Demolition of existing garage to rear of site and Erection of new building to house 3no self- contained assisted living dwellings and associated night carer bedroom and associated works.

1. The proposed development by reason of its siting, scale and design would amount to overdevelopment of the site and would detract significantly from the prevailing form and character of the area contrary to guidance contained within the National Planning Policy Framework (2024); Policies ENV2, ENV3, HOU1 & HOU2 of the Black Country Core Strategy (2011); Policies S6, S8 and L1 of the Dudley Borough Development Strategy (2017); Policies DLP10, DLP11, DLP14, DLP39, DLP55, of the emerging Dudley Local Plan; and the guidance contained within the Residential Design Guide SPD (2023).
2. The proposed development would appear unduly overbearing from the private rear gardens of 35 Adshead Road and 28 Grazebrook Road contrary to the NPPF, Policy L1 of the Dudley Borough Development Strategy, policy DLP14 of the Emerging Dudley Local Plan & the council’s adopted Residential Design Guide (2023).
3. The proposed side facing first floor habitable room window within the north western elevation of the development would overlook the private rear gardens of 41 & 43 Adshead Road and 28 & 30 Grazebrook Road to the detriment of neighbouring amenity contrary to the NPPF, Policy L1 of the Dudley Borough Development Strategy, policy DLP14 of the Emerging Dudley Local Plan and the council’s adopted Residential Design Guide (2023).
4. The proposed development will result in the loss of existing parking and would fail to provide sufficient usable parking to meet the existing and proposed parking demands of the development. The displacement of vehicles, serving the existing care facility and the proposed three assisted living apartments, onto the public highway raises unacceptable highway safety concerns in this location contrary to the NPPF (2024), policy TRAN2 of the Black Country Core Strategy, policies S17, L1 & L2 of the Dudley Borough Development Strategy, policies DLP13, DLP14 & DLP69 of the Emerging Dudley Local Plan and the Parking Standards SPD. Refusal Statement Informative The Local Planning Authority is aware of the requirement of paragraph 39 of the National Planning Policy Framework to work with the applicant in a positive, proactive and creative manner, seeking solutions to problems arising in relation to dealing with the application. In this case, after careful balanced consideration the LPA/Officers considers that there are insurmountable technical issues relating to design, siting, scale, neighbouring amenity, highway safety and the wider area that have not been satisfactorily resolved to demonstrate that the scheme would result in the creation of a sustainable form of development and thereby failing to improve the economic, social and environmental conditions of the area.

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