The newly elected Labour Government has introduced a revised National Planning Policy Framework (NPPF), published in December 2024. One of the key changes within the updated framework is an increase in housing delivery requirements across local authorities. For South Staffordshire, the annual housing target has risen significantly - from 223 to 651 new homes per year.
In addition, the updated NPPF requires all local authorities to demonstrate a five-year housing land supply. This ensures that there is a sufficient pipeline of deliverable sites to meet future housing needs. Currently, South Staffordshire District Council can only demonstrate 1.17 years of housing land supply, which highlights a substantial shortfall.
In response to this pressing need for new homes, an outline planning application is being brought forward for this site. This site has the opportunity to make a meaningful contribution to addressing the current housing shortfall in a manner that is aligned with national planning policy.
Planning Context
The Site
The Site is located to the South of Codsall Village, located within the district of South Staffordshire. Located approximately 5 miles from Wolverhampton City Centre, the site sits in a strategic location with good accessibility to the Black Country, Telford and Wrekin, Shropshire and Staffordshire boroughs.
The Site itself is 34ha, and sits on the southern boundary of the existing settlement, comprising of existing greenfield agricultural land.
Opportunities & Constraints
As part of a comprehensive review of the site, a series of key site constraints and development opportunities have been identified. This is accompanied by this ‘Opportunities and Constraints’ plan.
The site lies in proximity to several heritage assets, including two Grade II listed buildings: Greenhills and its associated coach house and stables, which are located adjacent to the site and are visible from the western parcel. A Grade II listed milepost is also located within the site boundary on Holyhead Road. Sustainable Drainage Systems are required to manage surface water and reduce the risk of flooding. Within the western portion of the site, two significant internal hedgerows are to be retained. The eastern portion of the site features filtered views both into and out of the area, which contribute to its visual and landscape character.
There is an opportunity to enhance the setting of the listed buildings through a sensitive layout that incorporates open space and thoughtful landscaping. Existing vegetation can be enhanced and retained to help maintain the rural character of the area while also improving biodiversity. Significant hedgerows and mature trees should be used to guide the layout, support the creation of green corridors, and strengthen the overall landscape structure. The integration of naturalistic Sustainable Drainage Systems offers the potential to boost both biodiversity and visual amenity through carefully designed basins. The site benefits from multiple potential access points, including Holyhead Road, Oaken Lane, and Heath House Lane. Pedestrian and cycle connections to surrounding areas can be strengthened, and a clear and connected movement network can be created through a spine road that links all parcels. The development also presents an opportunity to deliver new homes with a mix of types and tenures to help meet local housing needs.
The Draft Proposals
The proposed residential development includes up to 550 dwellings, with up to 50% of those being affordable properties, complemented by an extra care facility and a dedicated community shop to support local needs. The scheme incorporates an enhanced vehicular connection that respects and preserves the historical setting of Heath House Lane. Generous public open space, including play areas and green infrastructure, will enhance the character of Greenhills, while existing vegetation will be retained and strengthened where possible. A permeable movement hierarchy and a sustainable design approach will guide the layout, alongside a high-quality sustainable drainage strategy that supports local ecology, landscaping, and overall site character. Significant improvements will also be made to the junction along the A41 to the south of the site to decrease queuing.