Comment

Representation ID: 2959

Received: 08/09/2017

Respondent: Barratt Homes and David Wilson Homes

Agent: Turley Associates

2.70 Pennwood represents a unique opportunity to create a new community, which could provide between 500 and 1,300 new homes, although it should be noted that up to 1,000 dwelling can be provided to meet Wolverhampton's needs, whilst the remaining 300 will meet future South Staffordshire housing needs. BDW's aspirations are to create a new neighbourhood which delivers real health and wellbeing, and economic benefits for both existing and new residents. This includes significant high quality open space, parkland and green infrastructure, well designed homes, and new community facilities. 2.71 For example, BDW secured an allocation for up to 2,000 dwellings at Overstone Leys in Northampton. This SUE will help to meet Northampton's housing need in the West Northamptonshire Joint Core Strategy. A subsequent and successful planning application secured significant residential development, a local centre, primary school and a new section of A43 dual carriageway. 2.72 BDW maintained a positive working relationship with both Daventry District Council and Northamptonshire County Council during the plan-making and decision-taking process. 2.73 We explore the infrastructure requirements of Pennwood further in the Call for Sites form (Appendix 2) and Vision Document (Appendix 3) enclosed with these representations. 2.74 Given Pennwood's location within the Green Belt we provide an assessment against the five purposes for including land within the Green belt below. Purpose 1 - To check the unrestricted sprawl of the large built-up areas 2.75 Pennwood is bound by residential development to the north, east and south-east, whilst residential properties lie immediately adjacent to the western boundary separated from the site by a strip of agricultural land. As such Pennwood is enclosed by existing built form along three boundaries. At present the Green Belt boundary projects into the urban form of Wolverhampton, utilising the built form along Hornby Road / Park Hall Road, Wolverhampton Road East and Alderdale Avenue as the defensible boundaries. 2.76 The release of Pennwood would not result in any unrestricted sprawl of the built up area and on the contrary it would actually contain development within an existing urban form.

2.77 Consequently, the enclosed nature of Pennwood results in the land making a low contribution to the Green Belt in relation to checking the unrestricted sprawl of Wolverhampton. It is anticipated that once Pennwood is released from the Green Belt, the newly formed boundary will better correspond with the urban form of the surrounding area and present a logical Green Belt boundary to protect against any unrestricted sprawl of the future built-up area. Purpose 2 - To prevent neighbouring towns merging into one another 2.78 An important requirement of the Green Belt is to prevent neighbouring towns from merging however paragraph 85 of the NPPF sets out that there may be opportunities for land to be released from the Green Belt that would assist in creating longer term permanent defensible boundaries. 2.79 Pennwood currently presents a gap in the urban form of Wolverhampton and residential development is located in the immediate vicinity to the north, east, south east and west of the site. As illustrated on Wolverhampton's policies map, the existing Green Belt boundary protrudes to the north-east (to include the site). To release this site from the Green Belt in its full capacity would not result in any neighbouring towns merging into one another. This is illustrated by the Development Options in the enclosed Vision Document, which offer a generous amount of green infrastructure and open space to restrict Upper Penn and Sedgley from merging. In addition, a new defensible boundary could be formed to the south-western edge of development adjoining Penn Common. Purpose 3 - To assist in safeguarding the countryside from encroachment 2.80 Paragraph 84 of the NPPF states that when drawing up or reviewing Green Belt boundaries local planning authorities should take account of the need to promote sustainable patterns of development. As such, development should be focussed towards urban areas inside the Green Belt boundary, towards towns and villages. 2.81 Pennwood adjoins the urban area of Wolverhampton and the Development Options contained with the enclosed Vision Document illustrates the preservation of a green corridor to the west and south-west of the site. The early stage of masterplanning demonstrates how a landscaped view corridor can be included within the proposals and in particular how the existing landscape, including woodland, and ecological assets such as hedgerows and wildlife, can play a key role in the design of the community. 2.82 In accordance with the guidance set out in the NPPF, Pennwood is located towards the urban area of Wolverhampton and the release of this site from the Green Belt would not result in a detrimental encroachment into the countryside, as illustrated within the early stages of masterplanning for Pennwood.

Purpose 4 - To preserve the setting and special character of historic towns 2.83 Pennwood is not located within close proximity to any historical town. In historic landscape character terms, the site is partly located in the Goldthorn / Lower Penn Green Wedge and was formerly a 'Special Landscape Area' both of which place emphasis on the retention of the 'attractive' landscape; whilst such land should provide recreation facilities and access to the countryside for the urban population can be available. 13 2.84 As discussed in response to Purpose 3, the early stages of masterplanning have demonstrated how important landscaping is for the proposed development site and in particular the proposals will comprise a large landscape buffer, protecting the setting for Upper Penn. Furthermore, Pennwood is not located within the setting to a historic town and as such this purpose is not considered to apply in this circumstance. Purpose 5 - To assist in urban regeneration, by encouraging the recycling of derelict and other urban land 2.85 The BCCS I&O Report sets out that there is a requirement for the Black Country Authorities to accommodate approximately 22-25,000 new homes. It has been established that the Black Country has severely limited opportunities to accommodate this anticipated growth within the present urban boundaries and it is therefore necessary to consider Green Belt release.