Welcome to our website, where you can discover more information about our emerging proposals for a new residential development on the eastern edge of Dorridge.
Our emerging proposals for the land at Blue Lake Road, will celebrate and enhance the landscape qualities of the Site to bring forward a sustainable and resilient new development that will help to meet local housing need in a way that is responsive to the surrounding local character. It will be a place where people aspire to live, benefiting from convenient access to key services and amenities and an extensive network of attractive public open spaces.
Please explore this website to find out more about our emerging proposals and how to comment. You can also find answers to the questions we have been asked in the Q&A section. The various consultation materials will be added, as they become available, in the library section, including a recording of the public webinar.
If you would like to receive email updates about this project, please sign up to our mailing list using the Register button below.
The Site is located on the south-eastern edge of Dorridge, approximately 1 km from the village centre.
The Site
Dorridge Village Centre is located within 1km of the Site and includes a large Sainsbury's food store, local retail, coffee shops, a doctor's surgery, a dentist and a pharmacy. There are two primary schools in close proximity to the Site, including Dorridge Primary School and St George and Teresa Catholic Primary School. The nearest secondary school is Arden Academy, located approximately 1.2km north of the Site.
Other key facilities accessible to the Site include Arden Medical Centre, Dorridge Park, Knowle & Dorridge Cricket Club and Racquets Club, Bentley Heath Local Centre, and Knowle Village Centre.
In total, the Site is approx. 22.97ha/56.75acres - with 18.68ha/46.15 acres being the main development parcel plus approx.4.29ha/10.6 acres for designated for Biodiversity Net Gain (BNG) - and is currently in agricultural use. The Site has a strong relationship with the existing settlement of Dorridge, by being surrounded by existing housing dwellings to its northern, western, and southern boundaries. The eastern boundary is bounded by agricultural fields with hedgerows along the site boundary.
The additional parcel of land within Bloor Homes' control, located to the east of the main development Site and measuring approx.4.29ha/10.6 acres will be utilised for biodiversity net gain (BNG) in conjunction with the development of the proposals for the Site.
Wider site location plan (click to enlarge)
Local site location plan (click to enlarge)
View from Blue Lake Road looking east across the SiteView from Norton Green Lake look north towards the Site's eastern parcel
Background
Bloor Homes
Bloor Homes was founded in 1969 by John Bloor and remains privately owned by the Bloor family. We have more than 50 years' experience building high-quality new homes across the country. We give thorough consideration to the communities in which we build to create beautiful places that provide a variety of new homes, while respecting local character, preserving natural amenities and protecting existing wildlife habitats wherever possible.
Bloor Homes has a proven track record of delivering high-quality new homes in the Midlands. We have taken the time to understand the unique characteristics of the site and are committed to creating a thriving community that we would love for ourselves, or our family and friends to live in.
of our homeowners are happy with the build quality of their new homes
90%
of our homeowners enjoyed our home buying process and experience
5-star Home Builders Federation rating for six years
A member of the Homes for Nature scheme
Rated Excellent on Trustpilot with over 3,500+ five-star reviews
The Planning Process
In due course, we will be submitting an Outline Planning application for the Site. We know that sometimes the planning process can be confusing, so we thought it might be helpful if we briefly explained the Outline Planning application process.
An Outline Planning permission establishes the principle of development subject to it meeting certain parameters. The detailed design will then need to adhere to the parameters approved and be subject to a separate Reserved Matters approval at a later date. Solihull Metropolitan Borough Council, as the Local Planning Authority, will therefore maintain control over any subsequent detailed design Reserved Matters applications.
Our Outline Planning application will seek to agree the following parameters:
Maximum extent of developable footprint/no build zones.
Maximum heights of buildings.
Landscape and open space strategy and buffer zone.
Density.
Following approval of an Outline Planning Permission, detailed design proposals (in compliance with the parameters) will be prepared and submitted - known as a Reserved Matters application - for approval by Solihull metropolitan Borough Council.
The Reserved Matters application will cover the following elements in full detail:
The Site will support Solihull Council's green growth aspirations and low carbon vision, which includes tackling climate change, adapting to and mitigating its effects, encouraging residents to live and work locally, encouraging more sustainable travel choices, and securing a net gain in both biodiversity and environmental quality.
