Appeal 6000581

The appeal is dismissed insofar as it relates to the removal of conditions 9, 10a, 10b, 11a, 11b, 13a and 13b.

The appeal is allowed in part and planning permission is granted for proposed change of use from former Prince of [address] (Planning Use Class Sui Generis) to 6 self-contained residential flats consisting of 3 no. 1 bedroom flats, 2 no. 2 bedroom flats and 1 no. studio flat (Planning Use Class C3 Dwellinghouses). First floor rear extensions, external staircases, amenity space, courtyard parking and exterior alterations including removal of entrance doors at [site address] , Willenhall, Walsall [postcode] in accordance with the application Ref 24/1668, without compliance with condition numbers 4a, 4b, 5a, 5b, 7a and 7b which have been successfully appealed against, and the variation of conditions 2, 3, 6a, 6b, 8a and 8b previously imposed on planning permission Ref 22/1346 dated 22 September 2023, and subject to the conditions in the attached ‘Conditions Schedule’.

An application for costs was made by [name] against the decision of Walsall Metropolitan Borough Council. This application is the subject of a separate

The address of the appeal site given on the original planning application form was incomplete. Therefore, the address in the banner heading above, and within my formal decision, is taken from the appeal form as it is more comprehensive.

Planning permission was originally granted in 2023, Ref 22/1346 (the original permission), for the proposed change of use of the appeal property from the former Prince of [address] (the public house) to six self-contained residential flats, along with first floor rear extensions, external staircases, amenity space, courtyard parking and exterior alterations including removal of entrance doors.

The Council has identified the public house building as a non-designated heritage asset (NDHA). A Heritage Statement prepared by Brown Fisher Environmental (the original HS), submitted with the original planning permission, also confirmed that the building is a NDHA.

The proposal seeks the removal of conditions 2, 3, 4a, 4b, 5a, 5b, 6a, 6b, 7a, 7b, 8a, 8b, 9, 10a, 10b, 11a, 11b, 13a and 13b of the original permission. The appellant is seeking the removal of the conditions on the grounds that they are too onerous and not in proportion to the status and location of the building.

Collectively, the reasons for imposing the conditions were to ensure that the development did not cause harm to the historic, architectural and archaeological interest of the NDHA; to protect the living conditions of future occupants of the proposal; and to ensure acceptable parking arrangements and to promote sustainable transport modes.

The appellants Statement of Case identifies that it is only the historic environment focused planning conditions which raise concerns. However, the reasons for refusal provided on the Council’s decision notice refer to the effect on the living conditions of future occupants, and highway safety and sustainable modes of transport. Accordingly, the main issues are:  the effect that removing conditions 2, 3, 4a, 4b, 5a, 5b, 6a, 6b, 7a, 7b, 8a, 8b and 9 would have on the character and appearance of the host building, with regard to its significance as a NDHA,  the effect that removing condition 10 would have on the living conditions of future occupiers, in respect of noise and disturbance, and  the effect that removing conditions 11a, 11b, 13a and 13b would have on highway safety in respect of parking, as well as supporting sustainable modes of transport.

Paragraph 57 of the National Planning Policy Framework (the Framework) states that planning conditions should be kept to a minimum and only imposed where they are necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects (the 6 tests). I have also had regard to the cited Court case.

The appeal site comprises the public house building and its associated rear yard. The building occupies a prominent position along [address], at its junction with [address] and also [address], within an urban environment. The site falls inside an Area of [name].

Although the building is vacant and suffering neglect, with unsightly security measures to the doors and windows, it is an attractive building that has a visual presence along the road, set amongst and near to other designated and non-designated heritage assets.

The significance of the public house building largely derives from its architectural and historic interest which contributes to the historic character of this area, and forms part of the industrial and post-industrial heritage of the area. For these reasons, and notwithstanding that the building is not on a Local List, I am satisfied, on the evidence before me, that it is an NDHA, which has local heritage significance and makes a positive contribution to the character and appearance of the area.

