Developer 'driving a bulldozer through democracy'

Granting planning permission to more than 200 homes on the edge of Redditch would "drive a bulldozer through democracy", campaigners have said.

Developer Barratt David Wilson Homes' plans to build on a golf course and open land were initially rejected by Redditch Borough Council last year.

However, with government planning reforms more than tripling Redditch's annual house building target, the developers have appealed, arguing the district has "unmet housing need".

The council said it was not in the public interest to "spend thousands of pounds of public money" defending its decision at a planning inquiry.

But some residents warned that could set a worrying precedent.

"The key reason that concerns me is local democracy… developers with deep pockets driving a bulldozer through it," said Angela Dixon, a resident and member of North Redditch Communities Alliance (NoRCA).

The campaign group spoke against the development at the public inquiry, which finished last week at Redditch's Woodrow Centre.

Barratt David Wilson Homes want to build 214 homes, 66 of which would be affordable, on part of the town's Abbey Golf Club.

Mrs Dixon pointed out Redditch's local plan – a blueprint created by its council – had not allocated the land for housing development.

"A lot of councils are cash-strapped… if they have a plan then they may not be able to afford to defend themselves at inquiry," she said.

When the plans were first considered by Redditch's planning committee last March they were unanimously rejected by councillors, after they argued the district already had an adequate supply of housing land allocated for future years.

"The council said 'we've run out of money.'

"It's very frustrating," said Nitin Sodha, another resident and business owner, "what's the point of democracy?"

"This is a completely unreasonable development on land not allocated on the local plan. It's a dangerous precedent for the whole country," he said.

Barratt David Wilson Homes said: "We were disappointed that our planning application for 214 high-quality homes, including 66 affordable homes, was refused despite being recommended for approval, so we have lodged an appeal."

It said the development was ideally located near transport links and would bring in £5m 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 a planning barrister and consultant".

While it is not unheard of for a council to refuse to fight a planning application at appeal, it is unusual.

But with legal costs potentially reaching six figures, it appears Redditch Borough Council faced a stark choice.

The urgent decision not to defend the appeal was signed off by the council's Labour leader, Joe Baker, as well as the leader of the Conservative group, Matt Dormer.

"We have to think to ourselves, could we be charged costs by the developer?" Dormer said.

"The council took advice and they were told they wouldn't win. That is 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 has done any council any favours really."

"The developer has waited for that number to change and appealed knowing that Redditch no longer has the housing number."

Despite that risk, he said a Conservative administration would have put forward a defence at the appeal.

"Sometimes we need to back our residents."

Labour's planning reforms are aimed at building 1.5 million new homes by 2029.

Like most councils, Redditch has seen its annual target for house building rise, in its case from 143 new homes a year to 486.

At the Hither Green Lane planning inquiry, Barratt David Wilson Homes argued Redditch only had 1.8 years' supply of deliverable housing sites.

"Redditch is an area where the national housing crisis is being felt acutely at a local level… there is also a significant unmet need for affordable housing in the borough," said Charles Banner KC, the developer's barrister, in his opening remarks to the public inquiry.

But Redditch's Labour MP Chris Bloore – who also spoke up against the developer at the inquiry - disagreed.

"The deputy prime minister has been very clear that those houses need to be delivered as part of a well-structured, sustainable local plan," he said.

"That's what this application doesn't fit into."

Bloore also said the government's house building targets may have emboldened developers to appeal.

"I think developers see a tiny window for where they can appeal previous applications that have been denied, whilst this new framework is delivered."

He agreed there was a wider issue about the financial sustainability of councils, and whether they could afford the risk of defending decisions at planning inquiries.

Following the public inquiry, planning inspector Darren Hendley is expected to publish a decision in March.

A review of Redditch's Local Plan, which will take into account the district's new housebuilding targets, is also expected to begin later this year.

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