Meeting the challenges of Solihull's Climate Change Prospectus will be at the heart of this new development, with a focus on maximising sustainability opportunities, responding to the climate emergency, and incorporating social and economic benefits.
The new development will support the Council's journey towards a low carbon future through an enabling framework that responds positively to the distinctive challenges. This would include:
Building new homes to meet high performance standards of energy efficiency, with energy supplied through zero carbon technologies.
Enabling passive design techniques that minimise overheating and achieve internal comfort.
Protecting and enhancing the value of existing ecological and landscape features to deliver a net gain in biodiversity.
Creatively designing nature and green spaces into the development.
Locating development where residents will be able to easily and sustainably access everything they need, such as food shops, leisure activities, workplaces and education.
Prioritising active and sustainable transport options.
Adopting a life-cycle approach to construction.
Placing green growth aspirations at the forefront of the proposals will help to bring the community together through an environment that encourages healthy lifestyles and ensures long-term net gains to biodiversity.
This is a step-change approach to the conventional method of delivering settlement extensions and will ensure that the Site facilitates sustainable outcomes whilst creating a unique place and a legacy for generations to come.
Solihull's Climate Change and the Low Carbon Vision
Vision
Objective
Our Commitment
A Prosperous Borough
Create an economic environment that supports progressive, innovative businesses to make the transition to a low carbon economy and deliver Solihull's green growth aspirations.
The Site is located in a logical and sustainable location for sustainable green growth. Residents will be able to easily and sustainably access everything they need, such as food shops, leisure activities, workplaces, and education. This will help to support the vitality of Dorridge and the wider region economy.
A Smart Low Carbon Borough
Develop an efficient and low carbon infrastructure that enables and maximises the opportunity for low carbon growth.
Future proposals on the Site will support the Council’s journey towards low carbon growth by prioritising a fossil fuel free development. This will help to achieve zero-carbon aspirations and allow for further reductions of operational emissions as the national grid continues to decarbonise.
A Resource Efficient Borough
Improve the energy efficiency of domestic, commercial, and industrial buildings in Solihull to reduce the energy demand required.
New homes will be designed to meet high performance standards for energy efficiency, with features including smart energy monitoring and electric vehicle charging points. The design process will also consider building orientation to make the most of passive design techniques that minimise overheating and achieve internal comfort.
An Accessible Borough
Efficiently accommodate the future demand for movement. Enhancing Solihull as a sustainable, healthy place to live and work.
The Site is advantageously located within a well-connected area that has excellent pedestrian, cycle, and public transport links to significant local and regional destinations. New streets and spaces will be carefully designed to promote active and sustainable travel choices.
A Naturally Healthy Borough
Invest in the Borough's natural environment to maximise its benefit to people and wildlife. Understand the risks from climate change and adapt accordingly.
The Site will capitalise on the qualities of the existing natural environment to help establish an immediate sense of place and protect and enhance the value of ecological and landscape features to deliver a net gain in biodiversity (BNG).
An Engaged Borough
Encourage and enable active participation in sustainability issues – supported by effective communication.
The development offers a wide range of sustainability opportunities to meet the needs of existing and future residents. We are committed to engaging proactively and positively with Solihull Metropolitan Borough Council, key stakeholders, and the local community to bring about a shared vision for the Site.
Planning Policy Context
Grey Belt
Grey belt is a new term within the NPPF (December 2024). The site is considered to utilise grey belt land under the Government's definition of grey belt as the land comprises of “previously developed land and/or any other land that, in either case, does not strongly contribute to any of purposes (a), (b), or (d) in paragraph 143. 'Grey belt' excludes land where the application of the policies relating to the areas or assets in footnote 7 of the NPPF, would provide a strong reason for refusing or restricting development.”
Paragraph 155 of the NPPF confirms that the development of homes in the Green Belt should also not be regarded as inappropriate where:
The development would utilise grey belt land and would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan.
There is a demonstrable unmet need for the type of development proposed.
The development would be in a sustainable location, with particular reference to paragraphs 110 and 115 of this Framework.
Where applicable the development proposed meets the 'Golden Rules' requirements set out in paragraphs 156-157.