The Framework, at paragraph 216, sets out that, in weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

Condition 2 lists the approved plans, and the appeal does not seek a change to those plans. The condition also includes a list of documents submitted with the original application, including a Heritage Impact Assessment (the HIA), which sets out the level of works required to complete the development, and the manner in which the proposals would be carried out. As such, the condition is reasonable and necessary to ensure that the development is carried out in accordance with the listed plans and documents. However, I am not persuaded that the development needs to be carried out in accordance with the original HS, which is an assessment of heritage matters, unlike the HIA, which details how the works would be carried out. As such, the original HS can be removed from the list.

Condition 3 of the original permission required a ‘building recording survey’ (BRS) to Level 3, in accordance with Historic England’s ‘[name]: A Guide to [name] (2016). However, in the context of the building’s designation as a NDHA, and the information already provided and documented within the original HS, as well as the photographic evidence, I am not satisfied that a BRS to Level 3 is a proportionate response to recording the significance of the building. In particular, much of the interior of the building has been stripped back to brick work, but even before these works there is no substantive evidence to suggest that the internal features of the building, including the internal staircase, were a contributing factor in its significance as a NDHA. In these circumstances, while it would still be appropriate to have a recording survey, as identified in the submitted report by Avalon Heritage Limited, a BRS to Level 1, would be more appropriate, which should be completed before external works to the building take place. Condition 3 should be varied to reflect this.

The approved development sought to retain the architectural and historic features on the front elevations of the building, and it was subsequently concluded that the proposals would safeguard the significance of the NDHA. Nonetheless, conditions 4, 5, 6 and 7 required the prior approval of a strategy for the repair of the historic fabric of the building, full architectural and specification details of an array of exterior and internal works, a sample of reclaimed facing brick material and details of the mortar mix for external masonry work.

The Council suggest that the details are required to ensure that the new works safeguard the architectural character of the NDHA. Even so, the list of information required to be submitted for approval is extensive. Particularly in the context of the building not being within or adjacent to a conservation area.

The HIA confirms that the frontage of the building would remain unchanged. Additionally, despite the unsightly security measures to doors and windows at ground floor, the front elevation appears to be in a good state of repair. There is also a limited amount of guttering and rainwater goods. The HIA also confirms that the original doors and windows would be retained, and new windows would match the existing. Likewise, new or replacement brickwork is proposed to match the existing building. As a consequence, I am not satisfied that a repair strategy for the building and full architectural and specification details for the internal and exterior works to complete the proposed conversion works, as required by conditions 4 and 5 are justified. Accordingly, conditions 4 and 5 should be removed.

For similar reasons to those set out above, while there is a need to ensure that new or replacement brickwork matches the original building, a sample material is not reasonable or necessary. As such, condition 6 should be varied to reflect this. Also, with little substantive evidence which justifies the prior approval of the mortar mix for external masonry work, condition 7 is not reasonable or necessary and should be removed.

At the rear of the building, the amount of space is limited. It is largely enclosed with minimal views from outside of the site. The space would primarily serve as a parking area, but the space would need to accommodate bin storage arrangements. For six flats the bin store could be a large structure. Condition 8 requires the prior approval of the bin store design, which is reasonable in the circumstances. However, condition 8 also includes a requirement to provide design details for soil ventilation pipes and vents for kitchens and bathrooms.

Once converted, the building would have a residential appearance, and domestic paraphernalia associated with its residential use would not be uncommon. Owing to the nature of the rear of the building, set within a highly enclosed area, there would be minimal harm to the appearance of the building or the wider visual amenity of the area from soil ventilation pipes and vents. The control of this paraphernalia by condition is therefore not reasonable or necessary, and condition 8 can be varied to secure bin storage details only.

Condition 9 seeks to control the erection of satellite dishes, tv aerials, and the installation of mechanical ventilation systems and air conditioning units on the frontage elevations, to safeguard the architectural and historic interests of this NDHA.

A large amount of apparatus on the front elevation would have a prominent and cluttered appearance. To control such paraphernalia on the front, which can have a functional appearance, the condition would continue to be reasonable and necessary.

For the above reasons, the removal of condition 9 would be harmful to the character and appearance of the host building, with regard to its significance as a NDHA. As such, it would be contrary to Policies GP2 and ENV32 of the Walsall Unitary Development Plan 2005 (the UDP), and Policies ENV2 and ENV3 of the Black Country Core Strategy 2011 (the BCCS), and paragraph 216 of the Framework.

