Planning officers at South Staffordshire Council have refused permission for a controversial scheme to build up to 550 homes on greenbelt land at Heath House Lane, Codsall, near Wolverhampton. The decision follows widespread local opposition, with 638 residents objecting and only one in support.
What was proposed
The application, submitted by developer Boningale Developments, earmarked 35 hectares of land for up to 550 homes, an 80-unit extra care facility and a community shop. Plans also included 50 per cent affordable housing. The design and access statement described the vision as “to create a new neighbourhood of up to 550 homes that fits comfortably within the existing setting.”
It added: “Alongside new homes, the proposals include an extra care facility and a small community shop, helping to support a more inclusive and well-served local community. Overall, the proposals aim to deliver a high-quality, landscape-led scheme that complements Codsall's character, while providing much-needed new homes and local facilities in a well connected and attractive environment.”
Residents and councils object
Three parish councils – Codsall, Perton and Bilbrook – formally objected to the plans. Concerns raised by residents included the fact that the site is not allocated for development and the impact on highways. Objections also came from arboricultural officers, Staffordshire County Council Highways, Shropshire County Council Highways, Wolverhampton City Council and Kingswinford and South Staffordshire MP Mike Wood.
MP Mike Wood said: “The existing infrastructure within Codsall is simply not sufficient to cope with the increased volumes of traffic generated by the occupants of the additional 550 dwellings proposed within this application, on top of the extensive development in Codsall and Bilbrook that was already contained in the local plan.”
Developer arguments and housing supply
Bonialige Developments argued that the land should be considered greybelt due to the limited contribution it makes to the purpose of the greenbelt. South Staffordshire Council confirmed it has a five year housing land supply of 0.87 years. As the council is unable to demonstrate a five-year housing land supply, national planning policy creates a presumption in favour of sustainable development.
However, planning officers said the development would be inappropriate in the greenbelt, noting the impact on the local highway network and the lack of community benefits secured in a Section 106 to make the development acceptable in planning terms.
Reasons for refusal
Officers stated: “The proposal gives rise to significant concerns in relation to infrastructure provision. The Local Education Authority has confirmed that there is insufficient First School capacity within the local area to accommodate the demand generated by the development and that no satisfactory or deliverable mitigation strategy has been identified.”
They added: “The proposal would therefore fail to demonstrate that the necessary infrastructure required to support development of this scale can be provided and would place unacceptable pressure on local education provision. Having regard to all material considerations, it is acknowledged that the proposal would deliver substantial housing, affordable housing, extra care and economic benefits at a time of acute housing need. However, substantial weight is attached to the unresolved education infrastructure objection, the objection of the Local Highway Authority, and the harm arising from inappropriate development within the Green Belt and the loss of openness.”
“Significant weight is also attached to the conflict with the emerging spatial strategy and coordinated infrastructure delivery, together with the identified landscape, heritage, arboricultural and agricultural land impacts. When considered cumulatively, the identified harms significantly and demonstrably outweigh the benefits of the proposal when assessed against the policies of the National Planning Policy Framework as a whole.”
