Outline application for the erection of 2 no. dwellings with associated access and works (Access, Appearance, Layout and Scale to be considered).

1. The proposed development, by reason of its tandem backland siting, subdivision of an existing residential garden plot, cramped layout and departure from the established pattern of development, would represent an incongruous and uncharacteristic form of development that fails to respect the prevailing character, appearance, distinctiveness and settlement pattern of the area. The development would result in an unacceptable form of garden land development that would erode the established spatial structure of the locality and appear as a cramped and contrived addition within the urban context. The proposal is therefore contrary to Policies L3 and DP3 of the National Planning Policy Framework (2026), Policies DLP4, DLP14 and DLP39 of the Dudley Local Plan (2026) and the design principles contained within the Residential Design Guide SPD (2023).
2. The proposed development would result in the loss of existing parking provision currently available to residents of the nearby dwellings located within 'High Street', without adequate replacement parking being provided. The displacement of these vehicles onto the surrounding highway would have the potential to increase on-street parking demand, obstruct the free flow of traffic and prejudice highway safety. The proposal has therefore failed to demonstrate that it would provide a safe and suitable access arrangement for all users and is contrary to Policies TR3, TR4 and TR6 of the National Planning Policy Framework (2026), Policies DLP14 and DLP65 of the Dudley Local Plan (2026) and the Parking Standards SPD (2023).
3. Insufficient information has been submitted to demonstrate that vehicles can safely access, manoeuvre within and exit the site. In particular, no swept path or vehicle tracking information has been provided to demonstrate that the proposed access and parking arrangements can adequately accommodate future occupiers, visitors, servicing vehicles and emergency vehicles. In the absence of this information, the Local Planning Authority cannot be satisfied that the proposal would provide a safe and suitable access arrangement or would not adversely affect the operation and safety of the highway network. The proposal is therefore contrary to Policies TR3, TR4 and TR6 of the National Planning Policy Framework (2026) and Policies DLP14 and DLP65 of the Dudley Local Plan (2026).
4. The application has been submitted without sufficient ecological information to enable the Local Planning Authority to fully assess the likely effects of the development on protected species and ecological interests. Given the presence of mature trees, garden habitats, scrub vegetation and other features with the potential to support protected species, including bats and badgers, a Preliminary Ecological Appraisal and any necessary supporting surveys are required. In the absence of such information, it has not been demonstrated that the proposal would avoid unacceptable harm to protected species and biodiversity. The proposal is therefore contrary to Policy N2 of the National Planning Policy Framework (2026) and Policy DLP31 of the Dudley Local Plan (2026).
5. The Local Planning Authority is not satisfied that the submitted biodiversity metric and baseline habitat information accurately reflect the existing habitats present on the site. Consequently, insufficient information has been provided to demonstrate that the development is capable of achieving the statutory biodiversity gain objective, including the mandatory minimum 10% Biodiversity Net Gain required by Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021). In the absence of an accurate baseline assessment and robust supporting evidence, the proposal fails to demonstrate compliance with the statutory Biodiversity Net Gain requirements and is therefore contrary to Policies N2 and N3 of the National Planning Policy Framework (2026) and Policy DLP32 of the Dudley Local Plan (2026). The Local Planning Authority has worked with the applicant in a positive and proactive manner in accordance with Policy DM3 of the National Planning Policy Framework. The proposal has been fully assessed against the relevant provisions of the development plan and all material planning considerations. However, the identified harm arising from the uncharacteristic backland form of development and its adverse impact on the character and appearance of the area, together with concerns relating to the displacement of existing parking provision and the lack of sufficient information to adequately assess highway safety, trees, ecological impacts and compliance with statutory Biodiversity Net Gain requirements, are fundamental issues that cannot be satisfactorily resolved through the use of planning conditions. As a result, the proposal is considered to conflict with the Development Plan when read as a whole and planning permission cannot be granted.
6. Insufficient information has been submitted to enable the Local Planning Authority to properly assess the impact of the proposed development on existing trees within the site that positively contribute to public amenity and air quality management. Consequently, it has not been demonstrated that the development would safeguard the health, longevity and retention of trees nor provide sound arboricultural reasons to support their removal. In the absence of adequate arboricultural information, the Local Planning Authority cannot be satisfied that the proposal would not result in unacceptable harm to the existing trees on site. The proposal is therefore contrary to Policies N2 and N3 of the National Planning Policy Framework (2026) and Policy DLP33 of the Dudley Local Plan (2026).

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