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Land Rear Of 8 - 16 Main Street Shenstone Lichfield Staffordshire

25/01290/FULFull ApplicationRefused
Full

Refused on 23 January 2026

Council decision: RefuseDelegated (officer decision)5 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Erection of 2No. semi-detached houses including soft landscaping and the retention and improvement of existing brickwork and tiled roof store located on site

Received
15 October 2025
Decision level
Delegated (officer decision)
Ward
Shenstone
  1. Received15 Oct
  2. Validated28 Nov
  3. Consult.23 Dec
  4. Target23 Jan
  5. Decided23 Jan

Decided in 56 days (council typically 49)

About this application

This is a full planning application at Land Rear Of 8 - 16 Main Street Shenstone Lichfield Staffordshire. Lichfield has handled 1,745 applications of this type. This one was decided in 100 days, 7 weeks longer than Lichfield's typical decision time. The site is in the Shenstone conservation area, with 1 listed building nearby. There has been 1 other application at this address. In the past year there have been 36 applications across Shenstone.

88% of full applications at Lichfield District Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposal would cause harm to the Shenstone Conservation Area by virtue of its design. The development would therefore be contrary to the requirements of Core Policy 3 (Delivering Sustainable Development), Core Policy 14 (Our Built and Historic Environment) and Policy BE1 (High Quality Development) of the Lichfield District Local Plan Strategy (2015), Policy BE2 (Heritage Assets) of the Lichfield District Local Plan Allocations (2019), Historic Environment SPD and section 16 of the National Planning Policy Framework, and there are no demonstrable public benefits of the proposal that would outweigh the harm caused.
  2. The proposal would provide an inadequate level of amenity for future occupiers in respect of the quality and quantity of interior light received to habitable rooms. The development would therefore be contrary to the requirements set out within Core Policy 3 (Delivering Sustainable Development) and Policy BE1 (High Quality Development) of the Lichfield District Local Plan Strategy (2015), guidance contained within the Sustainable Design Supplementary Planning Document, the National Design Guide, the National Model Design Code and the National Planning Policy Framework.
  3. In the absence of bespoke mitigation and a completed and signed Unilateral agreement to secure necessary financial mitigation towards the Cannock Chase Special Area of Conservation Delivery Implementation Plans (DIPs), the development would result in harm to the integrity of the Cannock Chase Special Area of Conservation through additional recreational pressure arising from the scheme. the harm is unacceptable and the development fails to conform with Policies CP13 (Our Natural Resources) and NR7 (Cannock Chase Special Area of Conservation) of the Lichfield Local Plan Strategy, the Developer Contributions SPD, the Conservation of Habitats and Species Regulations 2017 and the National Planning Policy Framework.
  4. The applicant has failed to supply sufficient information in the form of further ecological surveying, as required in the submitted Preliminary Ecological Assessment received 28th November 2025, to allow the Local Planning Authority to clarify the impact on bats in to undertake it duties under the 2017 Habitat Regulations and to make a full and proper assessment of the proposal against the requirements of Policies CP3 and NR3 of the Lichfield Local Plan Strategy, Biodiversity and Development SPD and the guidance in the National Planning Policy Framework.
  5. The applicant has failed to supply sufficient information in the form of an up to date tree survey and report to clarify the impact on protected trees within the site and to allow the Local Planning Authority to make a full and proper assessment of the proposal against the requirements of Policies CP3 and NR4 of the Lichfield Local Plan Strategy, Trees, Landscaping and Development SPD and the guidance in the National Planning Policy Framework.

From the council's decision notice.

Application details

Application type
Full Application
Scale / size
Small
Parish
Shenstone

Planning application dates

Date validated
28 November 2025
Consultation expiry
1 January 2026
Consultation start
2 December 2025
Consultation end
23 December 2025
Last date for comments
1 January 2026
Target decision date
23 January 2026
Permission expires
23 January 2029

Applicant and agent

Agent address
Georgian House 24 Bird Street Lichfield WS13 6PT

Planning decision

Statutory period
56 days

Publicity

Last advertised
11 December 2025
Advertisement expiry
1 January 2026
Site notice start
4 December 2025
Site notice end
25 December 2025

Additional information

Documents
38
Constraints
10

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Shenstone
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (21)

flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Lichfield

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