The proposal is considered to utilise grey belt land that would not fundamentally undermine to the purposes (taken together) of the remaining Green Belt across the area of the plan. There is an identified demonstrable unmet housing need for the type of development proposed in Solihull Borough. The development would be in a sustainable location and would meet the Golden Rules.
National Planning Policy Framework
Green Belt
The NPPF considers Green Belt at paragraphs 142 - 149 and where exceptional circumstances exist, authorities should review Green Belt boundaries in accordance with the policies in the NPPF and propose that alterations to meet these needs in full. Paragraph 145 confirms that Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified through the preparation or updating of plans.
Paragraph 61 seeks to boost the supply of housing and paragraph 72 supports the stance that local authorities should have a clear understanding on land available in their area through the preparation of a strategic housing land availability assessment.
Paragraphs 11 (a) and 11 (b) seek for plans to promote a sustainable pattern of development that seeks to meet the development needs of the area and that strategic policies should provide for objectively assessed needs for housing as well as any needs that cannot be met within neighbouring area.
Achieving Housing Need Targets
The NPPF sets out the Government's new housing targets under the new Standard Method, and Solihull Borough' Local Housing Need figure has risen from 866 to 1,323 dwellings per annum. This increased figure is to ensure the delivery of the Borough's much-needed housing needs, and Birmingham's unmet needs, are not delayed.
Given the increased housing target and Council's previous evidence base, it is likely to require the identification of additional Green Belt land. Our site at Blue Lake Road is well placed to fulfil this need:
Dorridge, alongside Knowle and Bentley Heath is identified in the adopted Local Plan as one of a number of settlements which are a focus for new market housing.
Knowle/Dorridge/Bentley Heath is considered a sustainable settlement with a 'wide range of local services including a secondary school' and the area has 'good links to key employment sites at Blythe Valley Park and Solihull Town Centre.'' It is also 'well served by public transport,'' which provides regular links to Birmingham.
Knowle, Dorridge and Bentley Heath is one of two rural settlements in the Borough that has a full range of facilities including both secondary & primary schools, health services and a range of shops, services, and facilities. As such it is well placed to accommodate growth in excess of just its own local needs.
House prices in the settlement 'are amongst the most expensive in the Borough and affordability continues to be an issue for those seeking access to housing, as does the need to provide a more appropriate range of housing types and sizes to meet future needs.
The site is located a short distance to the centre of Dorridge and is therefore in a very accessible location.
Solihull Local Plan
The Solihull Local Plan was adopted in December 2013 and covers the plan period of 2011 - 2028.
In accordance with the NPPF, Solihull Council prepared and submitted a new Local Plan for examination in October 2020. This site was considered and whilst not allocated it was identified as an Amber Site in the Council's consultation in January 2019 - Draft Local Plan Supplementary Consultation: Amber Sites. The Site Selection chapter described the process the Council has undertaken to assess submitted sites. It explained “In carrying out this assessment it should be noted that of the sites that have not been included, some nevertheless performed better than others. As part of this supplementary consultation the Council believe it is useful to identify these 'less harmful' sites (that are shown as amber) so that residents and stakeholders are able to comment on their omission, and whether this is justified.”
The Local Plan was heard at public examination hearings in November 2021. In March 2023, the examination was paused pending updates to the NPPF. Following recommendations by the Inspector and consideration by Full Council, Solihull's Local Plan Review was formally withdrawn in October 2024.
The Council have now started the process of preparing a new Local Plan with a Call for Sites exercise being carried out from Friday 29th November 2024 to Friday 31st January 2025. This resulted in over 300 housing and employment sites being suggested for potential development. The Council have not yet published a draft Local Plan.
Knowle, Dorridge and Bentley Heath Neighbourhood Plan (2018 - 2033)
The made Neighbourhood Plan sets out a Vision for the future of the Knowle, Dorridge and Benley Heath Neighbourhood Area to 2033, together with the objectives and policies that will guide new development to help achieve that Vision.
Policy H1 of the Neighbourhood plan relates to Housing on allocated and larger sites and acknowledges that additional housing will be built in the Area and that this will most likely come forward through strategic housing allocations in the Solihull Local Plan Review.
Policy H2 relates to affordable housing, with the intention that 25% of all new affordable housing shall be occupied by households with a strong local connection to the Area, both when first built and at the point of any subsequent re occupation.
