Eight semi-detached homes at Storage Land Rear Of 214 Cooks Lane, Kingshurst, Solihull

What was proposed

The application proposed eight semi-detached homes, with four two-bedroom and four three-bedroom dwellings, each having on-site parking.

“Proposal: Erection of 8 semi-detached dwellings.”

“The application seeks full planning permission for the erection of 8 no. semi- detached dwellings with on-site parking for each dwelling, 4 dwellings of which would have 2 bedrooms and the other 4 dwellings would have 3 bedrooms.”

Officer report

Earlier planning history

The site has a long residential planning history, including approval for an identical eight-home scheme used for supported living.

“This site benefits from an extensive planning history over a number of years including applications that have been granted for residential development with the most recent approval in 2018 accessed off Hillside Gardens which is a cul de sac. The earliest approved application for residential use dates back to 2005.”

“-PL/2018/00423/PPFL- Erect 8 No. semi-detached dwellings to be used for supported living. ( C3 use) APPROVED AT COMMITTEE 29/11/2018”

Officer report

What officers advised

Officers considered the proposal acceptable in principle, suitably designed, accessible, and beneficial for housing supply without material harm outweighing its benefits.

“The second strand of Policy P5 that deals with new housing on unallocated sites relates to borough wide housing need. If there is a housing need, Policy P5 supports the principle of the proposal. The question of housing need is set out within the Framework. The Framework advises that demonstrable unmet need in the case of applications involving the provision of housing includes the lack of a five-year housing land supply.”

“The Council completed its annual monitoring report, which looked at the Borough’s housing land supply as of 1 April 2024 and demonstrates that the Borough has at best 2.13 years housing land supply. This was challenged at a recent Public Inquiry associated with a housing scheme at 722 Kenilworth Road (APP/Q4625/W/24/3351230) whereby the appellant suggested the land supply position was 1.11 years.”

Officer report

Main effects considered

The assessment considered residential policy, local character, neighbours’ living conditions, highway safety, contamination, landscape, ecology and drainage.

“Whether the proposal provides an appropriate residential use in accordance with relevant planning policy; • The effect of the development on the appearance of street scene and character and local distinctiveness of the local area; • The effect of the proposal on the living conditions of the occupiers of neighbouring properties and • The effect of the proposal on highway safety and the free flow of the road.”

“Contaminated Land; • Landscape; • Ecology; • Drainage; • Climate Change; • Affordable Housing and CIL; and • Planning balance and conclusions.”

Officer report

Consultees’ responses

Water, drainage, contamination, ecology and highways consultees raised no objection subject to conditions, while landscape and affordable housing consultees raised no objection.

“Severn Trent Water – No Objection subject to condition and notes…”

“SMBC Highways - No objection subject to conditions.”

Officer report

What residents said

Fourteen neighbouring residents objected over scale, overdevelopment, privacy, light, noise, bins, construction, access, traffic, parking and turning.

“Impact on light to neighbouring house and garden; • Overlooking; • Loss of privacy; • Overbearing impact; • Proximity of buildings, parking bays and small gardens to neighbouring properties would cause light and noise pollution; and • Location of bins; • Noise and disturbance.”

“Legal Access arrangements; • Emergency vehicles access concerns; • Impact on traffic congestion on surrounding streets; • Increase in parking congestion in area; • Insufficient parking spaces; • Lack of turning for bigger vehicles needing to turn and reverse on this site.”

Officer report

Who spoke

A parish councillor and a ward councillor spoke against the application, while a statement of support was read out on behalf of another person.

The committee’s decision

The committee gave conditional approval in line with the officer recommendation.

“PL/2025/01267/PPFL - STORAGE LAND REAR OF 214 COOKS LANE Conditional approval as per the officer recommendation.”

Minutes