700-home mixed-use development at Land South Of Dog Kennel Lane, Shirley, Solihull

Planning history

The site was previously proposed for housing in the withdrawn Local Plan Review, and no relevant planning history was identified.

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was identified and proposed for residential development in the emerging Local Plan Review (BL2) before the Plan was withdrawn in October 2024.”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

What officers recommended

Officers recommended approval because substantial benefits, including housing and affordable homes, clearly outweighed Green Belt and other harm.

“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.”

“Together with the other benefits set out above, officers conclude that the other considerations in this case are of sufficient weight to clearly outweigh the identified harm to the Green Belt and other harm. Very special circumstances therefore exist to justify this inappropriate development.”

Officer report

What consultees said

Several consultees raised traffic, drainage, infrastructure and design concerns, while others had no objection subject to conditions or contributions.

“Active Travel England – deferral for more information Environment Agency – No objection subject to conditions…”

“Dickens Heath Parish Council – concerns raised on grounds of master plan should show reduced densities to western edge, highways and drainage concerns and full assessment of infrastructure should take place…”

Officer report

What local people said

Most objections concerned traffic, flooding, infrastructure, ecology, amenity, Green Belt loss, design, overdevelopment and pressure on local services.

“Amenity Issues • Loss of privacy from people using country park and parking on private drives • Placement of roads is likely to cause vibrations • Loss of privacy into flats and houses at The Green • Additional noise and smells • Noise from school and bells and screaming children • Loss of light if buildings are more than 2 storeys…”

“Other Issues • Loss of green belt • Lack of community cohesion as scheme will overwhelm existing community • Existing shops at Sears Retal Park will be over crowded • Design and scale is incompatible with surrounding area • Overdevelopment of area • Number of existing new builds have not been sold or are vacant • Many retirement facilities in area are not occupied • Lack of attention to detail in documents • Lack of sustainable plan to mitigate long term negative effects…”

Officer report

Who spoke

Three parish or ward representatives spoke against the application, while one supporter spoke in favour.

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/2024/02926/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