COUNCIL:No objection

INTERNAL COMMENTS ENVIRONMENTAL HEALTH:No objection RESPONSE TO PUBLICITY Site notice posted and neighbouring premises notified – One letter of objection received from neighbour, objecting on the following grounds: 1. Currently have problems with cleaning windows, have had to access application site to carry out work, proposals will make access impossible 2. Current parking arrangement causing problems as patrons to the shop park on neighbouring driveway throughout the day 3. Since last extension there has been an increase in anti-social behaviour, youths congregate around the shop 4. Dog is a nuisance to anyone passing down the alley and barks constantly, if planning permission is granted the space for the dog will be reduced making the dog even more agitated 5. Litter problem - one bin to side of site is constantly overflowing, with little maintenance consequently litter is thrown on footpath and driveways 6. Storage area will generate even more rubbish, why would shop need more storage space unless it is intending to expand the premises? OBSERVATIONS 1.18 The application proposes a single storage extension to the side and rear of a convenience shop at 123 Walsall Road, Norton Canes. The proposed extension to the rear, which is accessed both internally and externally is to be used as an extension to the existing storage and a proposed bathroom and WC. The extension to the side is to be accessed externally and used for bottle storage. 1.19 The application site is located on the Walsall Road in Norton Canes. The surrounding area is mixed use with residential properties to the north and south of the application site on the western side of the Walsall Road. Directly opposite the site is an Industrial Estate, to the north of which is the Yew Tree Public House. Vehicular access to the rear of the site is via an alley to the south of the shop. The side of the shop adjacent to 125 Walsall Road is currently unused, there is also the remains of a single storey out building along this boundary. The rear of the property is covered by hardstanding adjacent to the property and a grassed area to the rear. 1.20 The single storey extension will extend by 3.3m to the rear and 2.9m to the side of the existing premises. The side extension will be set back from the front of the property by approximately 9.6m and is level with the building line of 125 Walsall Road. 1.21 The height of the proposed extension will be 2.5m to eaves and 4.9m to the ridge, the same levels as the existing single storey structure at the premises. The proposed extension is in character with the design of the existing single storey extension to the rear. A materials to match condition will control the external appearance of the extension. All fenestration is proposed to the rear of the extension. 1.22 The extension satisfies Space About Dwellings standards and as such will not have a detrimental impact on the adjacent property, No.125 Walsall Road, through loss of light, privacy or overbearing.

1.23 With regard to the objection raised, concern was raised over maintenance to the side of 125 Walsall Road. It was noted that there was one small bathroom window on the side elevation of this property, furthermore, the frame of an existing outbuilding is located under this window in the applicants land, the proposed extension will be 600mm from the boundary which is approximately the line of the existing outbuilding. It is not considered that the increase of storage space will exacerbate the parking situation, anti social behaviour or increased litter in and around the site; furthermore, the application proposes 3 new parking spaces for staff to the rear of the site. 1.24 Human Rights Act The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. the proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.25 Conclusion In conclusion, it is considered that the proposed extension will not cause a detrimental impact on adjacent properties and is in accordance with Local Policy. ---------------------------------------------------------------------------------------- Application No: CH/07/0174 Received: 12-Mar-2007 Location: 1, Redmond Close, Etchinghill Description: Pitched tiled roof over flat roof to existing extension and reposition existing garden wall Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development SPG1: Residential Extensions Design Guide 1.B2 Standard Time Limit 2.D3 - Materials to Match 3.The development shall be carried out strictly in accordance with the deposited plans and drawings (GK2007/777/1 and GK2007/777/2)) with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details. EXTERNAL CONSULTATIONS RUGELEY TOWN COUNCIL: No objection