Our emerging masterplan shows where we think the new homes, access routes and public open space could be delivered on the site.
Emerging masterplan showing possible locations of the new homes, public open space, vehicle access and pedestrian and cycle connections (Click to Enlarge)
We are still in the design stage but currently our emerging plans could provide:
Up to 350 new energy-efficient homes with low-carbon heating, offering a range of house types, tenures and sizes to suit local housing need, including affordable homes - fully compliant with SMBC policy.
Two main vehicle access points via Knowle Wood Road and Blue Lake Road.
Access to the Public Right of Way (PRoW) network.
Car parking spaces, including reduced mobility and visitor parking spaces - compliant with Solihull Supplementary Planning Document Vehicle Parking Standards and Green Travel Plans (2006).
Predominantly 2 and 2 ½ storey - with 3 storeys focused away from existing dwellings.
Private gardens and/or amenity space for every home.
Provision of multi-functional public open space, natural play and recreational routes - accessible by existing and new residents.
Sustainable Drainage Systems (SuDS) and flood alleviation features.
EV charging points for every home.
A minimum of 10% Biodiversity Net Gain (BNG).
Pedestrian and cycle links throughout the Site and connections into the immediate surrounding area.
Retention of all significant existing trees and retention of hedgerows, where possible.
Safe and easy access to children's play spaces - designed for both young and older children including teenagers.
Improved community orchard.
Landscape and Ecology
Promoting healthy lifestyles and wellbeing through connection with nature are key drivers behind the landscape design.
A thoughtfully designed green infrastructure network across the site is focused around the existing mature vegitation. We are committed to providing as large a percentage of Biodiversity Net Gain (BNG) as possible with a minimum of 10%. BNG means that the site's natural environment would be in a better state than before by safeguarding and improving ecosystems.
An additional parcel of land within Bloor Homes' control, located to the east of the Site and measuring approx 4.29ha/10.6 acres will be utilised for BNG in conjunction with the development of the proposals for the Site. This parcel of land will include wildflower meadows to promote biodiversity with part of the southern area being accessible to residents and the local community.
Emerging Landscape Plan (click to enlarge)
We are proposing approximately 8.5ha/22 acres of public open space on the proposed development site with the following features:
Enhanced Planting
Enhanced planting is proposed throughout the site. Our landscape enhancements throughout the site would create new species-rich meadows with native hedgerows and wildflowers.
Children's Play Spaces
Play areas will include a range of materials such as boulders and tree stumps to encourage innovative and challenging play for children of all ages.
Designated Wildlife Meadow
Wildflower meadows will provide a scenic setting for residents and the local community to enjoy their local landscapes. This will promote biodiversity by providing habits for pollinators such as bees and butterflies.
A New Orchard
The community orchard will contain retained mature trees along with new tree planting. This will give opportunities for residents and the local community to interact with nature and be source of fruits, vegetable and herbs.
Public Open Space
Will include a range of planting including hedgerows, trees, shrubs and ornamental planting to provide a range of experiences and promote biodiversity.
Naturalised Drainage Ponds
A series of sustainable drainage features such as ponds and lakes will be integrated with green infrastructure such as wetland trees and shrubs to provide greater biodiversity enhancement as part of delivering biodiversity net gain. Some drainage ponds will be publicly accessible for pedestrians to enjoy while others will promote biodiversity.
Access, Sustainable Transport & Connectivity
The Site is advantageously located within an accessible and well-connected area that has excellent pedestrian, cycle, and public transport links to the significant local and regional destinations, including Dorridge Village Centre (within 1km of the site) and Train Station, (approximately 800m from the Site) accessible principally via Temple Road and Dorridge Road, which are highly suitable for walking and cycling. It also benefits from immediate access to the Public Rights of Way network, which provides unique recreational opportunities and direct links to existing amenities and the countryside.
Vehicle Access
Two main vehicle access points via Knowle Wood Road and Blue Lake Road.
Vehicle access on Knowle Wood Road will be via a new priority junction located at no. 51 Knowle Wood Road with the existing dwelling to be demolished.
Vehicle access on Blue Lake Road will be to the west of Dorridge Road.
Cycle and Pedestrian Access
Pedestrian and cycle access is proposed at the following locations:
Knowle Wood Road alongside the vehicle access junction.
