Land at Hay End Lane, Fradley

Welcome to the Maplevale community consultation relating to land at Hay End Lane, Fradley. The consultation is now closed, following a period of engagement between the 4 December and 18 December 2025. This webpage provides information relating to the site, the developer, the proposal, and the timeline for works.

This consultation provided an opportunity to provide feedback to the development team prior to a formal planning submission to Lichfield District Council. Importantly, the site benefits from outline planning permission for a mix of uses, including new homes.

Maplevale is progressing two planning submissions, a detailed planning application (Reserved Matters) for 77 new homes, and at a later date an Outline planning application for approximately 175 new homes.

In late 2025, a detailed planning submission will be made to the district council. This application follows the approval of Outline planning permission where the principle of residential development and site access was accepted by the Planning Inspectorate. The detailed application will confirm matters such as layout and design. Importantly, the principle of new homes is not a planning consideration for this element of the proposal.

The outline application will consider the principle of development. The application will likely confirm matters relating to the use and access arrangements. Design and matters of detail are likely to follow in a detailed application after the outline approval. The outline application is considered to be broadly consistent with the existing care and residential use allowed for at the site.

Any comments made during the consultation has been considered by the project team prior to a formal planning submission and included within a Statement of Community Involvement submitted as part of the planning submission.

Providing feedback to this community consultation does not prevent you from commenting on the applications once they are lodged with the Council.

Maplevale is a local independent housebuilder, focusing on high-quality architecture and materials. Established some 20 years ago, Maplevale has grown from a small family-owned company to one of the most successful builders of new homes and developments in the Midlands. 

Maplevale have delivered some 800 homes in the last 10 years in both urban and rural locations, including Burton upon Trent, Tamworth, Swadlincote,  Hill Ridware, Austrey, Rosliston and Repton. These developments have also secured the delivery of affordable houses in partnership with Trent and Dove Housing.

The photographs provide an example of previous work by Maplevale, with variation in design and house types.

The Site

The whole site comprises approximately 10 hectares (25 acres) of land south of Hay End Lane, Fradley.

The consultation site is split into two phases. The first phase consists of land benefiting from outline planning permission for residential use, and the forthcoming detailed application follow this consent. The reserved matters element is located to the east of the site, closer to the Redrow Homes development (Salt Way).

The second element of the proposal site benefits from an outline permission, but a new application will be made. This land is located directly to the west of the reserved matters land. It includes land to Gorse Lane (including the piggeries). 

The site is formed of a single parcel of land to the south of Hay End Lane. The parcel of land provides an opportunity to include a pedestrian footway to the south of Hay End Lane within the site boundary. Outside the site, to the south, is the Coventry Canal and the Bellway development south of the canal. To the north of Hay End Lane, a planning application by Wilson Bowden for 500 residential dwellings is currently with Lichfield District Council for determination. 

The site is located within flood zone 1, an area with the lowest likelihood of flooding and appropriate for residential development. A review of drainage and flood risk will be undertaken as part of a formal planning application.

The site is located outside of a conservation area and does not have any heritage assets on site. Furthermore, the site is not covered by any tree preservation orders.

There are no known public rights of way across the site, but the Canal towpath is located to the south of the proposal site. 

Hay End Lane is a key route for residents of Fradley and visitors to the area, running from the village settlement to Fradley Junction, a key canal location that includes a cafe, caravan park, and public house. 

Fradley is a key sustainable settlement for Lichfield District, providing access to jobs, homes, education, and local services and facilities. St Stephen’s Primary School is approximately 400m from the site, and The Sterling Centre is approximately 600m south. 


The Proposal

The proposals will be made in two applications. First, a detailed element for 77 new homes that builds on the Outline permission 20/01031/OUTM. An outline planning application for up to 175 new homes will follow in 2026. Matters considered for detail will be clearly presented at the planning application stage. Full details of the proposal will be available on the Council’s website at the point of planning submission.

The Outline proposal will alter the use of the land from a mix of uses (including residential, care, and commercial) to a residential use. Elements of the outline approval require amendment and not considered appropriate in this location, and a well-designed residential development would better suit the site, helping bring forward housing and deliver improvements along Hay End Lane.

The proposals will deliver a mix of market and affordable housing, with the affordable provision in accordance with the local requirements, including a proportion of discounted market sales and First Homes.

