A PLAN to build two bungalows on amenity land in Wollaston that has become a haven for wildlife has been dismissed by a government planning inspector.
The planning inspector concluded the proposed development on overgrown land off Meriden Avenue would be “unacceptably harmful to the character and appearance of the area”.
An appeal, made by Scott Brown against Dudley Council’s refusal of planning permission in March this year, was dismissed on November 1, documents published by the Planning Inspectorate confirm.
A government planning inspector said in a report that the land appeared unused and “densely overgrown” during a site visit and it did not meet the definition of previously developed land.
The main issues, the inspector said, were the effect the proposed development would have on the character and appearance of the area, the fact that trees on the site were covered by a Tree Preservation Order and concerns about badgers – a protected species - on the site.
After considering the evidence, the inspector concluded the proposed development “would unacceptably harm trees covered by Tree Preservation Orders” although it was determined that “adequate measures to mitigate and compensate the disturbance to badgers has been explored and identified”.
However, the inspector said the plan would fail to accord with a policy which “seeks new development to be designed so that it reinforces and enhances local distinctiveness and respects the context and character of the surrounding area”.
The report noted the loss of trees and vegetation to accommodate the proposal would open up views of the site and the proposed development from within the street scene and as a result “the additional built form and mass of the proposed buildings, as well as new boundary fencing, parking, and circulation areas, would be noticeable between the gaps of existing dwellings on Meriden Avenue and the access driveway”.
It said Meriden Avenue is predominantly characterised by two-storey semi-detached properties of a uniform appearance, while homes on Bridle Road are also two-storey and front the road.
And it added: “Consequently, the introduction of detached bungalows, in a backland location, would be at odds with the prevailing linear pattern of development in the area. Therefore, even though the bungalows would have a conventional design, the location and built form of the proposals would appear stark and inharmonious within the context of the area. As a result, the proposed development would be incongruous.”
For these reasons, the inspector added: “I conclude that the proposed development would be unacceptably harmful to the character and appearance of the area.”
The report added that although the proposal would provide economic benefits and that some environmental and biodiversity enhancements could also be achieved, it concluded: “These benefits would be limited by virtue of the proposal only adding two dwellings to the housing supply in the area.”
And it added: “The benefits of the proposed development would not outweigh the identified harm that would be caused to the character and appearance of the area and on protected trees. The appeal should be dismissed.”
The plan was the latest in a series of failed bids to develop the land. A plan to build two bungalows was refused in 2018 and a proposal to build a detached home was refused in 2021 and later dismissed on appeal in 2023.
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