Land North Of B4176 Bridgnorth Road Himley

1. 1.The proposed development would be located in an unsustainable location due to the limited range of facilities within walking distance and the absence of a genuine choice of transport modes. Core Policy 1 of the Core Strategy and Policy DS5 of the emerging Local Plan do not direct large scale growth to Himley. The proposal is functionally isolated from the nearest main service village with a limited range of everyday services and facilities accessible by safe and convenient walking, wheeling, cycling and public transport. Existing and proposed connections do not provide a genuine choice of transport modes sufficient to meet the everyday needs of future occupiers, such that the development would be likely to result in a high degree of reliance on the private car. As such, the proposal results in an unsustainable pattern of development, contrary to Core Policy 1 and Policy EV11 of the South Staffordshire Core Strategy and Policy TR3 of the National Planning Policy Framework 2026.
2. 2.The application site lies within the Green Belt and, whilst it meets the definition of grey belt land, the proposal fails to satisfy the requirements of Policy GB7(1)(g). In particular, for the reasons identified in Reason 1, the development would not be in a sustainable location having particular regard to Policy TR3 and therefore fails to satisfy Policy GB7(1)(g)(iii). Furthermore, the proposal has not demonstrated compliance with the infrastructure requirements of Policy GB8(1)(b) and consequently fails to satisfy Policy GB7(1)(g)(iv). The proposal therefore constitutes inappropriate development in the Green Belt. Whilst substantial weight is afforded to the benefits arising from the delivery of market and affordable housing, and also some weight to economic growth, public open space, green infrastructure and biodiversity enhancements, these considerations do not clearly outweigh the harm to the Green Belt by reason of inappropriateness and loss of openness, together with the other harms identified (unsustainable location and reliance on private cars, highway safety/network and infrastructure, disproportionate expansion of Himley and resulting harm to its settlement/rural character, landscape harm, and heritage harm). Very special circumstances have therefore not been demonstrated to comply with Policy GB6 of the National Planning Policy Framework.
3. 3.The proposal fails to demonstrate that the necessary improvements to local infrastructure can be secured, as required by the Golden Rules as set out in Policy GB8 of the National Planning Policy Framework. In particular, it has not been demonstrated that the necessary improvements to local infrastructure required by Policy GB8(1)(b) can be satisfactorily secured and delivered. There remain unresolved matters concerning the highway and sustainable transport infrastructure necessary to accommodate the development, including highway safety, the capacity and operation of the surrounding highway network, pedestrian and cycling connectivity and public transport arrangements. In the absence of sufficient evidence to demonstrate that the necessary infrastructure improvements can be delivered, the proposal fails to comply with Policy GB8(1)(b) and consequently does not satisfy Policy GB7(1)(g)(iv) of the National Planning Policy Framework 2026.
4. 4.The application proposal constitutes a disproportionate addition to the village of Himley, which is categorised by Core Policy 1 as an 'Other Village and Hamlet' in the Core Strategy. Himley is categorised as a Tier 4 settlement in the council's emerging Local Plan, and therefore the settlement hierarchy is consistent across both plans. The proposal for 115 dwellings is large scale in comparison to the existing size of the village, which would have a detrimental impact on the rural character of the village. The proposal would approximately double the scale of built residential development associated with the village and replace a substantial open agricultural parcel with an estate-form development, fundamentally altering the existing modest, predominantly linear settlement form and its relationship with the surrounding countryside. As such, the proposal is contrary to Core Policy 1 of the Core Strategy, and Policy DS5 of the emerging Local Plan.
5. 5.Insufficient information has been provided to demonstrate that safe and suitable access to the B4176 can be achieved or that the impacts of the development on the A449/B4176 Himley crossroads, including cumulative development impacts, would be acceptable. The proposal is also unsupported by the requested junction modelling, revised Road Safety Audit and walking/cycling assessment. There also remains insufficient evidence concerning the deliverability and safety of the proposed pedestrian, crossing and public transport arrangements. Consequently, the Local Planning Authority is unable to conclude that the highway and transport impacts of the development could be satisfactorily mitigated, contrary to Policies TR3 and TR6 of the National Planning Policy Framework 2026, Core Policy 11 and Policy EV11 of the adopted Core Strategy, together with Policy EC12 of the emerging Local Plan.
6. 6.In the absence of a completed planning obligation pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended), the proposed development fails to secure the planning obligations necessary to make the development acceptable in planning terms. In particular, no mechanism has been secured to deliver the required 50% affordable housing; the provision and long-term management and maintenance of public open space and green infrastructure; the required contribution towards sports facilities and playing pitches; and any necessary highway and sustainable transport measures arising from the development. The Local Planning Authority cannot therefore be satisfied that the development would be supported by the necessary infrastructure, services and mitigation, or that it would contribute appropriately towards meeting the needs generated by the development. The proposal is consequently contrary to Core Policy 4, Policy H2 and Policy EQ13 of the South Staffordshire Core Strategy, Policy SAD7 of the Site Allocations Document, Policies EC11 and HC18 of the emerging South Staffordshire Local Plan and the National Planning Policy Framework 2026.

From the council's decision notice.

Application type

Major Outline Application

Scale / size

Large

Number of dwellings

115

Parish

HIMLEY

Date validated

31 March 2026

Consultation expiry

6 May 2026

Consultation start

9 April 2026

Consultation end

16 October 2026

Neighbour consultation start

9 April 2026

Last date for comments

6 May 2026

Target decision date

26 October 2026

Agent address

Pegasus Planning Group 5th Floor 1 Newhall Street Birmingham B3 3NH

Statutory period

91 days

Last advertised

15 April 2026

Advertisement expiry

6 May 2026

Site notice start

10 April 2026

Site notice end

1 May 2026

Planning Portal ID

PP-14685218

Documents

58

Constraints

10