Erection of 1 no. dwelling and refurbishment and external alterations to existing 2 no. flats

1. The proposed development, by reason of its excessive density, contrived layout, siting, scale, massing and design, would result in an overly intensive and incongruous form of development that fails to respond positively to the established pattern of development, character, appearance and local distinctiveness of the surrounding area. Furthermore, insufficient information has been provided to demonstrate that the proposal would preserve or enhance the character and significance of the Coalbournbrook and Collis Street Area of High Historic Townscape Value, and the proposed loss of the existing frontage boundary treatment would result in harm to the character and appearance of the non-designated heritage asset and its setting. The proposal therefore conflicts with Policies L3 and DP3 of the National Planning Policy Framework (2026), Policies DLP4, DLP11, DLP14, DLP39, DLP54 and DLP57 of the Dudley Local Plan (2026) and the Residential Design Guide SPD.
2. The proposed development would fail to provide an acceptable standard of accommodation for future occupiers. The proposed alterations to the existing flats would result in residential units that fail to meet the Nationally Described Space Standards, insufficient private amenity space would be provided to serve both the existing and proposed dwellings, and the relationship between the proposed residential accommodation and adjacent land uses would result in unacceptable living conditions through loss of privacy, overlooking, noise and disturbance. The proposal would therefore fail to secure a high-quality living environment for future occupiers and is contrary to Policies P3 and L2(b) of the National Planning Policy Framework (2026), Policies DLP14, DLP39, DLP78 and DLP81 of the Dudley Local Plan (2026) and the Residential Design Guide SPD.
3. The proposed development would fail to provide sufficient and appropriately designed off-street parking provision to serve the development. The level of parking proposed falls below the Council's adopted standards, includes an unacceptable tandem parking arrangement to serve separate residential units, and insufficient information has been provided to demonstrate that adequate visibility splays can be achieved to ensure safe access and egress from the site. The development would therefore be likely to result in on-street parking displacement, to the detriment of highway safety and the free flow of traffic. Accordingly, the proposal is contrary to Policy TR3 of the National Planning Policy Framework (2026), Policies DLP14 and DLP65 of the Dudley Local Plan (2026), Appendix 7 of the Dudley Local Plan and the Parking Standards SPD.
4. Insufficient information has been submitted to demonstrate that the development would achieve the statutory biodiversity gain objective, including the mandatory minimum 10% Biodiversity Net Gain. Consequently, the Local Planning Authority cannot be satisfied that the proposal would secure measurable biodiversity improvements in accordance with Schedule 7A of the Town and Country Planning Act 1990 (as amended by the Environment Act 2021), Policies N2 and N3 of the National Planning Policy Framework (2026) and Policy DLP32 of the Dudley Local Plan. 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. However, following a balanced assessment of the proposal, it is considered that there are fundamental concerns relating to the design and layout of the development, its impact on future residential amenity, highway and parking provision, and the lack of sufficient information to demonstrate compliance with biodiversity net gain requirements. These matters have not been satisfactorily addressed and the proposal is therefore considered to constitute an unsustainable form of development for which planning permission cannot be granted.

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