Consultation on 550 new homes in Codsall coming to an end

The application submitted to South Staffordshire Council outlines plans to build on five arable fields on land at Heath House Lane.

The plan would see up to 550 new homes, an 80-unit extra care facility and dedicated community shop constructed on the 35 hectares of land. It is also planned that the development would have 50 per cent affordable housing.

The application has received 44 comments from local residents, all of them objecting to the plans. Concerns over the impact on the village and infrastructure have been highlighted by locals.

Resident Carol Harris said: “Codsall is a rural village that has already experienced significant development in recent years, including new housing at Sandy Lane, Keepers Lane, Bilbrook and Perton, with second-phase expansions to several of these sites already approved.

“These cumulative developments have had a detrimental impact on the village’s character, facilities and road network. The scale of additional housing now proposed is disproportionate to Codsall’s size and exceeds the growth expected for a rural settlement.”

John Parker commented: “Local infrastructure is already insufficient for existing residents. Our schools are at or over capacity, GP and dental surgeries are struggling to accommodate patients, and public transport options are limited. There are no realistic plans for expanding these essential services in line with the proposed population increase. This development would place unbearable pressure on already overstretched resources.”

Although the site is located in the green belt, developer Boningale Developments argues the land should be considered 'grey belt' due to the limited contribution it makes to the purpose of the green belt. Additionally the council is not able to demonstrate a five-year housing land supply according to national planning rules. This means there is a presumption in favour of development.

The design and access statement states: “The vision is to create a new neighbourhood of up to 550 homes that fits comfortably within the existing setting. Alongside new homes, the proposals include an extra care facility and a small community shop, helping to support a more inclusive and well-served local community.

“The development has been shaped around the needs of both existing and future residents, offering a mix of housing types and tenures, generous public open spaces, and good access to walking and cycling routes. The layout and design respond sensitively to the site’s edge-of-settlement character, respecting the nearby Greenhills heritage asset and the wider landscape setting.

“Overall, the proposals aim to deliver a high-quality, landscape-led scheme that complements Codsall’s character, while providing much-needed new homes and local facilities in a well connected and attractive environment.”

The application and all supporting documents can be viewed on South Staffordshire Council’s planning portal under reference number 25/00874/OUTM. Public comments on the application can be made until November 30. The application is currently under consideration by planning officers.