Seven green sites in the West Midlands, Staffordshire and Shropshire that could be under threat from housing development

Few people would argue there is not a desperate demand for new homes in England,  but the Government's pledge to build 1.5 million homes is likely to come at a cost in the loss of treasured green spaces and farmland. This will be particularly keenly felt in areas where such space is at a premium, such as the more densely populated areas of the West Midlands.

To help meet its target of 1.5 million homes a year, the recently departed Housing Secretary last year issued every local authority in England with its own individual housing quota.

Shropshire Council has been set the biggest housing target in the region, with a requirement to build 1,994 homes per year, although the district has the advantage of being fairly sparsely populated compared to some of its neighbours. However, the demand for housing tends to be in areas within close proximity of employment centres: Shifnal, for example has seen a 43.5 per cent increase in population from 6,391 in 2001 to 9,725 at the 2021 census. Plans for major development in nearby Tong, have already aroused strong passions, and similar concerns have been expressed about growiing pressures on the rural fringes of Bridgnorth. 

The next biggest target is in Dudley, which has been set a quota of 1,462 new homes every year. Council leader Councillor Patrick Harley described it as a 'death sentence' for the area's green belt, and pledged to defy any pressure to build on protected land.

His most immediate concern is a triangular area of green space on the western fringe of the borough, which has recently resurfaced as a target for developers. His refusal to allow this area to be developed led to the collapse of a joint planning strategy with the neighbouring authorities of Sandwell, Walsall and Wolverhampton, but fears that Government proposals to change planning law could take the matter out of his hands.

Councillor Harley has submitted a 'brownfield only' plan for future development, which he says will be able to meet the borough's housing needs until 2021. The problem he says, is that the government targets are not about meeting demand for housing in individual areas, but rather about setting quotas based on population to fulfil an arbitrary national target.

"We told them we didn’t have sufficient green belt to build these numbers even if we wanted to," he said.

"Labour through Angela Rayner, seems determined to steamroll these plans through and decimate our green belt and green spaces.

"It’s a slap in the face for those who campaigned so hard to protect our green belt and green spaces," he said.

"Labour have effectively served a death sentence on green belt and green spaces."

Labour-run Wolverhampton Council, which has been set a target of 1,086 new homes per year, has been largely supportive of the government's proposals, and cited developments such as its plans to redevelop the former Sainsbury's site in the city centre, the former market place on the western fringe, and the Canalside South scheme that will transform an industrial wasteland.

Councillor Steve Evans, deputy leader of Wolverhampton Council, said many of the homes could be built on small sites, such as former garage blocks where the garages were too small for modern cars.

"Wolverhampton, geographically isn’t a large city, and we haven’t got an abundance of green space to build on, even if we wanted to, not that we do,” Cllr Evans said.

However, one site that will be of great concern to residents of both Wolverhampton and Dudley will be the Seven Cornfields site, which acts  as a 'green buffer' between Sedgley and Penn. A concerted campaign by residents appeared to have seen off the threat for now, but fears remain that developers may come back for a fresh attempt, particularly if there is a reform in planning law. That could open the door to another fresh battle.

Telford & Wrekin has been set a target of 952 homes a year, but given that the authority has set its own target of 2,000, it is unlikely to be a major concern. Sandwell has been set a target of 1,346, Cannock Chase 518, with 745  homes a year earmarked for Lichfield, and 651 in South Staffordshire. The target proposes an extra 751 homes in Stafford, 1,451 in Walsall, 582  in Wyre Forest while Bromsgrove is set to get an extra 713

And how is progress to date?

Based on the number of energy performance certificates issues - a legal requirement for building new homes - there is a long way to go.

This data estimates that for the period from July 9, 2024 and June 15 this year, there was a net addition of 186,600 homes — just over 12 per cent of the total target of 1.5 million. A recent report by Skitts estate agents claimed that just 221 homes were built in Wolverhampton last year, just over a fifth of the government's target.

