Highways condition change at Land At Cricket Lane, Lichfield

What was proposed

The application sought to change when Swinfen Island junction improvement works must be completed, without changing the wider development.

“This application is seeking a Section 73 minor-material amendment, to change the trigger for Condition 36, which secured offsite highways improvements to the Swinfen Island Junction. The application proposes to amend the trigger point of the condition from “before the first occupation or use of any buildings within any phase of the development” to “prior to the first occupation of the 130th residential dwelling hereby approved, or the occupation of 18,157sqm or greater…”

“No other elements of the scheme would be affected and the timescales regarding implementation would be unchanged. The reserved matters for both the residential and employment areas have already been granted in 2024.”

Officer report

The site and junction

The site is an agricultural field south of Lichfield, bordered by several roads, with the junction south of the site connecting three routes.

“The application site relates to that which was approved under the hybrid outline/full application (ref 18/01217/OUTFLM – the permission which the current application seeks to vary, and hereon referred to as the “Parent Consent”), which is located to south of Lichfield and comprises a single agricultural field, under arable cultivation, which is bordered by Cricket Lane to the north west, Tamworth Road (A51) and Lichfield Canal restoration site to the north east, London…”

“The current application seeks to amend Condition 36, which relates to offsite works to the Swinfen Island Junction. The junction lies to the south of the Site, connecting the A38 to the A5148 and the A5206 (London Road), the latter of which provides access to Cricket Lane. This is shown below:”

Officer report

Earlier permissions

The parent permission was granted in 2022, followed by approved reserved matters for employment and residential development in 2024.

“The key planning history is laid out below, with a more detailed history provided in the following table. • 18/01217/OUTFLM – original Parent Consent outline permission granted on 16/12/2022. • 23/01438/REMM – reserved matters for the employment area approved on 20/08/2024 • 24/00137/REMM – reserved matters for the residential area approved 29/10/2024”

“Ref no Proposal Decision Date 18/01217/OUTFLM Outline planning permission (with all matters reserved except access) for the construction of up to 520 dwellings and an area of up to 12.78 hectares for the provision of employment floorspace (Use Classes B1/ B2/ B8) including; two points of access from Cricket Lane; comprehensive green infrastructure including footpaths, cycle ways, multifunctional open space, children's play areas, open space for sport and sustainable water…”

Officer report

What officers recommended

Officers recommended approval because updated traffic evidence indicated no unacceptable highway impact and the amendment would have a generally similar effect to the approved scheme.

“In summary, the applicant has demonstrated that the development with the amended trigger would have a generally similar impact on the highway network to that which was previously approved, with any negative impact on queueing time being minor and significantly below what was previously projected for the site. The proposal is supported by the two key statutory consultees – National Highways and Staffordshire County Council Highways.”

“Each application must be assessed on its own merits, at the point of determination. Officers consider the updated evidence provided to demonstrate that there would be no harm to the highway network.”

Officer report

Consultation responses

Lichfield City Council recommended refusal, while National Highways and Staffordshire County Council Highways ultimately raised no objection after further information.

“National Highways - (17/04/2025) – No objection to the proposal. There are concerns regarding flow impact on London Road, but the A38 at Swinfen Island would experience minimal to no effects from the development. If further mitigation measures were proposed such as greater capacity at London Road, the impact on the A38 slip roads would require further examination [Case officer note – this has not been proposed].”

“Staffordshire County Council (Highways) - (29/05/2025) - No objection. The latest information provided shows that the queues predicted will be lower than previous.”

Officer report

Public objections

Two public comments objected, saying the junction improvements were overdue and should happen before residents or businesses occupied the site.

“Two public comments have been received in response to this application, both objecting to the proposal. The matters raised within the comments have been summarised below:”

“The developer is trying to force a previously agreed permission to maximise profit at the expense of local residents. • The improvements to the Swinfen interchange are desperately needed and well overdue to aid traffic in and out of Lichfield during peak hours. This should be done prior to any businesses or residents moving into the Cricket Lane site. • Improvements, including a set of traffic lights, would help the flow onto the roundabout.”

Officer report

Who spoke

An objector and two representatives for the applicants made representations before the application was considered.

The committee decision

The application was approved, and the Planning Enforcement Team was asked to investigate possible planning breaches and take appropriate action where necessary.

“RESOLVED: The Planning Enforcement Team are to investigate to see if there are any planning breaches to be remedied on the site and take appropriate action where necessary, with an update to be provided to Planning Committee in due course and to approve the application…”

Minutes