Development Allocations

Object

Representation ID: 22320

Received: 11/10/2021

Respondent: Mr Robert Cross

Number of people: 2

Objects to WAH 246
Cites location less than ideal for houses and brownfield should be developed first.
Also numbers proposed would create problems for surrounding roads as a 'cut through' would develop to avoid Hardwick lights.

Comment

Representation ID: 22324

Received: 11/10/2021

Respondent: Investin PLC

Agent: Lichfields

Call for Sites - Site Refs: 332 / Form Ref: 10332 - Land south of Little Aston Road, Aldridge

[Submission Part 2: Site specific vision]

Land South of Little Aston Road, Aldridge
VISION DOCUMENT
JUNE 2021

VISION
Land South of Little Aston Road, Aldridge offers the opportunity to create an attractive new development that is responsive to the local context. The provision of an accessible, multi-functional green infrastructure network will complement the built form, support biodiversity and promote wellbeing and social interaction. Enhancement of links to the local area and the provision of new pedestrian routes recognises the sustainable location that the site offers, encouraging active and healthy lifestyle choices.

1. INTRODUCTION
This vision document has been prepared on behalf of Investin PLC to support the proposals for residential development at Land South of Little Aston Road, Aldridge.
The purpose of this document is to support the promotion of residential development on the site. Key aims and objectives of this document are:
• To review the site in the context of current Planning and Green Belt policy through the review of the Black Country Authorities Core Strategy;
• To present an initial understanding of the site within the local context;
• To provide a summary of current site assessment undertaken to date; and
• To present the emerging concept masterplan, accompanied by an explanation of the key design principles that have informed it.
THE SITE
The site is located approximately 1 kilometre (km) east of Aldridge town centre and lies within the Walsall Council administrative area. It is approximately 9.6 hectares (Ha) in size and mostly comprises grassland and agricultural land. The boundaries of the site are defined by tree and hedgerow planting, particularly along the A454 (Little Aston Road). The southern boundary of the site is defined by the railway track. Existing residential development abuts the western and north eastern edges of the site.

2. PLANNING POLICY CONTEXT
The site is located within the administrative area of Walsall Council. Along with Sandwell Metropolitan Borough Council, Dudley Metropolitan Borough Council and the City of Wolverhampton Council, the Council adopted the ‘Black Country Core Strategy’ in February 2011.
The Core Strategy set out the overall spatial vision for the Borough up to 2026 whilst specific sites are allocated in the Walsall Site Allocations Document adopted in January 2019. Policy HOU1 of the Core Strategy seeks to provide at least 63,000 net new homes over the period 2006-26.
BLACK COUNTRY PLAN Walsall Council is participating in the preparation of the Black Country Plan along with Sandwell Metropolitan Borough Council, Dudley Metropolitan Borough Council and the City of Wolverhampton Council. This will supersede the Black Country Core Strategy upon its adoption.
The Council undertook a consultation on an ‘Issues and Options Report’ in September 2017. This identified an objectively assessed housing need for the Black Country over the period 2014–36 of 78,190 homes.
The Council has published the latest ‘Black Country Urban Capacity Review’ in May 2021 to explore opportunities identifying any further additional potential development capacity across the urban area. The Capacity Review identifies a Local Housing Need of 76,076 dwellings over the 2020-2039 period with a potential shortfall of 36,819 dwellings over the same period.
Outlined below are two of the key challenges which the Black Country Plan shall need to address in the context of requirements set out in the National Planning Policy Framework.
HOUSING NEED AND DUTY TO COOPERATE
The Local Plan Review will need to address the policy changes and objectives in the NPPF. One of the Government’s principal objectives that is made clear within the NPPF is to significantly boost the supply of housing. This means that: “strategic policies should, as a minimum, provide for objectively assessed needs for housing…” (Para 11a) [emphasis added]
The objectively assessed needs for housing should be informed by a local housing need assessment, conducted using the Standard Method (NPPF Para 60). For the Black Country area, cumulatively, the LHN equates to an annual figure of 4,004 dpa, or 76,076 homes for the period 2020–39. This reflects the 35% urban uplift to the Wolverhampton housing need figure introduced following the Governments’ changes to the standard method in December 2020.
However, the NPPF and Planning Practice Guidance [PPG] (ID: 2a-002) are clear that the LHN figure is a minimum starting point (i.e. actual housing need may be higher than this figure). As such, the PPG states that it may be appropriate for a higher figure to be adopted, where this would support employment growth, infrastructure, affordable housing or unmet housing needs.
It will, therefore, be necessary to explore whether an uplift to the LHN to align with proposed economic growth, or to ensure a greater delivery of affordable housing, will be required. A key aim of the Black Country Plan is to plan to meet all of this housing need within the Black Country and, if this need cannot all be accommodated within the Black County, to work with other authorities to see if they can accommodate any of the unmet housing need.
EXCEPTIONAL CIRCUMSTANCES The NPPF is clear that the weight attached to Green Belt by the Government, and that “once established, Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified, through the preparation or updating of plans.” (Para 136).
In respect of the ‘exceptional circumstances’ required to review the Green Belt, the council should have regard to the acuteness of their own housing needs and availability of land to meet these needs. This is particularly important as both the Council and constituent Black Country authorities are constrained by Green Belt.
In this context, in the Calverton Parish Council v Nottingham City Council High Court Judgement case, the judge pointed to the acuteness of the objectively assessed housing needs when considering whether housing need should be considered an exceptional circumstance (Para 51).
The Council Urban Capacity Review concludes at paragraph 4.7 that given the findings of the urban capacity evidence, it is reasonable to conclude that the exceptional circumstance neccessary to trigger a Green Belt review in the Black Country, in order to meet housing and employment needs, have been met. Consequently, a review of the sites performance against the five purposes of the Green Belt, set out in Paragraph 134 of the NPPF, is set out below in more detail. CALL FOR SITES
The land south of Aldridge Road has been included within the Council’s Call for Sites process and is identified as site 10173. Additional land has also been promoted by third parties to the north of Little Aston Road as site 10332. Both sites immediately adjoining the urban edge of Aldridge as shown below and would collectively deliver a limited eastward urban extension of the settlement.

