Land West Of Roman Lane And Little Aston Park Road Little Aston Sutton Coldfield Staffordshire

1. 1.The application site strongly contributes to purpose (a) of the Green Belt, that being to check the unrestricted sprawl of large built-up areas as set out in the National Planning Policy Framework (NPPF) Paragraph 143. The application site is not therefore grey belt land according to the NPPF definition. The proposed development is therefore inappropriate in the Green Belt and contrary to NPPF Paragraph 155. No very special circumstances have been advanced, contrary to Paragraph 153 of the NPPF.
2. 2.The application fails to provide a flood risk assessment and drainage strategy which accords with the principles of surface water management, as set out in the National Standards for Sustainable Drainage Systems (SuDS). For this reason, it has not been demonstrated that proposed drainage measures would adequately reduce the risk of flooding. The proposed development is therefore contrary to Chapter 14 of the NPPF (Meeting the challenge of climate change, flooding and coastal change), and Core Policy 1 (The Spatial Strategy) of the adopted Lichfield District Council Local Plan Strategy (2015). The development would also not meet the objectives of Chapter 2 of the NPPF (Achieving Sustainable Development) and Core Policy 3 (Delivering Sustainable Development) of the adopted Lichfield District Local Plan Strategy (2015).
3. 3.The planning application fails to demonstrate the provision of appropriate and safe routes for pedestrians and cyclists to local facilities. Walking distances to bus stops served by good quality services are excessive and there is no prospect of bus services entering the site, nor the inclusion of a cycle lane on the access carriageway due to insufficient width. For these reasons the proposed development fails to prioritise pedestrian and cycle 2 26/00425/OUTM movements and fails to facilitate access to high quality public transport, contrary to Chapter 9 of the NPPF, Core Policy 5 (Sustainable Transport) of the adopted Lichfield District Local Plan Strategy (2015) and the adopted Lichfield District Design Code (2024).
4. 4.The proposed development is to take place within Area Tree Preservation Order 1971/17032/TPO (confirmed February 1972), which is a valued and protected woodland. The proposed development would result in the loss of at least moderate quality early mature and mature native trees, all with a retention span of greater than 40 years. The protection given to these trees safeguards the remnants of woodland within the wider Urban Forest in the locality of Little Aston. Creation of the access road and the wider access corridor would permanently fragment protected woodland. Proposed replanting elsewhere, including where forming mandatory biodiversity net gain, would fail to mitigate to the extent required, and not, in any event, deliver mitigation within appropriate timescales. Conditions as proposed to mitigate would not provide the certainty required to safeguard retained and protected woodland. For these reasons, the proposed development fails to conserve and enhance the natural environment according to Chapter 15 of the NPPF, Core Policy 13 (Our Natural Resources), Policies NR3 (Biodiversity, Protected Species and their Habitats) and NR4 (Trees Woodland and hedgerows) of the adopted Lichfield District Local Plan Strategy (2015).
5. 5.Due to either incomplete or repeated data presented in Tables 5.6 and 5.7 of the Ecological Appraisal unacceptable adverse impacts on the habitat of protected bat species. Further, the Ecological Appraisal dated March 2026 fails to adequately explain why woodland parcels W1a and W1b have not been classified as Lowland Mixed Deciduous Woodland Priority Habitat, when the Appraisal considers surrounding woodland parcels to meet the criteria of this classification. In the absence of satisfactory details, the application fails to demonstrate how the proposed development would conserve and enhance the natural environment, contrary to Chapter 15 of the NPPF, Core Policy 13 (Our Natural Resources), Policies NR3 (Biodiversity, Protected Species and their Habitats) and NR4 (Trees Woodland and hedgerows) of the adopted Lichfield District Local Plan Strategy (2015).
6. 6.In the absence of a deliverable planning permission, the benefits of housing provision cannot be realised. Consequently, there are no public benefits to counter the permanent loss of Best and Most Versatile (BMV) agricultural land. By reason of loss of BMV land, the application fails to contribute to and enhance the natural environment, contrary to Paragraph 187 of the NPPF.
7. 7.The development fails to secure sufficient natural surveillance along the access route proposed to replace the dwelling and associated land of 'The Priors' on Little Aston Park Road. For this reason, the application fails to demonstrate development would be safe and accessible, and avoid crime, or the fear of crime. The development is therefore contrary to Chapters 8 (Promoting healthy and safe communities), 12 (Achieving well designed places) of the NPPF, Core Policy 3 (Delivering Sustainable Development), Core Policy 10 (Healthy and Safe Lifestyles), and Policy BE1 (High Quality Development) of the adopted Lichfield District Local Plan Strategy (2015) and the Lichfield District Design Code (2024).
8. 8.No assessment of noise impacts has been undertaken to dwellings immediately adjacent to 'The Priors' on Little Aston Park Road. It has not therefore been demonstrated that the amenity of neighbouring occupiers would be maintained as a result of vehicle noise on the proposed access road. The proposals are therefore contrary to Paragraph 198 of the NPPF, and Policy BE1 (High Quality Development) of the adopted Lichfield District Local Plan Strategy (2015).
9. 9.In the absence of as completed legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended), the proposed development fails to secure the necessary means to mitigate direct local impacts. Specifically, the proposed development would fail to provide:  At least 43% affordable housing to meet identified local needs  Public open space  Community and Recreational facilities 3 26/00425/OUTM  Necessary financial contributions towards education, highways and healthcare infrastructure Without the above obligations, the proposed development would not be sustainable according to Chapter 2 of the NPPF (Achieving sustainable development).

From the council's decision notice.

Application type

Outline Application (Major)

Scale / size

Large

Number of dwellings

100

Parish

Shenstone

Date validated

24 April 2026

Consultation expiry

4 June 2026

Consultation start

8 May 2026

Consultation end

29 May 2026

Last date for comments

4 June 2026

Target decision date

24 July 2026

Applicant

Private applicant

Agent address

Marrons Level 19 The Shard 32 London Bridge Street London SE1 9SG

Case officer

Frank Whitley

Statutory period

91 days

Last advertised

14 May 2026

Advertisement expiry

4 June 2026

Site notice start

7 May 2026

Site notice end

28 May 2026

Documents

104

Constraints

8