However, for the reasons identified, I conclude that the removal of conditions 4a, 4b, 5a, 5b, 7a and 7b, as well as the variation of conditions 2, 3, 6a, 6b, 8a and 8b in the manner set out above, would not harm the character and appearance of the host building, with regard to its significance as a NDHA. Accordingly, the removal and variation of the specified conditions would not conflict with Policies GP2 and ENV32 of the UDP, and Policies ENV2 and ENV3 of the BCCS. These, taken together and amongst other things, seek proposals to sustain and reinforce special character and conserve the historic aspects of buildings, and make a positive contribution to the quality of the environment. The removal and variation of the specified conditions would also be in accordance with paragraph 216 of the Framework.

Condition 10 secured the prior approval of an acoustic mitigation scheme for the building, taking into account the submitted Noise Impact Assessment (NIA). The NIA has not been submitted with the appeal but owing to the commercial setting of the area and the location of the building on a busy road, a reasonable level of noise can be expected. Windows which would serve habitable rooms of the flats are largely located on the road facing elevations. Therefore, without any substantive evidence to substantiate that the living conditions of future occupiers would otherwise be protected from noise, the condition is reasonable and necessary.

Consequently, I conclude that the removal of condition 10 would lead to a harmful effect on the living conditions of future occupiers which would conflict with Policy GP2 of the UDP, which amongst other things seeks developments that make a positive contribution to the quality of the environment.

The rear yard area and access from the front is a tight space. While four parking spaces are proposed to the rear, I agree with the Highway Authority that the prospect of four spaces being provided, with sufficient manoeuvring space, is unlikely. Condition 11a and 11b simply requires a revised parking layout showing two spaces, which would be more likely to be achieved.

The appellant suggests that owing to the highly sustainable location of the site, the condition is not necessary. Nevertheless, in the context of the proposed development and the future implications that on street car parking would have, the condition as worded is reasonable and necessary. Likewise, condition 13a and 13b which would promote sustainable transport choice, in accordance with the aims of the Framework, is also reasonable and necessary.

For these reasons, I conclude that the removal of conditions 11a, 11b, 13a and 13b would lead to a harmful effect on highway safety in respect of parking, as well as not supporting sustainable modes of transport, which would be contrary to Policies GP2, T7 and T13 of the UDP and Policy TRAN4 of the BCCS. These, taken together and amongst other things, seek development that provides acceptable on-site parking to avoid adverse highway safety, and proposals which encourage sustainable travel.

The Council suggest that the appeal site lies in the setting of other designated and non-designated heritage assets. In particular, [address] and the [name], which are both [name] listed ([name]: 1077177 and 1343038 respectively).

[address] is a nineteenth century former house, and the historic interest derives in part from its age and appearance. The Cholera Memorial Doctor's Piece Garden comprises a sandstone plaque with round head and its historic interest is largely derived from its presence within the garden which was used for burials during 1849.

Due to the scale of the proposed works, and the juxtaposition of the public house with the listed buildings, the removal and variation of the identified conditions would have no harm to the significance or setting of [address] and the [name].

The removal of condition 9 would be harmful to the character and appearance of the host building, with regard to its significance as a NDHA. The Framework, at paragraph 216, requires, in weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement having regard to the scale of any harm or loss and the significance of the heritage asset.

The proposed development would contribute to boosting the supply of housing, as referenced in the Framework, particularly in the context of the Council’s inability to demonstrate a five-year housing land supply. I have also had due regard to the Human Rights Act 1998, in reaching my decision. However, these factors do not override the harm identified that the removal of condition 9 would have to the NDHA.

I acknowledge the appellants comments with regard to the Council’s handling of the planning application and the perceived lack of engagement and negotiation throughout the process, and the implications on the appellant. Nevertheless, I confirm that I have considered the appeal scheme on its planning merits.

The Planning Practice Guidance (the PPG) makes clear that when granting planning permission under section 73, decisions should restate the conditions imposed on earlier permissions that continue to have effect.

For clarity, I have included a time limit condition based on the date of the original permission. As set out above, condition 2 still remains reasonable and necessary to ensure that the development is carried out in accordance with the listed documents, save for the original HS.