INTERNAL COMMENTS LANDSCAPE:No response at time of writing RESPONSE TO PUBLICITY Adjacent occupiers notified – Two letters of objection received, objecting on the grounds of: 1.The visual impact of replacing a hedge with wall and fence panels will change outlook. 2.The replacement new wall and fence will give rise to vandalism by those who use the route 3.The wall and fence panels will be detrimental to the character of the local area OBSERVATIONS 1.26The application seeks to construct a pitched roof on the flat roof element of the existing dwelling at 1 Redmond Close. The application also seeks consent to construct a garden wall with infill fence panels between brick pillars along the boundary with Dayton Drive. This garden wall will essentially be the repositioning of a garden wall that is currently located further in the curtilage of the site. 1.27 Policy B8 states that new development should be well related to its surroundings in terms of design, scale and materials. It is considered that the proposed pitched roof over the existing flat roof will enhance the character of the surrounding area. A materials to match condition can ensure that the appearance of the proposal is sympathetic to the existing dwelling on the site. It is therefore considered that the proposed roof is in accordance with planning policy. 1.28 The main issue is whether the proposed garden wall will detrimentally impact the character of the surrounding area. The application proposes the repositioning of 2m high brick wall with infill fence panels so that it is along the boundary of the curtilage. Along this boundary there is currently a 0.6m hedge which will be removed. The nearest dwelling to this boundary is 19 Dayton Drive is 11.5m away from the boundary. The side of the dwelling and side facing wall of the application dwelling is approximately 14.5m away. The wall will be moved by 1m towards Dayton Drive at the eastern end and by 4m at the western end. It is considered that the outlook of this dwelling will not be detrimentally impacted. 1.29 In response to the comments made it is not considered that the proposal will detrimentally impact the outlook of no.17 Dayton Drive as their front facing principal windows face along the front of the properties on Redmond Drive. It is considered that the outlook of 19 Dayton Drive will not be detrimentally impacted as previously mentioned. With regard to the character of the area it is considered on balance that the proposed wall will not have a significantly detrimental impact on character of the area. 1.30 Human Rights Act The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. the proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the

report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.31 Conclusion In conclusion, it is considered that the design and extent of the proposals are appropriate and in accordance with the policies contained within the Local Plan. ---------------------------------------------------------------------------------------- Application No: CH/07/0178 Received: 14-Mar-2007 Location: 25, Fremantle Drive, Heath Hayes Description: Construction of hardstanding and retaining wall (Resubmission of planning application CH/06/0809) Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings 1.B2 Standard Time Limit 2.No part of the development hereby approved shall commence until a scheme detailing the external environment – landscape, including planting, fencing, walls, surface treatment, construction details for the site has been submitted to and approved by the Local Planning Authority. The details shall be as specified in with Annex C of the Supplementary Planning Guidance ‘Trees, Landscape and Development.’ Reason In the interest of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 3.The approved landscape works received pursuant to condition 2 shall be carried out in the first planting and seeding season following the occupation of any buildings or the completion of the development whichever is the sooner. Reason In the interest of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15. 4.Any trees or plants which within a period of five years from the date of planting die, are removed or become seriously damaged or diseased, shall be replaced in the following planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. Reason In the interests of visual amenity of the area. In accordance with Local Plan Policies B8, C8 and C15.

5.The development shall be carried out strictly in accordance with the deposited plans and drawings with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details and in compliance with the requirements of Policy B8 of the Adopted Local Plan. EXTERNAL CONSULTATIONS Heath Hayes & Wimblebury Parish Council - The council objects on the grounds that it would be detrimental to the visual amenity of the area and the planned open aspect. It would create a strident feature out of keeping with the street scene. INTERNAL CONSULTATIONS Environmental Services - Objection to the proposals on the grounds of detrimental effect on the visual amenity and street scene RESPONSE TO PUBLICITY Near neighbours notified with no letters of objection received PLANNING HISTORY 1.2 CH/06/0809 Construction of hardstanding and retaining wall Refused under delegated powers on 31/01/2007 OBSERVATIONS 1.1 The applicant seeks consent for the construction of an area of hardstanding and retaining wall at 25 Fremantle Drive, Heath Hayes. The area of land in question is to the front of the property located between the existing double garage and the boundary with Wimblebury Road. The land is currently an area of lawn with planting along the boundary with the land rising toward Wimblebury Road. 1.2 The proposal would create an additional area for the parking of one vehicle, measuring 3m wide by 8m in length with a retaining wall constructed allowing an area of 2 metres between the boundary with Wimblebury Road and 1m to the boundary with Hobart Road. It is also proposed to replant low shrubs in the area currently used as a front lawn up to the boundary. The applicant states that the parking space is required for a disabled person. 1.3 This is a resubmission of Planning Application CH/06/0809 which was refused on 31/01/2007. The area of hardstanding proposed as part of that application was to create an additional area for the parking of two vehicles, measuring 4m wide by 11m in length with a retaining wall constructed allowing an area of 1m between the boundary with Wimblebury Road and Hobart Road. 1.4 Planning Application CH/06/0809 was refused on the grounds that the proposed development would remove existing vegetation and replace with an area of hardstanding which by virtue of its position is considered to be visually detrimental to