2.1 GREEN BELT The Borough of Walsall does not have sufficient land to meet the quantum of housing targeted for delivery across the plan period, resulting in a need to release Green Belt land for future development and growth.
In order to demonstrate that the Site at Little Aston Road is suitable, achievable and deliverable now, it has been assessed against the five purposes of the Green Belt as set out in the NPPF (Paragraph 134). These include:
• To check unrestricted sprawl of large built-up areas;
• To prevent neighbouring towns merging into one another;
• To assist in safeguarding the countryside from encroachment;
• To preserve the setting and special character of historic towns; and
• To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
TO CHECK UNRESTRICTED SPRAWL OF LARGE BUILT UP AREAS
Consideration has been given to how the Site contributes to containing the urban area. The site has clearly defined boundaries that will not need to be altered and that follow robust existing physical features:
• The western boundary immediately adjoins, and is defined by, the existing settlement edge of Aldridge
• The northern boundary is defined by the A454 and the associate footway, with a strong line of mature trees along the northern boundary.
• The eastern boundary is defined in part by immediately adjoining residential development fronting onto the A454, and by the vegetated field boundary.
• The southern boundary is defined by the railway line on embankment.
The Site sits with the existing transition from settlement edge to wider countryside. Development on the Site would not extend development any further east than the existing residential development fronting on to the A454. Development on the Site would be contained within existing strong, robust, permanent and clearly defined boundaries, and would extend the settlement pattern in a coherent pattern. A broad swathe of open landscape would remain to the east of the Site. Therefore it is concluded that the Site makes a limited contribution to checking the unrestricted sprawl of large built-up areas, and removal of the Site from the Green Belt, and the subsequent development of the Site, would not result in the unrestricted sprawl of large built-up areas.
TO PREVENT NEIGHBOURING TOWNS MERGING INTO ONE ANOTHER
The Green Belt, in this location, serves to protect against the coalescence of the built up areas of Aldridge and Little Aston/Four Oaks, located to the west of Aldridge.
The Site is located between the existing settlement edge of Alridge and existing residential development fronting onto the A454 to the south, with the Fairlawn Hotel and Spa to the north of the A454. Development of the Site would extend settlement no further east than the existing residential development fronting onto the A454, and furthermore, it is proposed that the land to east of the pylon and overhead lines traversing the Site would be retained free from development, providing amenity open space, which will assist in maintaining the separation between Aldridge and Little Aston/Four Oaks. Therefore whilst there would be limited reduction in the physical or perceived separation between Alridge and Little Aston/Four Oaks, a broad swathe of open countryside would remain between to the settlements, such that there would be no physical or perceived joining or merging of the ‘neighbouring towns’ of Aldridge and Little Aston/Four Oaks.
TO ASSIST IN SAFEGUARDING THE COUNTRYSIDE FROM ENROACHMENT
The Site, and development on the Site, would be located within strong defensible boundaries. The proposed retained mature tree belt along the northern boundary, enhanced planting to the southern boundary, and the generous area of open space and associated tree planting within the eastern part of the Site, would enhance the existing containment of the Site. The strong, durable boundaries surrounding the Site would assist in the protection and safeguarding of the countryside from future further development, and subsequent encroachment into countryside.
The Site, whilst undeveloped, is subject to the influence of features which detract from the rural character of the Site, such as the pylon and the overhead lines that traverse the Site; the railway line and quarry and working plant to the immediate south; the A454 and associated traffic to the immediate north; and the presence of existing residential immediately abutting the Site on the western boundary, and on the eastern boundary in part. Whilst there would be some limited loss of undeveloped land that is countryside, it is an area of reduced rurality and development of the Site and release from Green Belt would provide a logical well-planned extension to the urban area of Aldridge. The open space on the eastern part of the Site would provide a buffer to the adjoining countryside, such that there would be no encroachment into the wider countryside. It is therefore considered that development of the Site would not adversely impact the remaining open countryside.
TO PRESERVE THE SETTING AND SPECIAL CHARAC TER OF HISTORIC TOWNS
The Site is not located in the vicinity of any defined Historic Towns, and therefore makes no contribution to the setting or character of an Historic Town.
The south-eastern extent of the Aldridge Conservation Area is located to the north-west of the Site, adjoining the northern side of the A454, however this is separated from the Site by the A454 and the associated traffic, and largely screened from the Site by the mature tree belt on the northern boundary of the Site. The wider extent of the Alridge Conservation Area screened by existing vegetation north of the A45, with no views of landmarks and/or the historic core.
There are several listed building in the locality of the Site: The Moot House – Grade II and Grade II* the Church of St Mary the Virgin – Grade II* to the north-west, and the Old Irish Harp Pub – Grade II to the east: however, the extent of existing intervening development between these historic assets and the Site results in limited harm to these heritage assets.
It is therefore considered that the removal of the Site from Green Belt, or development of the Site, would not adversely impact the setting and special character of Aldridge’s Conservation Area and/or historic assets.
TO ASSIST IN URBAN REGENERATION, BY ENCOURAGING THE RECYCLING OF DERELICT AND OTHER URBAN L AND
The BCCS outlines a strategy that emphasises the delivery of homes on previously developed brownfield sites. Notwithstanding this, the Strategic Housing Needs Study acknowledges that such sites are already maximised in existing plans and therefore address a requirement to identify alternative sites, including those located within the Green Belt. This is exacerbated by the Walsall’s shortfall, together with undersupply from the wider HMA.
Notwithstanding the above, the Site will be appropriately phased so as to ensure that regeneration schemes across the Borough and within the surrounding Black Country Authorities administrative areas are not impacted.
Development of the Site would not adversely impact urban regeneration or the recycling of derelict and other urban land.