In the absence of further details about the status of other conditions, I shall impose all of them again, and I endorse the reasons for their imposition, as stated in the original decision notice. However, I have reworded condition 12 of the original permission (now condition 9) as it was incomplete and did not meet the 6 tests.

Furthermore, I have sought to avoid pre-commencement conditions, in accordance with the Framework and the PPG. As such, conditions which required details to be submitted prior to the commencement of development have been re-worded accordingly. I am satisfied that the reworded conditions would still meet paragraph 57 of the Framework and the relevant development plan policies.

For the reasons given above, the appeal is allowed in part and dismissed in part.

The development hereby permitted shall begin no later than 22 September 2026.

The development hereby permitted shall not be carried out otherwise than in accordance with the following approved plans, details and documents:  Coal mining risk assessment  Air_Quality_Assessment_06-06-23.pdf  Heritage_Impact_Assessment_06-06-23.pdf  Location_and_Site_Plan_-_001_REV_A_-_06-06-23.pdf  Noise_Impact_Assessment_06-06-23.pdf  Phase_I_Land_Contamination_Assessment_06-06-23.pdf  Proposed_Elevations_-_Sheet_1_-_010_REV_B_-_06-06-23.pdf  Proposed_Elevations_-_Sheet_2_-_011_REV_B_-_06-06-23.pdf  Proposed_First_Floor_Plan_-_008_REV_B_-_06-06-23.pdf  Proposed_Ground_Floor_Plan_-_007_REV_B_-_06-06-23.pdf  Proposed_Roof_Plan_-_009_-_06-06-23.pdf  PRINCE_OF_WALES_D_A.pdf

No external works to the walls and roof of the building shall commence until a ‘building recording survey’ to Level 1 in accordance with Historic England Guidance: [name]: A Guide to [name] (2016) has been undertaken by an accredited archaeologist and submitted to and approved in writing by the Local Planning Authority.

The external materials of the development hereby permitted shall match those used in the existing building.

a. Prior to the occupation of the development hereby permitted details of the bin store, including the design, dimensions, materials and fixing to the ground shall be submitted to and approved in writing by the Local Planning Authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details and thereafter retained for the lifetime of the development.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no satellite dishes, tv aerials, mechanical ventilation systems, air conditioning units shall be installed / fixed / attached to the front (west and south east) elevations of The Prince of [address] to safeguard the architectural and historic interests of this Non Designated Heritage Asset.

a. No external works to the walls and roof of the building shall commence until details of an ‘[name] detailing the mitigation measures to be implemented taking into account the submitted ‘Noise Impact Assessment’, has been submitted to and agreed in writing by the Local Planning Authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved remedial measures as set out in the ‘[name] required by part (a) of this condition and the approved remedial measures as set out in the ‘[name] required by part (a) of this condition shall thereafter be retained for the lifetime of the development. c. Prior to occupation of the development hereby approved a [name] confirming the agreed remedial measures have been implemented shall be submitted to and approved in writing by the Local Planning Authority.

a. Notwithstanding the approved plans, prior to the occupation of the development hereby permitted, an amended parking layout which illustrates [address] vehicular parking spaces each measuring a minimum of 2.4m by 4.8m within the curtilage of the site shall be submitted to and approved in writing by the Local Planning Authority. The amended parking layout shall demonstrate that vehicles can enter and leave the site in a forward gear. The amended parking layout shall also demonstrate the surfacing, marking out and draining of the parking and manoeuvring space. No surface water run off shall be able to drain into a highway drain or the highway. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details and the approved details shall thereafter be retained and used for no other purpose for the lifetime of the development.

a. Prior to the occupation of the development hereby permitted, a site plan and elevation plan demonstrating the installation of bollards to the front of the building shall be submitted to and approved in writing by the Local Planning Authority. b. The development shall be carried out in accordance with the approved details and thereafter retained as such for the lifetime of the development.

a. Prior to the occupation of the development hereby permitted full details of the proposed cycle shelter shall be submitted to and approved in writing by the Local Planning Authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details and the approved details shall thereafter be retained for the lifetime of the development and used for no other purpose.

