109 affordable homes at Land Off Horner Avenue, Fradley, Lichfield

What was proposed

The application sought to amend the approved housing scheme by changing house types, removing garages, changing materials and making all homes affordable.

“It is advised that these changes are sought to reflect the current needs of the market. It is proposed to amend several plan conditions in order that plans can be superseded and align with the amended scheme. The proposed changes sought are as follows:”

“Approval is sought to amend the tenure of the development to deliver a 100% affordable housing scheme. The revised tenure will comprise 66% Social Rent and 34% Shared Ownership provided through a mix of 1-4 bedroomed homes.”

Officer report

The site and surroundings

The site comprises a 4.5-hectare main parcel and a separate construction holding area beside housing, industrial uses, the A38 and existing highways.

“The application site comprises two separate parcels of land, the ‘main site’ and a separate ‘construction holding area.’ The main site is 4.5hectares in size, with a relatively flat topography and located to the south-west of an established housing estate comprising Worthington Road with the rear of residential properties located on Horner Avenue and Ward Close forming the north- eastern boundary.”

“The ‘construction holding area’ is a separate parcel of land located to the northeast of the main site. The site comprises an area of land at the junction between Common Lane and Shaw Drive, with access taken off Show Drive. Residential properties are located to the north and east with a woodland to the immediate south. This parcel of land is currently used for informal parking.”

Officer report

Earlier planning decisions

An earlier 109-home application was refused, but an appeal was allowed in September 2025; a later ecological and landscaping discharge was approved.

“11 March 2026- 22/00106/DISCH1-Discharge of condition 13 (Habitat Creation and Landscaping Management Plan) and condition 19 (Ecological Enhancement Measures) of permission 22/00106/FULM (APP/K3415/W/25/3359731). Approved.”

“2 August 2024-22/00106/FULM-Full planning application for a residential development (109 units) with associated works and public open space, and access from Horner Avenue and Ward Close- Refused. Appeal Allowed 5 th September 2025 (Ref 25/00001/REF).”

Officer report

Why officers supported it

Officers considered the amendments acceptable because they would not harm visual quality, residential amenity or highway conditions and would provide a balanced affordable housing mix.

“The proposed amendment to the house type on several plots would not result in detriment to the overall visual quality of the development nor cause detriment to the level of amenity currently afforded to surrounding residential properties. The proposed palette of external materials are considered appropriate and acceptable, reflecting the overall character and appearance of the area.”

“The proposal provides for a housing mix comprising 1 to 4-bedroomed units provide in the form of apartments, terraced, semi-detached and detached properties with a tenure of social rent or shared ownership. The scheme will provide a mixed and balanced community, encouraging social cohesion and inclusion.”

Officer report

What consultees said

The parish council objected, while environmental health, housing, trees and highways officers raised no objection or supported the changes subject to conditions.

“Insufficient information has been provided to enable proper scrutiny by the Parish Council, Planning Officers or Member of the Planning Committee. • Concern that this application appears to propose a downgrade in house design and materials, which risks undermining the design quality previously approved. This would be contrary to the principles of good design set out in the National Planning Policy Framework and the Fradley Neighbourhood Plan.”

“Staffordshire County Council (Highways) -No objection subject to recommended conditions.”

Officer report

What residents said

Eleven letters objected to the lack of engagement, material changes, reduced quality, mono-tenure housing, accessibility, sustainability and crime prevention.

“The development will produce a segregated or mono-tenure estate surrounded by an industrial estate, a main dual carriageway and a bund and planting separating the development from Horner Avenue. The Design Code seeks to avoid segregated mono-tenure estates and promotes mixed, tenure communities.”

“Objects on the following grounds: • No meaningful engagement or consultation has taken place by the applicant within the local community prior to the submission of these significant changes. • The fundamental concerned shared by the Fradley community are the scale of the changes from the appeal approval. • This section 73 application proposed changes that are so substantial, that had they been before the Inspector at appeal the outcome may have been different.”

Officer report

Who spoke

An objector, the ward member and the applicant’s agent made representations before the application was considered.

The committee vote

The committee approved the application in line with the officer recommendation, and the ward member did not participate in the vote.

“RESOLVED: Approved in line with officer’s recommendations…”

“Councillor Richard Stephenson did not participate in this vote due to speaking as a ward member.”

Minutes

The decision

Permission was approved subject to a deed of variation securing an all-affordable housing scheme and the stated planning conditions.

“Legal Agreement: (1) Subject to the owners/applicant first entering into a s106 agreement to secure the following: (i) Deed of Variation to provide an all-affordable housing scheme.”

“The development authorised by this permission shall be carried out in complete accordance with the approved plans and specification, as listed on this decision notice, except insofar as may be otherwise required by other conditions to which this permission is subject.”

Officer report