3. LOCAL CONTEXT
3.1 ACCESS AND MOVEMENT
The site is well connected to public transport services and strategic highway links. The plan opposite shows the location of the site within the context of the local access and movement network.
WALKING AND CYCLING
The site is well connected to the existing pedestrian network with a footway located along the southern side of the A454 (Little Aston Road). A shared footway/cycleway is located on Walsall Road to the west of the site. There is a continuous footway provision between the site and Aldridge town centre where there is a dense network of pedestrian routes.
PUBLIC TRANSPORT
Little Aston Road is served by a regular bus service providing two services per hour between Walsall and Sutton Coldfield (via Aldridge) during the weekday daytime, with less frequent services on Sundays and evenings. Bus stops are located on Little Aston Road, approximately 400m to the west of the site and 300m to the east of the site. These bus stops are served by the number 6, SFA1 and SFA 2 bus services.
Blake Street train station is circa 4km east of the site which provides high frequency services to Birmingham New Street. Four Oaks station, although further from the site is on the same line and is accessible via bus as part of a multi-modal journey.
The site is well connected to its surroundings via the local highway network. Little Aston Road provides direct access to Aldridge town centre to the west. Junctions 7 and 10 of the M6 are approximately 7.1km south and 8.5km west respectively of the site, providing access to Birmingham, Stafford and the wider strategic highway network.

3.2 LOCAL FACILITIES
The site is well located in terms of access to local facilities and services, as shown on the plan opposite, which includes indicative journey distance isochrones of 400m (5 minutes’ walk), 800m (10 minutes’ walk) and 1200m (15 minutes’ walk).
Aldridge town centre is located within the preferred maximum walking distance of the site according to IHT guidance and offers a range of shops, cafes, pubs, and a post office.
EDUCATION
Cooper & Jordan C of E School is located approximately 600m west of the site on The Green, whilst Saint Mary of the Angels Catholic primary school is approximately 1.1km south-west of the site.
Secondary education is provided at St Francis of Assisi, which is located approximately 1.3km south-west of the site.
HEALTH
Anchor Meadow Health Centre, with a doctor’s surgery, dental practice and pharmacy, is located 1.4km west of the site, and is accessible via bus services along Little Aston Road, adjacent to the site.
RECREATION
Accessible open space at Aldridge Croft, which also features an equipped area of play, is located approximately 850m walk west of the site. Aldridge Stick & Wicket Club provides facilities for cricket, hockey and football, and hosts regular running and fitness clubs, approximately 900m west of the site. Anytime Fitness and The Gym Aldridge are located 1.2km from the site.