In other words, if the Government is to fulfill its commitment to build 1.5 million homes by the end of this parliament, housebuilding is going to need to be ramped up at a frenetic pace. And will inevitably mean some major battles ahead.

Here are seven sites that could be vulnerable to future development:

1. Keeper's Lane, Codsall

More than 1,000 new homes have been proposed for the vast green spaces of this village, four miles from Wolverhampton.

Last year, Miller Homes and South Staffordshire Council issued a joint statement on proposals for at least 317 new homes to be built on green space between Keepers Lane and Wergs Hall Road, over an eight-year period beginning in 2029. And last month, Persimmon Homes lodged a separate, preliminary 'screening' application to build a further 767 properties on the opposite side of Keepers Lane, on 109 acres of farmland bounded by the River Penk in the south.

2. The Triangle and Holbeach, Wall Heath

These two site, five miles west of Dudley town centre, have been the subject of bitter rancour since Councillor Patrick Harley, leader of Dudley Council, ruled out their inclusion from a joint planning strategy with Wolverhampton, Walsall and Sandwell councils three years ago. This led to the collapse of the so-called Black Country Plan, and left the four authorities with no choice but to draw up their own plans. 

Proposals to build on these sites sparked 20,000 objections, and Councillor Harley said he had a responsibility to respect that. He later produced a 'brownfield only' development plan, which is awaiting government approval.

However, it seems the threat has not gone away. In July, developer Barberry Summerhill submitted a preliminary 'screening' application with regard to the construction of 560 new homes on the Triangle, a 62-acre green space bounded by Swindon Road, Lodge Lane and Kidderminster Road. Councillor Phil Atkins cabinet member for development, said he expected the developer would submit a formal planning application. He re-stated the council's commitment to 'brownfield only' development.

3. Tong, near Albrighton

Bradford Estates has submitted plans for 2,900 new homes, as well as a technology park, in the village of Tong, near junction three  of the M54 at Albrighton.

The proposals have been met with fierce opposition, not least from Mark Pritchard, MP for The Wrekin.

"These proposals are still in the wrong location and of a scale that is just unacceptable for the local community and local parish councils," he said.

4. Hockerhill Farm, Brewood

Plans for 100 homes have been submitted by Boningale Developments for a 15.4-acre area of farmland off Kiddemore Green Road.

The news comes a year after South Staffordshire Council rejected plans for 80 homes and an 80-bed care home on the site.

The scheme would include open space and a children's play area, says the developer.

5.Tasley Garden Village, Bridgnorth

Taylor-Wimpey's plans for 1,500 new homes to the south-west of Bridgnorth have been met with fierce objections amid concerns that the local infrastructure cannot cope.

The consultation period for residents to have their say was originally due to end in July,  but has been extended several times and is now due to end on September 24.

Since the consultation opened, more than 400 people have commented on the application, with more than 333 opposed to the plans.

6. The Seven Cornfields

The 300 acres of mainly farmland around Penn and Sedgley, which separates Wolverhampton and Dudley, has been the subject of speculation since the 1970s, but a proposal to build 1,300 homes on part of the land back in 2019 sparked a 5,000-signature petition.

The threat appeared to have abated a little when the site was dropped from the draft Black Country Plan. However, a dispute between Dudley Council and Sandwell, Walsall and Wolverhampton councils over The Triangle and Holbeach sites in Wall Heath, led to the plan being abandoned.

While not under immediate pressure, there are still fears that government housing targets could see the site back on the agenda.

7. Offoxey Road and Boscobel Lane, Bishop's Wood

In October last year, South Staffordshire Council refused permission for the construction of 100 homes on land of Boscobel Lane, Bishop's Wood, near Stafford.

The developer, Boningale Homes, has since lodged an appeal. A public inquiry was held in July, and a decision has yet to be made.

A separate application, by developer Cranford, seeks to build 90 homes in land off Offoxey Road. Residents say it will double the size of the village.

Do you support new development of want to keep green fields green? Let us know your views in the comments below.