Appeal 6001495
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
6 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
described as erection of detached triple garage to front.
Section 02
Decision
The appeal is dismissed.
Section 03
Preliminary Matters
I have taken the description of development in the banner heading above from the Decision Notice of the Council as it describes the development in a more concise manner than that on the Application Form. Whilst there is no record of a formal agreement to the change in front of me, I note that the appellant has used the Council’s revised description in their Appeal Statement. I am therefore satisfied that neither party is prejudiced by this course of action.
Section 04
Main Issue
The main issue is the effect of the proposed development on the character and appearance of the surrounding area.
Section 05
Reasons
[address] is characterised by large detached properties set within spacious plots that are set back from the highway. There is a relatively uniform building line along [address] with front boundary treatments consisting of a mix of boundary walls, gates and soft landscaping. Any detached garages within the lane are located within close proximity to their host dwelling.
The proposal seeks to introduce a substantial triple garage adjacent to the front boundary of the site. Given the proposed dimensions of the proposal and its location within the overall site, forward of the main dwelling, I find that it would appear overly dominant and obtrusive within the street scene. It is pertinent that the [name] states new free-standing garages to be built forward of the established building line are likely to be visually intrusive and out of character with the settlement pattern of the area which is the case with the appeal scheme.
In the immediate vicinity there are no examples of garages set so far forward of the building line. The appellant has referenced a detached garage at [address]. However, this garage is located directly adjacent to its host dwelling and is set no further forward than the adjacent property, No 10, which greatly reduces its dominance within the street scene. On this basis there are distinct differences between the existing garage at No 12 and the appeal scheme.
I conclude that by virtue of its siting and scale the garage would be materially harmful to the character and appearance of the area. It would conflict with policies S6 and L1 of the Dudley Borough Development Strategy. Amongst other matters, these policies require that development addresses character and appearance and secures a design that is of an appropriate form, siting, scale and mass.
Section 06
Conclusion
For the reasons given above, I conclude that the proposal would conflict with the development plan as a whole and there are no material considerations that indicate that the development should be determined otherwise than in accordance with it. Therefore, the appeal is dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 5326No official casework-database value to compare
- Extracted decision date · page 1
- 25 February 2026Matches the official casework database
- Extracted site visit dates
- 17 February 2026 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 6001495
- Application reference
- P25/0796
- Lead case reference
- Not recorded
- Planning authority
- Dudley Metropolitan Borough Council
- Planning authority code
- E08000027
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- Not recorded
- Appeal reason
- refused
- Type detail
- Householder
- Jurisdiction
- No Jurisdiction Associated
- Link status
- Not recorded
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- 0 hectares
- Floor space
- 1,894 m²
- Number of residences
- Not recorded
- Site in Green Belt
- No
- Agricultural holding
- Not recorded
- Affects setting of a listed building
- Yes
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 6 November 2025
- Valid date
- 6 November 2025
- Start date
- 10 November 2025
- Planning authority decision date
- 22 August 2025
- Appeal decision date
- 25 February 2026
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- Not recorded
- Bespoke
- Not recorded
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- No
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Back Office
- Dataset status
- Current release
- Catalogue record ID
- 84949
- First seen
- 20 August 2026 at 14:25
- Last seen
- 20 August 2026 at 16:29
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:25
- Record updated
- 24 August 2026 at 16:21