4. SITE OPPORTUNITIES AND CONSTRAINTS
Technical surveys including an Arboricultural Assessment, Ecological Assessment, Landscape and Visual Appraisal and a Preliminary Archaeology and Cultural Heritage report have been undertaken. The findings have been evaluated to identify the opportunities and constraints relevant to the development of the site.
ACCESS AND MOVEMENT
• Vehicular access will be taken from the A454 (Little Aston Road).
• A new network of accessible informal pedestrian footpaths will be established within the site, providing circulatory walks that encourage physical activity and sustainable travel choices.
• A footway is proposed to the north-western corner of the site to connect with the existing footway provision to the south of the carriageway on Little Aston Road and to follow pedestrian desire lines to facilities located within Aldridge Town Centre to the west of the site.
HYDROLOGY AND DRAINAGE
The Environment Agency (EA) flood maps show that the site is wholly located within Flood Zone 1, this is land assessed to be at low risk from of flooding from rivers or the sea. Therefore the site is considered appropriate for development in terms of flood risk.
EA mapping identifies the site is at a low risk of surface water flooding as there is a small section across the site and of the proposed developable area at a low-medium risk of surface water flooding.
The site has not been identified to be at risk of flooding from any other source.
At this stage it has been assumed infiltration is not a viable mean of discharge for surface water therefore attenuation is required. Existing site levels and the site falls from the west to the east, therefore the development will drain to attenuation features located to the east of the proposed residential area within the public open space.
Surface water runoff will be conveyed via the site surface water sewers to two attenuation features located within the public open space. The attenuation feature will be used to provide both attenuation and water quality treatment purposes and will discharge at greenfield runoff rate to the public surface water sewer in Little Aston Road as there are no watercourses within the vicinity of the site.
As the site is currently undeveloped, site-specific foul drainage infrastructure will need to be installed to serve the proposed development. The preferred point of connection is to the combined gravity sewer located within the site, Severn Trent Water have confirmed there is capacity within this sewer to accept foul flows.
ECOLOGY AND BIODIVERSITY
An Extended Phase 1 study was undertaken in March 2021 as part of a Preliminary Ecological Appraisal (PEA), in order to inform future development proposals. A desk-study of available information was also undertaken as part of the PEA.
This desk-study provided the following information in terms of designated sites within 2km of the site.
• There are two sites with statutory site designations within 2km of the site boundary, a Site of Special Scientific Interest (SSSI) and a Local Nature Reserve (LNR). No adverse effects on these designated sites are anticipated due to the distance from the Site and lack of connectivity.
• There are ten sites within 2km of the site boundary that have non-statutory local designations. Six of these sites are located within 1km of the Site boundary, however, no adverse effects are anticipated on these sites due to barriers between the sites and a lack of habitat connectivity.
• Branton Hill Quarry is designated as a Site of Importance for Nature Conservation (SINC) for its geological interest. It lies immediately to the south of the Site and contains a single waterbody. This habitat is not considered to be suitable for Great Crested Newts.
• There are two areas of Ancient and Semi-natural woodland within 2km of the site boundary. Towers Covert is located 0.72km from the application Site, however, no adverse effects are anticipated due to the lack of habitat connectivity.
SUMMARY OF FINDINGS
• The habitats on Site composed predominantly of improved grassland, amenity grassland, species-poor hedgerows, dense and continuous scrub, and tall ruderal vegetation.
• These habitats on Site are suitable for bats, hedgehogs Erinaceus europaeus, and nesting birds. Further surveys are recommended for bats and any potential impacts will be mitigated with appropriate improvements and enhancements wherever possible.
• It is not anticipated for the site to have significant ecological constraints for development, with appropriate incorporation of appropriate mitigation measures and enhancements into the master planning design.
LANDSCAPE & VISUAL
A Landscape and Visual Appraisal, including a site visit was undertaken in March, 2021 to review relevant background material, understand the landscape character of the site and wider surroundings, physical landscape features on the site and the visual amenity and key views in and out of the site.
KEY CHARACTERISTICS OF THE SITE
• Immediately adjoins settlement - eastern edge of Aldridge
• Forms a very small part of a much wider swathe of Green Belt on the eastern edge of Aldridge, covered by Area BL34 as defined in the Black Country Landscape Sensitivity Assessment.
• Influenced to a greater extent by settlement characteristics to the west and north than the wider Green Belt to the east which is acknowledged in the Black Country Landscape Sensitivity Assessment.
• Gently slopes from east to west
• No public access or recreational amenity
• Largely devoid of notable landscape features, with vegetation limited to the Site boundaries
• Contained by strong clearly defined and defensible existing boundaries on all sides
• Aldridge Conservation Area is located to the north of the A454 Little Aston Road, coinciding with the northern boundary of the Site in part.
• Extends no further east than existing residential development fronting onto the A454
• Limited visual prominence in views from the surrounding and wider countryside
Subject to urbanising influences which reduce the rural character of the Site, such as:
• A pylon and over-head power lines traversing the eastern part of the Site
• Railway line on embankment with freight trains to the immediate south
• Active Branton Hill Lane Quarry and working plant to the south beyond the railway
• A454, foot way and associated traffic to the immediate north
• Presence of residential development on western boundary and eastern boundary in part
VISUAL APPRAISAL The Site is not visually prominent in the wider landscape:
• Views from the north are limited to occasional partial glimpses of the Site from the Public Right of Way running along the southern boundary of Druid’s Heath Golf Course, with views further north, north-east or north-west being limited by landform and vegetation.
• Views from the west are limited to residential properties in the immediate vicinity of the Site.
• Views from the east are limited to filtered glimpses of the Site from Green Lane, which connects the A452 to the A454 Little Aston Road.
• Views from the south are limited to glimpses of the Site from the Public Right of Way traversing south from Branton Hill Lane Quarry to Daniels Lane.
• Views from further south to the Site are screened by the combination of distance, landform and intervening development and existing vegetation.
LANDSCAPE STRATEGY FOR THE SITE
• Retain, supplement and enhance boundary vegetation
• Relate residential development to existing settlement edge of Aldridge
• Consider residential amenity of existing properties adjoining the Site
• Provide buffer to railway line • Allow for corridor to accommodate pylon and overhead power lines
• Enhance eastern boundary of the Site
• Provide transition from, and screen views of, residential development to wider countryside and Green Belt to the east of the Site
HERITAGE AND ARCHAEOLOGY
A desk-based appraisal has been undertaken to establish the archaeological potential of land within the site; as well the potential for effects on heritage assets through changes to their setting.
• There are no designated heritage assets within the site. Aldridge Conservation Area lies directly to the north, where this encompasses the locally listed building of Aldridge Court.
• There are a number of Grade II listed buildings further to the west in the conservation area, although these are over 400m from the site and are substantially screened from by intervening residential development and trees, such that no effect would be anticipated as a result of development within the site.
• Sensitive masterplanning of development within the site and design measures should be used to preserve and enhance the character of the conservation area. Views of the proposed development are expected to be heavily filtered by trees along Little Aston Road, therefore it is likely that the development can be accommodated without adverse impact.
• There are no known features of archaeological interest within the site, although Branton Hill Lane, to the south and west of the site, is recorded in the Wolverhampton and Walsall Historic Environment Record (HER) as originating as an access path to the medieval open fields; it is likely that land within the site formed part of this open field system.
• Further assessment will be undertaken to establish the significance of any heritage assets affected, in line with the NPPF, and to feed into the design of any development. However, there are no in-principle heritage constraints, or those which would constrain the allocation of the site and its suitability for residential led development.
NOISE
A desk based review of noise has been undertaken as part of the initial site analysis to inform the concept masterplan. The identified potential sources of noise are from Little Aston Road immediately north of the site and the existing quarry and rail line to the south.
The concept masterplan has been designed to ensure adequate buffers and screening are considered in context of these potential noise sources. If required, appropriate mitigation measures will be incorporated to ensure that internal and external noise limits are met for the proposed development.
UTILITIES
A utilities search has been conducted to identify any existing services within the Site boundary and the immediate vicinity. These searches have provided the following results.
Electricity (Western Power Distribution)
• Records show low voltage underground apparatus located along the highway to the north east and north west of the site boundary.
• Electricity records show 11kV underground apparatus located close to the northern site boundary along the existing highway at Little Aston Road to the north.
Electricity (National Grid)
• Records show 400kV overhead electricity transmission apparatus crossing the site in a north-south direction.
Gas (Cadent Gas)
• Records show low pressure gas apparatus along the highway to the north east and north west of the site boundary.
• There is no gas apparatus located within the site boundary.
Potable Water (South Staffs Water)
• Records show potable water apparatus located along the highway to the north and east of the site boundary.
• There is no potable water apparatus located within the site boundary.
Foul Water (Severn Trent Water)
• A combined sewer enters the site boundary in the south west corner of the site. It continues through to Little Aston Road to the north of the site.
• Records also show a public surface water sewer positioned in the highway along Little Aston Road to the north of the site.
Telecoms (BT Openreach)
• Records show BT underground cables along the highway in Little Aston Road, running very close to the site boundary.
• Records show BT overhead cables along the south west boundary.
ARBORICULTURE
An arboricultural survey of the Site was undertaken on 7th April 2021.
Nineteen individual trees were surveyed on Site. The majority of individual trees within the Site are Category B (eight trees) and C (nine trees). There is one Category A tree (T12), located in the north east corner of the Site, and one Category U tree (T7) located in the South of the Site.
Fifteen tree groups were surveyed on Site. The majority of tree groups within the Site are Category B (nine groups) and C (five groups). There is one Category A tree group (G10), located in the north east corner of the Site.
Walsall Metropolitan Borough Council were contacted to ascertain whether any trees within or immediately adjacent to the Site are protected by Tree Preservation Orders (TPOs) or Conservation Areas (CA). It was confirmed that the site is not within a CA and there are no trees currently within the Site’s red line boundary that are protected by TPO. However, an ‘Area’ TPO in the vicinity of the Site borders a small section of the Site’s northern boundary.
GEO-ENVIRONMENTAL
A desk based review of geo-environmental information has been undertaken based on available records. The review aimed to identify potential constraints to development, or the future use of the site related to ground conditions and or contamination.
The site is currently in agricultural use and has remained largely unchanged since the date of the earliest reviewed historical maps.
The land adjacent to the Site is noted to have been used predominantly for agricultural purposes. Progressive residential development is recorded to the west of the Site in Aldridge on historic editions of the mapping over the last 50 years. Immediately adjacent to the southern boundary is an active railway line. Beyond the rail line to the south is a quarry (sand workings).
The BGS Geological Sheet for the area shows no superficial strata and that the site is underlain by solid deposits of Bunter (now designated the Chester Formation), comprising Triassic soft sandstone with pebble beds and conglomerate. The site is not indicated to be directly affected by faulting, with the nearest recorded fault at rockhead 0.66km to the west. The site is not in an area which could be affected by past, current or future coal mining.
The Site lies within Source Protection Zone III, for a major public groundwater supply 869m southwest of the Site. Future use of the site will need to take account of the risk posed to the underlying aquifer and Source Protection Zone. However, with appropriate measures in place, the future development of the site should not pose a significant risk to the environment.
Based on the desk top review of available sources of information, it is therefore considered that the overall risk to the current and future users of the site and the risk posed by future development to the local environment is considered to be low.

