Two detached homes at 15 Post Office Lane, Slitting Mill, Rugeley

What was proposed

The application proposed demolishing the existing dwelling and building two detached, two-storey self-build homes with separate accesses and three parking spaces each.

“Planning permission is sought for the demolition of the existing dwelling and the removal of existing concrete pads located across the site. The property is to be replaced by 2no. two storey self-build dwellings (to be occupied by the applicant and their daughter). The dwellings are contemporary in design, with asymmetrical roofs, wood panelling, render and modern fenestration. The dwellings will each be served by independent accesses on to Post Office Lane.”

Officer report

The site and surroundings

The site contained a prefabricated single-storey dwelling, protected trees and a garden on slightly higher ground than Post Office Lane.

“The application site is located on the south side of Post Office Lane, Slitting Mill and comprises a pre-fabricated single storey dwelling located on the northwest side of the plot.”

“The plot sits on slightly higher ground than the highway with the land then falling to the south. The neighbouring property immediately rear of the plot therefore sits on slightly lower ground by approximately one metre. A large detached two storey dwelling sits adjacent to the northwest.”

Officer report

Earlier application

An earlier application for two replacement dwellings was withdrawn.

“CH/25/0092 - Demolition of existing dwelling and erection of two replacement dwellings. Withdrawn. Site and Surroundings…”

Officer report

Main planning issues

The assessment considered the principle of development, design, residential amenity, highway safety, nature conservation, drainage, minerals and other effects.

“The determining issues for the proposed development include: - Principle of development ii) Design and impact on the character and form of the area iii) Impact on residential amenity iv) Impact on highway safety v) Impact on nature conservation vii) Drainage and flood risk viii) Mineral safeguarding ix) Waste and recycling facilities x) Ground conditions and pollution xi) Planning Balance and Weighting Exercise…”

Officer report

Consultation responses

Highways objected over sustainable transport and highway danger, while ecology and environmental health raised no objection; the landscape officer objected over pressure on trees and hedges.

“Statutory Consultations SCC Highways - Objection. The development proposals are contrary to Paragraph 117 of the National Planning Policy Framework in that they do not give priority first to pedestrian and cycle movements or facilitate access to high quality public transport with appropriate facilities to encourage public transport use.”

“Non-Statutory Consultations Ecology Officer - No objection, subject to planning conditions. Environmental Health - No objection. Landscape Officer - Objection due to the pressure the development will put on the existing trees and hedgerow for removal or substantial pruning. Recommend the layout is amended from two plots to one to alleviate this pressure Cannock Chase AONB Unit - No comments received.”

Officer report

Residents’ concerns

Fourteen representations were received, including one in support, with objections focused on character, privacy, separation distances, parking, trees, the bat survey and overdevelopment.

“Response to Publicity The application has been advertised by neighbour letter. 14no letters of representation have been received, 1no in support of the scheme and the remainder being objections, of which are summarised as follows: Material The current site is neglected, having a detrimental effect upon the surrounding area. The scheme will have a detrimental impact upon the street scene, due to its overdevelopment. The scheme does not meet separation standards.”

Officer report

Who spoke

Objectors spoke against the application, followed by the agent and client speaking in support.

Committee discussion

Members considered consultation, overlooking, character, separation distances, the building line, highway safety, housing supply and detailed tree concerns.

“She then provided the following update which had been circulated to Members prior to the meeting: • “Concerns are raised that a nearby resident has not been consulted on the application • The property will overlook into the rear amenity of neighbouring occupiers • The style of the property is not in keeping with the wider village and will look like an eyesore • The proposal will breach the minimum separation distances as set out within the Design Guide SPD • The proposal will…”

“Concerns in respect of consultation matters are noted, and Officers confirm that all adjoining occupiers were notified directly via letter, in accordance with statutory requirements set out within paragraph 029 of the Planning Practice Guidance. Officers wish to set out to Members that the Council does not have a full five-year housing land supply, with the latest 2025 statement showing a supply of 1.61 years.”

Minutes

The committee’s decision

The committee approved the application under delegated authority after SAC mitigation was secured, subject to the reported conditions and two additional tree and landscaping conditions.

“Further representations were made by [the agent] (Agent) and Paul Morrissey (Client) speaking in support of the application. In response to a Member question concerning SCC Highways, the Development Management Team Leader responded and advised that SCC Highways had raised no objections to 2 previous applications in Slitting Mill. Officers had noted the shortfall in the SDBF however this had been dealt with within the context of the report.”

“Planning Control Committee 14/01/2622 Prior to the commencement of the development hereby approved above slab level, an Arboricultural Monitoring Statement in accordance with BS5837:2012shall be submitted to and approved in writing by the Local Planning Authority. The document will provide details of the groundworks to take place within the identifiedRoot Protection Areas.The approved document shall thereafter be adhered tothroughout the construction of the development.”

Minutes