Blue Lake Road via a pedestrian/cycle only access point at the westernmost corner of the site.
Grove Road via a pedestrian/cycle only access point in place of the existing farm access.
Roads that border the Site, including Grove Road, Norton Green Lane and Blue Lake Road, are recognised as 'advisory cycle routes', which form part of a local network of advisory cycle routes that will encourage cycling over shorter car trips.
The Footpath SL25 Public Right of Way (PRoW) runs along the eastern boundary of the site between Grove Road and Norton Green Lane, which the scheme ties into.
Parking Provision
The exact parking quantum will be determined as part of future Reserved Matters applications, but each home will have access to car parking spaces and/or garages. The number of car parking spaces including reduced mobility and visitor spaces will be in full compliance with Solihull Supplementary Planning Document Vehicle Parking Standards and Green Travel Plans (2006). Cycle parking will also be provided in line with the adopted standards, with adequate parking provided for both residents and visitors.
Local facilities plan (click to enlarge)Access Plan (click to enlarge)
Sustainable Transport & Connectivity
Bus
Dorridge is served by a number of existing bus routes, which provide connections to destinations including Solihull, Cheswick Green, and Wythall. The closest bus stop to the Site is located to the south-west on Dorridge Road next to the Rail Station, approximately a 12-minute walk from the Site frontage, serving the A6 bus route. The A6 bus route runs between Solihull and Dorridge via Knowle with a daytime frequency of approximately one bus per hour.
Train
Dorridge Train Station is located approximately 1km from the Site and provides frequent services to destinations including Birmingham New Street, Solihull, Kidderminster, Worcester and London Marylebone. It can be reached in approximately 12 minutes by foot or 2 minutes by bike.
The frequency and range of destinations available, and its close proximity, means that travel by rail from the Site is highly attractive.
Walking/Cycling
The Site is located within close proximity to a number of Public Rights of Way (PRoW), with the opportunity to create new cycle and pedestrian routes within the Site linking into the surrounding countryside and the local centres of Dorridge and Knowle. There are two existing PRoWs crossing the Site.
Drainage
Surface water drainage
Surface water runoff disposal will be managed through Sustainable Drainage Systems (SuDS) that will mimic the site's existing, pre-development response to rainfall. The system aims to collect, slow down flows, and convey surface water across the site using vegetated conveyance swales allowing for water quality improvement before flowing to the proposed attenuation basins, which will be integrated within the green infrastructure strategy, making attractive features within the open spaces.
SuDS features will be designed to accommodate the design rainfall event (i.e. the 1 in 100-year event with an additional 40% allowance for climate change) to ensure that flood risk will not increase either on-site or off-site due to the development.
Sufficient space for SuDS has been provided within the proposed masterplan which includes several attenuation basins as part of a nature-based SuDS solution which will also deliver biodiversity enhancements through the creation of new habitat features. Control measures to prevent pollution of these ponds and basins will be provided as part of the SuDS strategy.
There will be a new open space in the southern area of the Site, to help alleviate existing local surface water flooding issues, as requested in consultation with the Lead Local Flood Authority (LLFA).
Foul water drainage
It is proposed that the foul sewerage will be delivered through a gravity-based solution - gravity drainage systems operate based on gravitational forces, allowing water to flow from high to lower areas - which will then outfall to the Severn Trent Sewers within the Site.
Flooding
The Environment Agency (EA) Flood Map for Planning demonstrates that the Site is located entirely within Flood Zone 1, which is the most suitable zone for all development types in terms of fluvial flooding. However, there are areas of medium to high surface water risk across the Site which will be managed within the development. There is at very low risk from all other potential sources of flooding – tidal, reservoir, groundwater and sewer.
Thank you for taking the time to explore our website to learn more about the proposed development on Land at Blue Lake Road, Dorridge.
We would like to hear your views on our proposals, and we would like to assure you that your thoughts, ideas and any concerns you share with us, will only be seen by the project team and will be fully anonymised if included in future material. All the comments we receive will be considered before a planning application for the site is submitted.
For the project team to have sufficient time to consider your feedback, we kindly ask that you let us have your views on our proposals by midnight on Friday 27th June 2025
As with any new development, there are often lots of questions raised by the community. We will continue to add your questions and our responses that arise during our consultation in this section.