5. DESIGN PRINCIPLES
5.1 CONCEPT MASTERPLAN The Concept Masterplan has been informed by the vision and technical analysis presented earlier in this document, along with the following design principles:
DEVELOPMENT FORM
• Provision of approximately 4.5 Ha of residential development, achieving approximately 170 dwellings at an average density of 37 dwellings per hectare (dph). These dwellings will be delivered in a range of types and tenures to meet local demand.
• Development will be structured to create a legible and permeable place that prioritises people and ensures streets and spaces are overlooked wherever possible.
• A minimum 15m offset from the A454 (Little Aston Road) will be accommodated within public open space to mitigate against potential noise impact.
• An offset between the overhead electrical cables and residential development has been provided.
• An offset of 20m has been provided from the railway line to the edge of the residential development to mitigate against potential noise impact and to safeguard the amenity of residents.
OPEN SPACE AND LANDSCAPE
• The proposals provide 4.9 Ha of accessible, multi-functional public open space that caters to a range of ages and uses, encouraging time outdoors and interaction with nature, in turn supporting the health and wellbeing of the whole community.
• The retention of existing trees has enabled the creation of two green corridors that adjoin the northern and southern site boundaries, providing attractive green routes to the eastern area of public open space.
• The provision of new tree planting within public open space to support wildlife and biodiversity whilst helping to mitigate the impact of climate change.
• The provision of formal play facilities centrally located within the area of public open space within the eastern part of the site.

SUMMARY OF ASPIRATIONS
This document has set out a vision, current site assessment undertaken to date and the emerging concept proposals for Land South of Little Aston Road, Aldridge.
In summary the proposals will deliver the following key benefits and qualities:
• A high quality and attractive residential development that can deliver approximately 170 new dwellings in a mix of types and tenures.
• A site that is well placed for accessible links to local and national destinations, including pedestrian links to local schools and the services and facilities available within Aldridge town centre.
• An emphasis on encouraging active and healthy lifestyle choices through the provision of a multi-functional green infrastructure network that includes circular walks and formal play provision, and maximises views to open space from dwellings.
• The provision of high-quality open space on the doorstep of all homes that caters to a range of ages and uses and supports biodiversity.
• A distinctive, permeable and well-connected place that has been informed by best practice urban design principles and is [text on brochure ends here]

Object

Representation ID: 22396

Received: 08/10/2021

Respondent: Inland Waterways Association Lichfield

Policy EMP1 - Site WAE410 - Johnsons Farm and Meadow Farm, Watling Street, Brownhills

This site is an important area of countryside alongside the Anglesey Branch of the Wyrley & Essington Canal. It is part of the West Midlands Green Belt which serves to check the sprawl of built-up areas, to encourage the regeneration of urban land, and to safeguard the countryside. Its proposed removal from the Green Belt would undermine those purposes and damage the setting and economy of the canal. Therefore, IWA objects in principle to its allocation for development. However, if exceptional circumstances can be proven then it is important that the adverse impact of development on the canal is limited and mitigated by sensitive layout, design and landscaping.
The Anglesey Branch is a historic waterway and a valuable amenity and recreational corridor, providing leisure boating, walking, angling, cycling and nature conservation benefits to the area. It is part of the national waterway system which attracts millions of visits each year from local people and holidaymakers from home and abroad, and is a major component of the nation’s tourism industry.
The rural environment of the canals plays a vital role in attracting and sustaining the recreation and tourism use of the whole canal system, which contributes to the visitor economy and helps support local businesses. The income from boating activities provides a major part of the funding necessary for the Canal & River Trust to maintain the canals for public use and enjoyment.
Although much of the canal network in the Black Country is urban or suburban in character, the northern parts of the system in Walsall in particular include several attractive countryside sections. Because of their limited extent, these are of particular value to sustaining tourism as well as an important amenity for nearby residents.
However, major built developments in the countryside adjacent to the canal system destroy the rural setting that contributes to their heritage interest, wildlife, amenity value and recreational use. Visually intrusive built development alongside the canals damages their tourism potential and economic benefits.
The Anglesey Branch currently enjoys a pleasant open rural outlook across this site that enhances its attractiveness for recreational use. The canal towpath is open to the public and provides an accessible footpath. However, the attractive countryside setting of this section of the canal will be largely lost by this proposed allocation and its overall value to the local community and the visitor economy would be diminished if the development is visually intrusive. Industrial units are often large featureless sheds that are inherently more intrusive than housing developments.
It is therefore important that the visual impact of the development on the canal is limited by sensitive design, layout and landscaping of the site. This should provide a broad buffer zone alongside the canal with only limited built development forming a landscaped corridor to help preserve and enhance the canal environment.
This will be in line with the aspirations of Policy ENV7 – Canals, that development affecting the canal network should (1) “deliver a high quality environment”, (2e) “protect and enhance its visual amenity, key views and settings”, and (3d) “positively relate to the waterway by promoting high quality design, including providing active frontages onto the canal and by improving the public realm”.

