Developer 'driving a bulldozer through democracy' in Redditch

A planning permission dispute over the construction of more than 200 homes on the outskirts of Redditch is brewing, with opponents claiming the move would "bulldoze over democracy." The initial plans submitted by developer Barratt David Wilson Homes to build the homes on a golf course and open land were rejected by Redditch Borough Council last year.

However, due to government planning reforms that have more than tripled Redditch's annual house-building target, the developer has appealed, claiming there is an "unmet housing need" in the area. The council has stated that spending thousands of pounds of public money to defend its decision at a planning inquiry is not in the public interest.

Some residents are warning that this could set a worrying precedent. Resident and member of the North Redditch Communities Alliance (NoRCA), Angela Dixon, said: "The key reason I'm concerned is local democracy... well-funded developers are bulldozing over it." The group opposed the development at a public inquiry, which concluded last week at the Woodrow Centre in Redditch.

Barratt David Wilson Homes hopes to build 214 homes, including 66 affordable homes, on part of the Abbey Golf Club in the town. Mrs. Dixon pointed out that Redditch's local plan—a blueprint drawn up by its council—does not allocate the land for housing development. She also stated: "Many councils are cash-strapped... if they have a plan, they might not be able to afford to defend themselves at inquiry."

When Redditch's planning committee first considered the plans last March, councillors unanimously rejected them, arguing that the area already had sufficient housing land allocated for the coming years. Resident and business owner Nydin Sorda said: "It's very disheartening when the council says 'we've run out of money,' what's the point of democracy?" He added: "It's a completely inappropriate development on unallocated land in the local plan. It's a dangerous precedent for the whole country."

Barratt David Wilson Homes said: "We were disappointed that our planning application to build 214 high-quality homes, including 66 affordable homes, was refused, despite being recommended for approval, and we have therefore appealed." The company stated that the development is in a prime location, close to transport hubs, and would bring £5 million in revenue to Redditch.

Although a planning case officer from Redditch Borough Council attended the inquiry, the local authority said it was not in the public interest to spend thousands of pounds of public money on instructing planning barristers and consultants. While it is not unheard of for councils to not fight planning applications at appeal, it is uncommon. But with legal costs potentially running into six figures, Redditch Borough Council appears to be facing a stark choice.

The urgent decision not to defend the appeal was signed off by the council's Labour leader, Joe Baker, along with the leader of the Conservative group, Matt Dormer. Dormer said: "We have to consider, will the developer charge us costs? The council took advice, they were told they wouldn't win. That's basically because the housing numbers have changed." He blamed the government's new house-building targets for undermining the council and its local plan. "I don't think the government is actually doing any council any favours. Developers have been waiting for that number to change and put in an appeal knowing that Redditch no longer has the housing numbers." Despite this risk, he stated that the Conservative government should have put up a defense at the appeal. "Sometimes we need to support our residents."

Labour's planning reforms aim to build 1.5 million new homes by 2029. Like most councils, Redditch's annual house-building target has increased, from 143 new homes per year to 486. At the Heather Green Lane planning inquiry, Barratt David Wilson Homes argued that Redditch only has a 1.8-year supply of deliverable housing land. Charles Banner KC, a barrister for the developer, said in his opening remarks to the public inquiry: "Redditch is an area where the national housing crisis is felt acutely at the local level... there is also a significant unmet need for affordable housing in the borough."

But Redditch Labour councillor, Chris Bloore—who also opposed the developer at the inquiry—disagreed with this assessment. He said: "The Deputy Prime Minister has been very clear that those houses need to be delivered as part of a well-structured, sustainable local plan. That's where this application falls down." Bloore also stated that the government's house-building targets may have encouraged the developer to appeal. "I think developers have seen a small window where they can, during this period of new framework delivery, appeal applications that have previously been refused." He agreed that there is a wider issue about the financial sustainability of councils and whether they can afford to risk defending decisions at planning inquiries.

Following the public inquiry, a decision is expected to be published by planning inspector Darren Hendley in March. A review of Redditch's local plan is also expected to begin later this year, which will take into account the area's new house-building targets.