Upper Hatton Barn Upper Hattons Farm Pendeford Hall Lane Coven WV9 5BD

1. 1.The proposed development would introduce four dwellings in an isolated countryside location that is poorly served by services, facilities and public transport. Future occupiers would be heavily reliant upon the private car for day to day journeys. The surrounding highway network lacks footways, street lighting and dedicated cycle infrastructure, resulting in limited opportunities for safe and sustainable travel and creating an increased risk of conflict between pedestrians, cyclists and vehicles. The proposal therefore represents an unsustainable form of development contrary to Core Policies 1 and 11 of the Core Strategy, Policies DS5 and EC12 of the emerging Local Plan, and Policies TR3 and TR6 of the National Planning Policy Framework.
2. 2.Insufficient evidence has been submitted to demonstrate that the existing building is no longer capable of supporting an employment generating use or that alternative economic uses have been adequately explored. No marketing evidence or viability assessment has been provided to justify the loss of the existing rural employment building to residential use. The proposal therefore fails to accord with Policy EV6 of the Core Strategy and emerging Policy EC4 of the emerging Local Plan, which seeks to retain rural buildings in employment use unless it can be demonstrated that such uses are no longer viable or appropriate.
3. 3.The proposed conversion, by reason of its extensive domestic alterations, regular arrangement of openings and overall residential appearance, would fail to respond positively to the character of the existing building and its rural surroundings. The development would appear as a terrace of modern dwellings rather than a sympathetic conversion of a rural building and would fail to preserve or enhance local distinctiveness. The proposal is therefore contrary to Core Policy 4 and Policies EQ4 and EQ11 of the Core Strategy, Policies NB4 and HC10 of the emerging Local Plan, the South Staffordshire Design Guide SPD and Policy DP3 of the National Planning Policy Framework.
4. 4.The applicant has failed to submit sufficient ecological information to enable the Local Planning Authority to fully assess the potential impacts of the proposed development on protected species, namely bats. The submitted bat survey does not include an internal inspection of the existing building and does not adequately assess all potential roosting features. In the absence of adequate survey information, the Local Planning Authority cannot be satisfied that the proposed development would not adversely affect bats or their roosts, nor can it discharge its statutory duties in respect of protected species. The proposal is therefore contrary to Policy EQ1 of the Core Strategy, Policies NB1 and NB2 of the emerging Local Plan, and the National Planning Policy Framework, which seek to conserve and enhance biodiversity and protect protected species.
5. 5.In the absence of a completed Unilateral Agreement, the proposal fails to secure the necessary mitigation measures for residential development within 15km radius of the Cannock Chase SAC. Contrary to Core Strategy Policy EQ2, emerging Local Plan Policy NB3.

From the council's decision notice.

Postcode

WV9 5BD

Parish

Whitmore

Date validated

11 September 2026

Consultation end

14 October 2026

Case officer

Mr George Knight

Documents

18