Object

Representation ID: 22400

Received: 11/10/2021

Respondent: Mr Leo Croke

I am emailing my comments over objecting to the development on the land WAH231 behind Sutton Road.
Reasons below....
1. Major traffic congestion on Longwood Lane and Sutton Road increased.
2. Longwood Lane has no pedestrian access
3. Schools already over capacity (not enough space for all pupils).
4. Proposed dwellings out of character.
5. Health risks Sutton Road residents due to pollution and noise
6. Serious loss of wildlife. Deers, Owls, many other birds, bats and foxes are all frequent visitors and residents in the land.
7. WAH231 a site of local importance for nature conservation (SLINC) and should be protected.

Support

Representation ID: 22401

Received: 11/10/2021

Respondent: RCA Regeneration Ltd

REPRESENTATION TO REG 18
DRAFT BLACK COUNTRY PLAN
in respect of
Land off Riverbank Road, Willenhall
on behalf of
ASW Property Ltd

CONTENTS
1. INTRODUCTION
2. REPRESENTATION
3. CONCLUSION

1. INTRODUCTION
1.1. This is a representation to the Regulation 18 Draft Black Country Plan which is subject to
consultation until 11 October 2021. It is made on behalf of ASW Property Ltd, in respect of their
land off Riverbank Road, Willenhall, Walsall. The site entirely falls within Walsall Borough.
1.2. The site is an area of undeveloped land lying directly between a housing development
(Riverbank Road, Evenlode Grove and Bure Grove) and the former Severn Trent Water Treatment
Works to the south east and it is shown in red, edged in green below:
[See Map 1 Attachment]
1.3. The site includes an earth bund, which was presumably necessary at one point to separate the
water treatment works and the housing (constructed by Bloor Homes), but as the works are no
longer in operation, this is no longer required.
1.4. We note that the former treatment works are now proposed as an employment site in the Reg 18
Black Country Plan (WAE333) (see site in blue overleaf) and as such, ASW Property would like to
object to this allocation, on the grounds that as the site is surrounded by housing, it would make
far more sense to allocate the site for further housing development.
1.5. Further, the land owned by ASW Property is shown as Green Space, but the land is not publicly
accessible for this purpose and never has been. They object to this designation and wish to be
included as an allocation for housing.
[See Map 2 Attachment]
Source: Black Country Reg 18 Plan Proposals Map
1.6. ASW are promoting their site for inclusion as housing in the emerging Black Country Plan and
would like the Black Country authorities to consider this alternative.
1.7. The remainder of this representation document is as follows:
• Representation
• Conclusion
2. REPRESENTATION
2.1. The Willenhall Sewage Works site is a ‘carry over’ from the previous Site Allocations document
(Ref IND5) as shown in Table 37 and has remained undeveloped since the works were
decommissioned. Regeneration proposals were being put forward in 2018 for the site (where an
EIA Screening Opinion was sought for ‘employment uses (B1,B2, B8) with potential for sui generis
employment uses and an included access scheme from the adjacent Black Country Route’ ref
18/1578), but we are not aware of any planning applications being made subsequent to this.
2.2. ASW Property object to the allocation of the works site for employment purposes and wish for
their site to be considered as a residential allocation, together with a residential allocation on the
sewage works site.
2.3. The following table [listed] summarises the policies that we have commented on in this representation:
- HOU1 Delivering Sustainable Housing Growth 89 (Table 3 and Table 4)
- HOU2 Housing Density, Type and Accessibility 96
- HOU3 Delivering Affordable, Wheelchair Accessible and Self Build / Custom Build Housing
- CC2 Energy Infrastructure 267
- CC7 Renewable and Low Carbon Energy and BREEAM Standards
- CC5 Development and Flood Risk 282
- DEL2 Balance between employment land and housing 63
- EMP1 Providing for economic growth and jobs 124
- WAE333 Allocation of Willenhall sewage works for employment
CC5 – Flood Risk
2.19. The subject site sits outside of any area of flood risk (see yellow pin below), however a large part
of the proposed employment allocation at the water treatment works site adjacent, falls into
flood zones 2 and 3. Clearly, hydrological modelling and flood compensation measures would be
required to deliver the site, and we consider a residential scheme with SuDS (for 1 in 100 flood
events plus 40% for climate change) and large areas of open space would, in our view, be more
viable in the longer term than large areas of warehousing and yard which would require higher
levels of on site attenuation (in volumetric terms).
2.20. We have not seen evidence that a sequential test has been carried out by the council in the
selection of the site for employment purposes and this would need to be provided as part of the
justification for the proposed allocation.
[See Map 3 Attached]
DEL2 – Balance Between Employment Land and Housing
2.21. This policy at (d) states that ‘Proposals for new development must take account of existing
adjacent activities where the proposed development could have an adverse effect on or be
affected by neighbouring uses. Mitigation of the impact of noise and other potential nuisances
will need to be demonstrated.’
2.22. We consider that new employment uses on the site are likely to result in some harm to the living
conditions of residential neighbours to the site, given their proximity. It is not clear what work
has been undertaken to demonstrate that this is not an issue – as clearly the limitations placed
on hours of operation would reduce the commercial viability of the site.
3. CONCLUSION
3.1. We consider that there is a strong case to include both the land at Riverbank Road and the
former Willenhall water treatment works as a residential allocation within the Black Country
Plan. This is largely because of the fact that its neighbouring uses are all residential, its highly
sustainable location, the flood risk issues within the site as well as the previously developed
nature of the land.
3.2. The site is a ‘carry over’ from the previous BC plan and it is clear that the delivery of the site has
been significantly delayed, it is therefore not clear whether the site is indeed viable for an
employment use, in light of the known constraints.
3.3. The land at Riverbank Road is not green space which is publicly accessible – it is in private
ownership and could form part of a holistically planned new housing scheme which would better
knit in with the surrounding predominant residential uses.
3.4. Both sites in combination offer significant opportunities to add new open spaces that would be
properly managed and protected for future and existing residents, as well as better opportunities
for flood storage measures to be integrated into a scheme. Furthermore, a residential
development would not necessarily mean a new access would be required on to the Black
Country route.
3.5. We have made comments on more generic planning policies where we consider it is justified,
and we urge the BC councils to consider the points we have made.

