DevAssist: Barnsley Housing

Barnsley Housing Appeal Highlights Importance of Updating Land Supply Figures

A planning inspector has allowed a housing scheme for up to 180 homes in Hemingfield, South Yorkshire, after Barnsley Metropolitan Borough Council conceded during the inquiry that it had not been updating its housing land supply (HLS) figures annually, as required by national policy. The decision highlights the weight inspectors are giving to unmet housing need where councils fall short of their five-year target.

Background to the Case

Developer Hargreaves Land applied in early 2024 for between 165 and 180 homes on a 6.78-hectare site in Hemingfield. The plans involved demolishing existing structures and replacing them with new housing, open space and supporting infrastructure.

The council initially refused permission, pointing out that the land was designated as “safeguarded land” in its local plan and therefore not available for development until allocated through a future update. It also argued that the scheme would risk undermining a more comprehensive approach to the wider area.

Hargreaves Land appealed, and a public inquiry was held in June.

Council Concedes Housing Supply Failings

During the inquiry, Barnsley Council withdrew its opposition to the appeal, asking the inspector to disregard all its previous evidence. The authority acknowledged that its most recent published housing land supply position dated back to 2021, rather than being updated annually as the National Planning Policy Framework (NPPF) requires.

At the hearing, the council accepted its housing supply stood at around 2.9 years. By contrast, the developer produced detailed evidence suggesting the true position was closer to two years, less than half of the five-year benchmark.

Inspector B. Davies found that there were no clear policies in place to address this deficit within the remaining local plan period. As a result, he gave “very substantial weight” to the delivery of new markets and affordable housing.

Agricultural Land Concerns

The appeal site includes land classified as best and most versatile (BMV) agricultural land, usually afforded greater protection in planning decisions. However, Davies concluded that the proportion of high-quality land lost would be small and that any harm would therefore be minor.

He also rejected concerns about piecemeal development, noting there was no evidence that the scheme would prejudice the delivery of the wider safeguarded site.

Inspector’s Conclusion

Balancing the issues, Davies ruled that the benefits of the scheme, particularly the delivery of a significant number of homes in a sustainable location, outweighed the limited harms to the landscape and safeguarded land policy. Permission was therefore granted.

Council’s Response

Labour councillor Robin Franklin, cabinet spokesperson for regeneration and culture at Barnsley Council, said the authority was reviewing the inspector’s decision in detail. He stressed that each planning application would continue to be assessed on its merits and confirmed that the council was preparing an updated five-year housing land supply statement to provide clarity for future decision-making.

Significance of the Decision

The Hemingfield case underlines the importance of maintaining an up-to-date housing land supply. Where councils cannot demonstrate five years’ worth of deliverable sites, inspectors are likely to attach considerable weight to new housing proposals – even on safeguarded or partly agricultural land.

For developers, the decision reinforces the value of presenting robust evidence on housing shortfalls. For local authorities, it serves as a reminder that failing to update supply figures annually can undermine the ability to defend refusals at appeal and may ultimately open the door to development on sensitive sites.

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