the street scene and out of keeping with the character of the area. It is considered that the reduced area of hardstanding to allow an additional parking space with further replacement planting would overcome this reason for refusal with there still being a sufficient area of landscaping. 1.5 The residential development of Fremantle Drive along the frontage of 25 and 26 Fremantle Drive is made up of a landscaped area between the private drive and the boundary to Wimblebury Road consisting of a mix of vegetation with 1m high hoop top fencing with mature hedgerows adjacent. Further planting is proposed as part of the development replacing an area of lawn and the area of hardstanding is to be sited lower down and therefore screened from both the Wimblebury Road and Hobart Road. 1.6 It is therefore considered that the proposal is no longer contrary to the council's design guidance and Policy B8 of the Local Plan which requires new development to be well related within the development and to existing buildings and their surroundings in terms of design, scale and materials and avoid any adverse effects of loss of amenity to adjacent properties. The development proposed is considered acceptable not having a detrimental impact on the street scene or the character of the area and approval is therefore recommended. 1.7 Human Rights Act The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1 of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.8 Conclusion The development proposed would not have a detrimental effect on the character of the area and street scene and therefore is acceptable. ---------------------------------------------------------------------------------------- Application No: CH/07/0179 Received: 14-Mar-2007 Location: 12, Stone Pine Close, Hednesford. Description: Two storey side extension (Resubmission of planning application CH/06/0752) Application Type: Full Planning Application RECOMMENDATION Approve subject to Conditions Reasons for the Grant of Permission The proposed development complies in all material respects with the relevant policies in the Development Plan (DP) and (where applicable) Supplementary Planning Guidance (SPG) comprising:- DPLB8: Design Principles of New Built Development DPLDCP6: Space about Dwellings SPG1: Residential Extensions Design Guide 1.B2 Standard Time Limit 2.D2 Materials to be Specified

3.C16 Parking Spaces at Dwellings 4.I3 Additional Fenestration 5.The development shall be carried out strictly in accordance with the deposited plans and drawings with any minor changes being agreed in writing by the Local Planning Authority prior to their implementation. Reason For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details and in compliance with the requirements of Policy B8 of the Adopted Local Plan. EXTERNAL CONSULTATIONS Hednesford Town Council – The Town Council feels this development has the potential to initiate a terracing effect and the design is not in keeping with the existing street scene. RESPONSE TO PUBLICITY Adjacent occupiers notified with no letters of objection received. OBSERVATIONS 1.1 The application seeks consent for a two storey side extension at 12 Stone Pine Close, Hednesford. The site is located within a residential area, and the proposed extension would be 2.5m wide and 7.5m in length, in line with the front and rear of the existing dwelling but the first floor has been set back 1m, accommodating a dining room and kitchen on the ground floor whereas the first floor would accommodate an additional bedroom and an extension to the existing bathroom. 1.2 Policy B8 of the Local Plan requires new built development to be well related within the development and to existing buildings and their surroundings in terms of design, scale and materials and avoid any adverse effects of loss of amenity to adjacent properties. 1.3 This is a resubmission of planning application CH/06/0752 which was refused on the grounds that the proposed side extension would completely fill the gap between the two neighbouring dwellings, resulting in a terracing effect having an adverse impact on the character and appearance of the locality. The applicant has resubmitted with an amended design so that the first floor is set back to prevent a terracing affect by making the extension subordinate to the main dwelling and lowering the roof height of the extension. 1.4 There is now to be a visual break and therefore the extension meets council design guidance and it is not considered that the extension will reduce amenity to the neighbouring properties to any significant degree, being designed to be in keeping with the scale and character of the property. Therefore approval is recommended. 1.5 Human Rights Act The proposals set out in this report are considered to be compatible with the Human Rights Act 1998. The proposals could potentially interfere with an individual’s rights to the peaceful enjoyment of his or her property as specified in Article 8 and Article 1

of the First Protocol, however, the issues arising have been considered in detail in the report and it is considered that, on balance, the proposals comply with Local Plan Policy and are proportionate. 1.6 Conclusion The extension has been designed to meet council design guidance, being subordinate to the main dwelling and therefore approval is recommended. ---------------------------------------------------------------------------------------- Discharge of Planning Conditions CH/06/0350: Redevelopment of petrol filling station, Hednesford Service Station, Uxbridge Street Hednesford.