It is envisaged that in accordance with local housing need, the majority of housing will form two and three-bedroom homes and bungalows suitable for first-time buyers or those looking to ‘right-size’ later in life.

The proposal will deliver open space, create better habitats for wildlife through native planting, trees, bird/bat boxes, and deliver a mix of housing to the local area.

Flood Risk and Drainage

The site is located within an area of lowest risk from flooding from rivers and watercourses (Flood Zone 1), and a drainage strategy will support the relevant planning submissions.

Storm water will permeate into the ground across the site. The remainder will discharge into the existing watercourse at no greater rate than current flows. No storm water generated on-site will be put into storm water pipes outside of the site.

Trees

It is anticipated that the site will remain screened from the canal by the retention of trees and hedges with buffer zones created.

There are a several trees of higher value within the site that are to be retained and improved.

Where tree removals are required because of safety concerns, replacements will be made to enhance the landscape. The layout of the site has been guided by the presence of the trees and construction methods used to limit the impact of the development on the tree stock.

Ecology

Initial assessments are being undertaken prior to a planning submission, ecological surveys being undertaken include a botanical survey and assessment for protected species, which may use the site, such as bats, badgers and animals which might use the canal corridor

It is understood that the site does not include any ecological designations that would restrict residential development, and the scheme has been designed to retain features of value – including a mature tree in-field tree, an existing pond, the majority of boundary hedgerows, and a buffer of green space between the development and the canal.

Maplevale is committed to enhancing habitats and ensuring that new developments include hedgehog runs, bird and bat boxes, and the use of sensitive lighting.

Highways

The site is located adjacent to an established residential community, with good opportunities for pedestrians, cyclists, and routes to the wider area. 

Hay End Lane will be widened to 5.5. Traffic calming measures will also be introduced in line with the current planning consent for the site. 

New street lights will be installed along the section from Hay End Lane to Gorse Lane. 

Gorse Lane ‘hump’ to include new traffic signals and advanced cycle stop lines to improve safety for cycles and vehicles.

Electric vehicle charging infrastructure will be provided across the site to promote the use of zero or low-emission vehicles. In addition, new homes will benefit from cycle parking provision to encourage travel modes other than the private car.

The local area has a wide range of amenities with multiple options for education, food, retail and recreation. 

Open Space

Residents will enjoy access to public open space, including a central play area and community space. 

Access to the canal towpath provides convenient walking and cycling routes that avoid the highway and provide direct access to the local area. 

The outline phase of development will include a mix of open space, protection of existing trees (where appropriate) and the new planting and creation of green infrastructure. 

FAQs

  1. Is the site appropriate for residential use? The site benefits from outline planning permission for a mix of uses, including new homes and care facilities. The principle of residential use in this location has previously been accepted as appropriate by the Planning Inspectorate.
  2. How many homes will be created as a result of the scheme? Maplevale intends to deliver 77 new homes in the first phase of development and up to 175 homes in the outline phase.
  3. Will there be affordable housing? The proposal intends for the scheme to be fully policy compliant with a mix of market and affordable housing.
  4. When will a planning application be submitted? Maplevale Planning is currently working up a planning submission for the reserved matters phase.
  5. Will the planning submission provide all the matters of detail? The reserved matters application will provide detailed plans and documents. The planning submission for the Outline Planning Application will mean that some, or all, matters of detail will be reserved for a later planning application.
  6. Can I submit formal comments to the local planning authority? This consultation process is different from the formal planning process, and you will continue to be capable of submitting comments to the local planning authority once a planning application has been submitted.
  7. When will construction start? Maplevale are hoping to be on site in 2026.
  8. Will Hay End Lane be improved? Yes, Maplevale are committed to widening Hay End Lane to 5.5m and the proposal includes a pedestrian footway within the site.
  9. Will there be any bungalows on site? Yes, Maplevale will be delivering a mix of housing types which includes bungalows on both phases.
  10. The original permission for the wider site included a shop. Is one provided? This proposal will not include a shop but the site is within a short walk to the Sterling Centre and local services and facilities.

Timeline

Feedback – Closed

Thank you for your interest in this community consultation. The consultation has now closed, but if you have a question, please email info@hollandlloyd.co.uk. If you would like to speak to a consultation team member, please contact Holland Lloyd on 01543 713021.