550 homes and open space at Land South Of Dog Kennel Lane, Shirley, Solihull

What was proposed

Outline permission was sought for up to 550 homes, open spaces, play areas, ecological habitats, drainage, routes and highway improvements, with access determined now.

“Proposal: Outline planning permission is sought with all matters reserved for future determination, save for the means of access via Stratford Road and Dog Kennel Lane for: Up to 550 dwellings (comprising use Class C3), public open spaces and children's play areas, ecological habitats, sustainable drainage features, walking and cycle routes, highway improvements, and ancillary works.”

“This application seeks outline planning permission with all matters reserved except for access for up to 550 dwellings, on land off Dog Kennel Lane and Stratford Road.”

Officer report

The site

The site is south of Dog Kennel Lane and forms part of the wider BL2 land proposed for housing in the withdrawn Local Plan Review.

“The application site forms a parcel of land within the BL2 site allocated in the now withdrawn Local Plan Review (‘withdrawn LPR’) under Policy BL2.”

Officer report

Planning history

There was no relevant planning history, while the site had previously been proposed for residential development before the plan was withdrawn.

“The application site was identified and proposed for residential development in the emerging Local Plan Review (BL2) before the Plan was withdrawn in October 2024.”

Officer report

Why officers supported it

Officers found Green Belt harm, but considered the housing supply shortfall, affordable homes, infrastructure and economic benefits created very special circumstances for approval.

“After a robust assessment, officers are of the view that the proposal would utilise ‘Grey Belt’ but would not meet the ‘Golden Rules’ requirements set out in the Framework. The proposed development should therefore be regarded as inappropriate development in the Green Belt. Inappropriate development in the Green Belt is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.”

“The development would be inappropriate development in the Green Belt and would cause harm by definition to the Green Belt. It would have a significant impact to the openness of the Green Belt compared to the existing undeveloped site. Further, the residential development would cause limited harm to 2 of the purposes of including land within it (namely urban sprawl, and encroachment). Substantial weight is attached to the green belt harm.”

Officer report

Consultation responses

Several consultees raised no objection subject to conditions or contributions, while the parish council objected over highways, flooding, healthcare and education.

“Cheswick Green Parish Council – objection based on highway safety and congestion, concerns over flooding issues, lack of provision for NHS dentistry, lack of provision for secondary education…”

“SMBC Highways – no objection subject to conditions and a Section 106 contribution towards the Blythe Area mitigation highways schemes to mitigate the impacts of this development totalling £2,877,317, and Travel Plan Contribution of £117,078.31.”

Officer report

Who spoke

A parish councillor spoke against the application, statements opposing it were read for ward councillors and another speaker supported it.

The committee’s decision

The committee approved the application subject to conditions, a Section 106 agreement, referral and Active Travel England raising no new material planning issues.

“PL/2024/00598/PPOL - LAND SOUTH OF DOG KENNEL LANE Approved subject to: (i) Conditions and the completion of a Section 106 Agreement. (ii) Referral to the National Planning Casework Unit under the Town and Country Planning (Consultation) (England) Direction 2014 (in the scenario where the proposal found to be inappropriate development in the Green Belt and very special circumstances exist to clearly outweigh the harm).”

Minutes