a. Prior to the occupation of the development hereby permitted, full details of the proposed drainage plans for the disposal of foul and surface water flows shall be submitted to and approved in writing by the Local Planning Authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details and the approved details shall thereafter be retained for the lifetime of the development. ***END***

The development hereby permitted shall not be carried out otherwise than in accordance with the following approved plans details and documents: - Coal mining risk assessment - Air_Quality_Assessment_06-06-23.pdf - Heritage_Impact_Assessment_06-06-23.pdf - Heritage_Statement_of_Significance_06-06-23.pdf - Location_and_Site_Plan_-_001_REV_A_-_06-06-23.pdf - Noise_Impact_Assessment_06-06-23.pdf - Phase_I_Land_Contamination_Assessment_06-06-23.pdf - Proposed_Elevations_-_Sheet_1_-_010_REV_B_-_06-06-23.pdf - Proposed_Elevations_-_Sheet_2_-_011_REV_B_-_06-06-23.pdf - Proposed_First_Floor_Plan_-_008_REV_B_-_06-06-23.pdf - Proposed_Ground_Floor_Plan_-_007_REV_B_-_06-06-23.pdf - Proposed_Roof_Plan_-_009_-_06-06-23.pdf - PRINCE_OF_WALES_D_A.pdf

Prior to the commencement of the development hereby permitted, a ‘building recording survey’ to Level 3 in accordance with Historic England Guidance: [name]: A Guide to [name] (2016) shall be undertaken by an accredited archaeologist and shall be submitted in writing to and approved in writing by the local planning authority.

a. Prior to the commencement of the development hereby permitted, a strategy for the repair of historic fabric of the building shall be submitted in writing to and approved in writing by the local planning authority. The repair strategy shall include: i. Repair to existing timber front doors: including the type and density, joints of joinery/carpentry, fixing (nails, pegs and/or adhesives) and finish. ii. Repair to existing glass: including the type, fixture and finish. iii. Repair to existing rainwater goods: including materials, fixing and finish. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved repair of historic fabrics strategy and thereafter retained for the lifetime of the development.

a. Prior to the commencement of the development hereby permitted, full architectural and specification details (at a scale of 1:10) shall be submitted in writing to and approved in writing by the local planning authority. The architectural specification shall include: i. New windows: type of timber, overall design, glazing bar and frame dimensions, frame profiles and arrangement, materials, reveal, opening mechanism, handles, latches and locks. ii. Secondary glazing: Overall design and how it relates to the principal window, glazing bar and frame dimensions and arrangement, materials, reveal, opening mechanism, handles, latches and locks; iii. New door rear elevation at first floor: Overall design, dimension of frames/architraves, arrangement of materials and individual components and members, materials, reveal, opening mechanism, handles, latches and locks. iv. [name] goods: Including: Design, location, materials, finish and fixing; v. New masonry: Including position, form and bonding; vi. New external staircase: Materials, colour and finish, design of tread and riser, balustrade and rail, structural form and fixing to principal structure; vii. [name]: Including type of partition, method of fixing to historic fabric. viii. New plasterwork (ceilings, walling and decoration): Form, composition and application, plaster mix, location of application, number and type of coats and decorative use. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved architectural specification and thereafter retained for the lifetime of the development.

a. Prior to the commencement of the development hereby permitted, details of a sample of reclaimed facing brick material to match the existing facing bricks in colour, size and dimensions shall be submitted in writing to and approved in writing. A twenty-one-day notice period shall be given in writing to allow the Council’s Conservation Officer to visually inspect the facing brick material on site. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved reclaimed facing brick material and thereafter retained for the lifetime of the development.

a. Prior to the commencement of the development hereby permitted, details of the mortar mix for external masonry work shall be submitted in writing to and approved in writing by the local planning authority. For the avoidance of doubt all works affecting historic fabric shall use [name] (NHL) to a specified ratio with sand in accordance with ts use and location. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved mortar mix and thereafter retained for the lifetime of the development.