Comment

Representation ID: 22434

Received: 11/10/2021

Respondent: St Philips

Agent: Lichfields

Land North of Little Aston Road, Aldridge, Walsall
St Philips
October 2021

1.0 Introduction
Purpose
1.1 These representations to the Draft Black Country Plan (‘the BCP’) have been prepared by Lichfields on behalf of St Philips. We focus on the strategic matters that are contained within the BCP and relate specifically to St Philips’ land interests at land north of Little Aston Road, Aldridge, Walsall.
1.2 The site was submitted through the Call for Sites process and has been assessed accordingly:
Table 1.1 Call for Sites Submission
Site ID: 173
Form ID: 10173
Address: Land at Little Aston Road, Aldridge
Site Area (ha): 7.8
Source: Black Country Plan Interactive Site Map
1.3 A Vision Document is submitted alongside these representations which demonstrates how up to 137 dwellings could be delivered on land north of Little Aston Road, Aldridge, Walsall. [Entered as a separate submission]

2.100 As earlier indicated, there are several shortcomings in the Black Country Green Belt Study: Stage 1 and 2 Report (Land Use Consultants, September 2019), and it is considered that the omission of several sites submitted through the Call for Sites is unsound on the basis that the Green Belt Study has applied an inconsistent and flawed approach in the assessment of sites submitted through the Call for Sites.
2.101 This is because the Stage 1 Contribution Assessment has been prepared at such a strategic level as to render its findings on the extent of the potential harm to the Green Belt purposes, as a result of development, questionable when applied to smaller individual potential development sites adjacent to the urban areas.
2.102 By way of example, the geographical scale of some parcels is extremely vast (e.g. between 100-500 ha) whilst others are of a much smaller scale (e.g. between 1-50 ha).
2.103 This varying scale will undoubtedly have a negative and inconsistent impact on the scoring identified in the Green Belt purposes ratings for each parcel, as set out at Table 5.1 within the Stage 1 Findings (page 44).
2.104 St Philips considers the larger Green Belt parcels are capable of logical sub-division based on defensible boundaries. It also recommends that all of the parcels should be of a similar size and that care should be taken to ensure that a consistent approach is taken in respect of the assessment of different parts of the Black Country. This could be achieved through the subdivision of some parcels to ensure that they are all more equally sized. Indeed, it would logically follow that the larger and wider a parcel is delineated, the stronger the parcel performs in terms of its Green Belt purposes as, inherently, it encompasses a greater geographic scale.
2.105 The approach taken in respect of generating the land parcels for assessment is set out at paragraph 4.29:
“By combining the lines marking variations in contribution to Green Belt purposes, a list of land parcels was generated, each of which has a reference number and a rating for contribution to each purpose. The parcels are the product of the assessment rather than a precursor to it. The reasoning behind this approach was to draw out variations in contribution to inform the site-specific assessments undertaken at Stage 2, avoiding broad variations in contribution within prematurely and more arbitrarily defined parcels. Avoiding significant variations in contribution within defined parcels prevents the need for ratings to be generalised to reflect the strongest or average level of contribution within a defined area.”
2.106 Whilst the Stage 2 Harm Assessments consider the sub-parcels at a smaller scale, it is noted that not only are some of these sub-parcels still at a significantly large and inconsistent scale (some extend to <10ha whilst others are >100 ha), but that the assessment of harm is effectively an average of the scorings identified at Stage 1, therefore ultimately being skewed by the Stage 1 findings.
Land North of Little Aston Road, Aldridge, Walsall
2.107 This issue is evident through the assessment of land north of Little Aston Road, Aldridge, Walsall (Call for Sites ID 173).
2.108 St Philips is promoting land north of Little Aston Road, Aldridge, Walsall and submitted the site accordingly through the Call for Sites process. A Vision Document is submitted alongside these representations which demonstrates how up to 137 dwellings could be delivered at the site.
Stage 1 Contribution Assessment
2.109 Within the Stage 1 Contribution Assessment, the site forms part of Parcel Reference B93 (East of Walsall) with a parcel size of 1768.3 ha, as illustrated below.
Figure 2.4 Parcel B93 at Stage 1 Contribution Assessment (Constraints Map) [see PDF of representation] Source: Black Country Green Belt Study Appendix 2 - Stage 1 Contribution Assessments
Figure 2.5 Parcel B93 at Stage 1 Contribution Assessment (Aerial Map) [see PDF of representation] Source: Black Country Green Belt Study Appendix 2 - Stage 1 Contribution Assessments
2.110 As can be seen, the parcel boundary incorporates a vast swathe of the east Walsall. Ultimately, it is considered that 1768.3 ha is too large of a geographic area such that meaningful conclusions can be drawn as to the Green Belt Purposes of sub-parcels within the wider parcel. By way of comparison, a large proportion of other parcels within Walsall have been drawn significantly smaller at between 1-50 ha.
2.111 As earlier established, it would logically follow that the larger and wider a parcel is delineated, the stronger the parcel performs in terms of its Green Belt purposes as, inherently, it encompasses a greater geographic scale. This inconsistent approach has therefore unfairly resulted in parcel B93 being assessed as performing generally strong against the Green Belt purposes:
Table 2.5 Performance of parcel B93 against Green Belt purposes [see PDF of representation] Source: Black Country Green Belt Study Appendix 2 - Stage 1 Contribution Assessments
2.112 This inaccurate scoring has consequently followed through into the Stage 2 Harm Assessment.
Stage 2 Harm Assessment
2.113 Within the Stage 2 Harm Assessment, the site form parts of Sub-Parcel Reference B93D (Little Aston Road) with a parcel size of 96.8 ha, as illustrated below.
Figure 2.6 Parcel B93D at Stage 2 Harm Assessment (Constraints Map) [see PDF of representation] Source: Black Country Green Belt Study Appendix 3 - Stage 2 Harm Assessments
Figure 2.7 Parcel B93D at Stage 2 Contribution Assessment (Aerial Map) [see PDF of representation] Source: Black Country Green Belt Study Appendix 3 - Stage 2 Harm Assessments
2.114 Whilst the Stage 2 Harm Assessments has considered the sub-parcel at a smaller scale, it is not broadly aligned with promoted site reference #173 and fails to illustrate promoted site reference #332. Additionally, the assessment of harm of ‘Very High’ has effectively been derived from an average of the scorings identified at Stage 1, therefore ultimately being skewed by the Stage 1 findings.
2.115 This is a fundamental flaw in the methodology of the Green Belt Study which results in a failure to account for a more localised assessment of how sub-parcels and promoted sites perform against the Green Belt purposes. As a result of this shortcoming, the land at Little Aston Road, Aldridge, which would have otherwise been selected for Green Belt removal, has been artificially omitted.
2.116 The Green Belt Study methodology should be reviewed and amended to address this issue, and the land at Little Aston Road should be proposed for removal from the Green Belt and allocated for housing accordingly.