We are proposing to build up to 350 new homes, including affordable homes, fully compliant with SMBC policy.
We are proposing a mix of homes with most homes being two-storeys tall.
We are proposing to create two main vehicle accesses and pedestrian and cycle access points from Knowle Wood Road and Blue Lake Road. A further pedestrian and cycle access point is proposed off Grove Road.
The site is considered to utilise grey belt land under the Government's definition of grey belt, the land comprises of “previously developed land and/or any other land that, in either case, does not strongly contribute to any of purposes (a), (b), or (d) in paragraph 143. 'Grey belt' excludes land where the application of the policies relating to the areas or assets in footnote 7 would provide a strong reason for refusing or restricting development.”
Paragraph 155 of the NPPF confirms that the development of homes in the Green Belt should also not be regarded as inappropriate where:
The development would utilise grey belt land and would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan.
There is a demonstrable unmet need for the type of development proposed.
The development would be in a sustainable location, with particular reference to paragraphs 110 and 115 of this Framework.
Where applicable the development proposed meets the 'Golden Rules' requirements set out in paragraphs 156-157.
The proposal is considered to utilise grey belt land that would not fundamentally undermine to the purposes (taken together) of the remaining Green Belt across the area of the plan. There is an identified demonstrable unmet housing need for the type of development proposed in Solihull Borough. The development would be in a sustainable location and would meet the Golden Rules.
Car parking spaces including reduced mobility and visitor spaces will comply with Solihull's Vehicle Parking Standards and Green Travel Plans SPD (2006) including electric vehicle charging provision.
Contributions to offset any potential impact on local services and facilities will be provided as part of any Section 106 agreement with Solihull Metropolitan Borough Council.
As the developer, we have an obligation to produce a Construction Management Plan, which will be submitted before any construction starts on site for approval by Solihull Metropolitan Borough Council. This document outlines how the construction process will be managed and will stipulate the specific times and routes construction vehicles are allowed to enter and leave the site. We will use the strategic network as far as possible to limit any impact on the local roads and residents.
It is not possible to give an exact price range of these homes at the current time. However, when the homes come forward, they will be comparable in price to new build properties within the local area.
Throughout the pre-application planning process, we will be in ongoing discussions with planning officers and stakeholders, including the local community, about our emerging proposals to develop the site. The timings set out below are indicative dates only and will be subject to change as we progress through the design and planning process.
Monday 9th June 2025 Start of consultation period
Thursday 12th June 2025 Public Webinar and Q&A session
Friday 20th June 2025 Public Exhibition at Dorridge Village Hall
Friday 27th June 2025 Deadline for comments. Consultation period closes at midnight
Mid/Late Summer 2025 Submission of planning application to Solihull Council
Winter 2025 Expected determination of planning application by Solihull Council
Dates of submission and determination are indicative only and will be subject to change.
If you want to chat to a member of the team, give us a call:
07909 735417 (Monday to Friday – 9.30am to 5pm)
We take data protection seriously. Please only provide your personal details if you are willing for them to be used by KG Communications and the project team for the purpose of research in connection with this project and in order to update you on the progress of the project. Your details will be treated as confidential and will not be shared, passed on or used by any third parties and they will only be retained until the end of the planning process for the project, after which time they will be deleted. At any time, if you wish to withdraw consent to the processing of your personal data, you may do so by emailing: landatbluelakeroad@kgcommunications.co.uk.
We take data protection seriously. Please only provide your personal details if you are willing for them to be used by KG Communications and the project team for the purpose of research in connection with this project and in order to update you on the progress of the project. Your details will be treated as confidential and will not be shared, passed on or used by any third parties and they will only be retained until the end of the planning process for the project, after which time they will be deleted. At any time, if you wish to withdraw consent to the processing of your personal data, you may do so by emailing: landatbluelakeroad@kgcommunications.co.uk.
We are hosting a live Public Webinar where you can find out more information about the proposals to develop the Land at Blue Lake Road, Dorridge, meet members of the project team and ask questions.
Live Public Webinar
JUN
12
Thursday 12th June 2025
6.00pm to 7.00pm
Click here to register to attend our public webinar and take part in the live Q&A.