a. Prior to the commencement of the development hereby permitted, details of: i. The bin store: including design, dimensions, materials and fixing to the ground. ii. Soil ventilation pipes: including design, location, fixing, colour finish. iii. Any vents for kitchens and bathrooms: including design, location, fixing, finish. shall be submitted in writing to and approved in writing by the local planning authority writing by the local planning authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details under part a of this condition and thereafter retained for the lifetime of the development.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no satellite dishes, tv aerials, mechanical ventilation systems, air conditioning units shall be installed / fixed / attached to the front (west and south east) elevations of The Prince of [address] to safeguard the architectural and historic interests of this Non Designated Heritage Asset.

a. Prior to the commencement of the development hereby permitted details of an ‘[name] detailing the mitigation measures to be implemented taking into account the submitted ‘Noise Impact Assessment’, shall be submitted in writing to and agreed in writing by the Local Planning Authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved remedial measures as set out in the ‘[name] required by part (a) of this condition and the approved remedial measures as set out in the ‘[name] required by part (a) of this condition shall thereafter be retained for the lifetime of the development. c. Prior to occupation of the development hereby approved a [name] confirming the agreed remedial measures have been implemented shall be submitted in writing to and agreed in writing by the Local Planning Authority.

a. Notwithstanding the details as submitted and prior to occupation of the development hereby permitted, until an amended parking layout has been submitted in writing to and approved in writing by the Local planning Authority that illustrates [address] vehicular parking spaces each measuring a minimum of 2.4m by 4.8m shall be provided within the curtilage of the application whilst demonstrating vehicles can enter and leave the site in a forward gear. The amended parking layout shall also demonstrate the surfacing, marking out and draining of the parking and manoeuvring space demonstrating no surface water run off shall be able to drain into a highway drain or the highway. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details and the approved details shall thereafter be retained and used for no other purpose for the lifetime of the development.

a. Prior to occupation of the development hereby permitted full details of the proposed cycle shelter, which shall be covered and illuminated, shall be submitted in writing to and approved in writing by the Local Planning Authority. b. The development hereby permitted shall not be carried out otherwise than in accordance with the approved details and the approved details shall thereafter be retained for the lifetime of the development and used for no other purpose. The reasons given for the conditions are:

To ensure that the development undertaken under this permission shall not be otherwise than in accordance with the terms of the application on the basis of which planning permission is granted, (except in so far as other conditions may so require).

To ensure there is a building record of this non-designated heritage asset to record the heritage significance prior to the conversion of the building into residential accommodation in accordance with Paragraph 203 of the NPPF.

To safeguard the historic, architectural and archaeological interest of the non-designated heritage asset in accordance with para 203 of the NPPF and to ensure the repair works retain the architectural character of the NDHA in accordance with [name] GP2, ENV32 of the UDP and Policies ENV3 and ENV2 of the BCCS and Policy DW3 of [name].

To safeguard the historic, architectural and archaeological interest of the non-designated heritage asset in accordance with para 203 of the NPPF and to ensure new works safeguard the architectural character of the NDHA in accordance with [name] GP2, ENV32 of the UDP and Policies ENV3 and ENV2 of the BCCS and Policy DW3 of [name].

To ensure the proposed facing materials match in colour, size and dimension to the original building to visually blend into the existing building in accordance with [name] GP2, ENV32 of the UDP and Policies ENV2 and ENV3 of the BCCS and Policy DW3 of [name].

To ensure the mortar mix visually blends into the existing building and to ensure the lime mortar allows for effective water evaporation and allow the building to function effectively, in accordance with [name] GP2, ENV32 of the UDP and Policies ENV2 and ENV3 of the BCCS and Policy DW3 of [name].

To safeguard the architectural and historic heritage interests of the non-designated heritage asset to ensure the proposed soil ventilation pipes and vents do not visually detract from the character of this non designated heritage asset and to ensure the design of the proposed bin store is acceptable in accordance with [name] GP2, ENV32 of the UDP and Policies ENV2 and ENV3 of the BCCS and Policy DW3 of [name].

To safeguard the architectural and historic heritage interests of the non-designated heritage asset in accordance with [name] GP2, ENV32 of the UDP and Policies ENV2 and ENV3 of the BCCS and Policy DW3 of [name].

To protect residential amenity for occupiers.

To ensure the satisfactory completion and operation of the development and in accordance with UDP policy GP2, T7 and T13.

To encourage sustainable modes of travel and in accordance with UDP policy T13 and Black Country Core Strategy TRAN4.