970-home mixed-use development at Land At Station Road, Balsall Common

What was proposed

An outline scheme proposed up to 970 homes, a relief road, centres, care accommodation, a school, open space and station parking.

“Proposal: Outline planning application with all matters reserved except access for the erection of up to 970 residential dwellings, including affordable housing (use Class C3), the construction of the length of the Balsall Common Relief Road between Station Road and Waste Lane, including new vehicular access points off Station Road and Waste Lane, extension to the station car park, a neighbourhood and local centre including a care home and care or retirement accommodation…”

Officer report

What officers recommended

Officers recommended approval because substantial housing, infrastructure and other public benefits outweighed identified heritage, agricultural and landscape harm.

“In accordance with Paragraph 212 of the Framework, Officers place great weight on the conservation of designated heritage assets. Although at the moderate level of less than substantial, Officers place considerable importance and weight on the harm that has been identified to Barratts Lane Farmhouse, Barn at Barratts Lane Farm and Pool Orchard Cottage.”

“There is no evidence to suggest that the optimum viable use of any of the heritage assets would be affected by the proposal. With regard to the public benefits, these are very substantial, as set out in the positive section of the planning balance above. These outweigh the moderate level of less than substantial harm to the Barratts Lane Farmhouse, Barn at Barratts Lane Farm and Pool Orchard Cottage.”

Officer report

Consultees and residents

Consultees raised concerns about highways, Green Belt, infrastructure and environmental effects, while 222 letters of representation objected to the scheme.

“Berkswell Parish Council - Concerns raised on the grounds of prematurity of development, Green Belt and Meriden Gap, highway access and traffic safety, infrastructure and integrated planning, relief road delivery, education, healthcare and community facilities, public open space and environmental quality and urban design and layout.”

“Open Space Society - Concerns raised on the grounds of public open space, protection and management of public rights of way, active travel, equality and accessibility, Green Belt and enhancements.”

Officer report

Main objections

Objections covered traffic, access, congestion, housing scale, local services, landscape, ecology, heritage, flooding, amenity and premature development.

“The site should only be accessed from the relief road; • Safety concerns relating to the access arrangements; • Impacts on traffic and congestion; • Increase in traffic during construction period; • Speed of traffic and highway safety concerns; • Increase in traffic from new housing; • Concerns regarding access for emergency services;”

“Concerns raised on the grounds of roads and traffic, ecology, Green Belt, excessive scale, cumulative impact, local opposition, community impact and conflict with Local Plan.”

Officer report

Who spoke

Four people spoke against the application, an objection was read for an MP, and one person spoke in support.

The committee’s decision

The committee approved the application subject to conditions, a Section 106 agreement and delegated authority over healthcare contributions.

“PL/2023/01520/PPOL LAND AT STATION ROAD Approval subject to: Conditions and the completion of a Section 106 Agreement; and 2. Delegated authority for the Head of Planning Design and Engagement, and Chairman of Planning Committee to agree the final quantum and disposition of healthcare contributions following discussions with NHS stakeholders.”

Minutes