Object

Representation ID: 22439

Received: 11/10/2021

Respondent: Ellie Lilly

My objections to this include the following reasons;
It contravenes the governments proposal to tackle climate change and the planting of trees. home to bird life, insects (vastly in decline). Both necessary for food and oxygen in the future.

Reasons to prevent a build include; Noise and disturbance- During the build and subsequently more
people in a peaceful park location. Add to residents moving in, visitors, their cars, noise..Noise and pollution from this extra housing, Plus visitors to those people. Picture those cars adding to the rush hour congestion into the city?

Support

Representation ID: 22441

Received: 11/10/2021

Respondent: First City Limited

PLANNING STATEMENT
ON BEHALF OF
JOHN MASON ASSOCIATES

LAND TO THE REAR OF
105 SKIP LANE WALSALL

Contents
1. Introduction & Preliminary Matters
2. Location & Site Context
3. Planning Policy
4. The Material Planning Issues
Key Benefits of the Proposed Development
Impact on the Character and Appearance of the Area
Layout Scale and Design
Access and Parking
Local Financial Considerations
Planning Balance
5. Conclusion
Appendix 1 Relevant Planning Policy & Government Guidance
1.0 Introduction & Preliminary Matters

1.1 The Black Country Plan (formerly known as the Black Country Core Strategy) is a plan
prepared by the four Black Country authorities (Walsall, Dudley, Sandwell, and
Wolverhampton) to identify and allocate for development sufficient land for housing
and employment needs for the next 15 years.
1.2 Government requires a review of all land use plans every five years. The current Core
Strategy was adopted in 2011. It is currently projected that the Black Country Plan will
be adopted during 2023 and will allocate sufficient land to meet housing needs for 15
years or until 2039.
1.3 During 2018, Government introduced a standard calculation for working out how many
new homes are required. Using this method, the Black Country had a need for 3,761
new homes each year or 71,459 homes in total over the Black Country period from
2020 – 2039.
1.4 In our view even allowing for the number of houses that can be accommodated on
brownfield land in Walsall and taking this number of the total number of houses
required there is still a gap which will require Walsall Council to allocate land in the
Green Belt.
1.5 Subsequent to the above, this statement provides an assessment of the proposals and
justifies how the proposed development accords with relevant planning considerations
before concluding that it should be supported, and the site should be allocated for
residential development.

2. Location & Site Context

2.1 The Policy Map for Walsall identifies the site at Skip Lane as Green Belt. However, the
following sections of this statement provide a description of the site and its context and
describes the proposed development. The relevant policy framework, including the
National Planning Policy Framework and policies of the Development Plan are
detailed.
2.2 Skip Lane leads onto the Birmingham Road (A34) and is within walking distance of
facilities and services in Gillity Village – COOP, King Arthur PH, and local dentist.
The nearest bus stops are close by, located on Skip Lane, with connections to the
local community hub at Perry Barr, which is short distance to the south, with
connecting bus services to Walsall town centre, which also has a good range of
services. The site is therefore sustainable in transport terms by both public transport
and the private car.
2.3 The overall site area is 3.4 ha (8.5 acres). The proposed residential development is
illustrated on the Feasibility Layout Drawing 1480-10 attached.
2.4 In accordance Table 3 of the Black Country Plan 2,398 dwellings need to be released
from the Green Belt between 2020-39. It is considered that the subject site can assist
meet housing needs.
2.5 In accordance with Policy HOU3 of the Black Country Plan 15% of the dwellings will
be designed to be wheelchair user with 30% of the dwellings designed to be
affordable dwellings with the mix determined by the Council.

2.6 The proposed residential development, will seek permission for the demolition of No
105 Skip Lane, a detached dwelling, and the redevelopment of land to the rear with
98 new homes with a variety of styles.
2.7 It is important that the housing on the site reflects the housing mix in accordance with
the Black Country Housing Market Assessment (HMA) 2021 in accordance with
paragraph 6.20 of the Black Country Plan.
2.8 The area hosts a wide range of dwellings, with a variety of setbacks from the
highway, height, age, and architectural style.
2.9 The proposed dwellings would be set back behind the existing houses that front Skip
Lane.
2.10 The proposed access road to the proposal is 5.5m wide with a 2m footpath on either
side and is located in a landscaped setting.
2.11 Consideration of the scale and form of neighbouring dwellings weighed in the design
process.
2.12 The site is located on the east side of Skip Lane, adjacent to the Great Barr Golf
course that encloses the site.

3. Planning Policy (See Appendix1)

3.1 Planning Law requires that planning applications must be determined in accordance
with the Development Plan unless material considerations indicate otherwise. For the
purposes of Section38 (6) of the Planning and Compulsory Purchase Act 2004, the
Development Plan comprises:
• Walsall Site Allocations (SAD) (2019)
• Walsall Town Centre Area Action Plan (AAP) (2019)
• The Black Country Core Strategy (BCCS) (2011)
• Saved policies and maps for the Walsall Unitary Development Plan (UDP) (2005)
• Additional Supplementary Planning Documents (SPDs) in the wider Local Pan
3.2 The site is located within the Green Belt on the adopted Walsall Site Allocations
Document (adopted 2019).
3.3 Objective 2 of the SAD states that housing will be delivered on vacant, derelict, and
under-used land.

4. Other Material Considerations

4.1 Key Benefits of the Proposed Development
• Will provide a mix of house types, including bungalows, with wheelchair access, that
will contribute towards housing supply in this part of the Borough.
• Will contribute towards the need for adaptable family homes.
• Will contribute towards the three pillars of sustainable development.
• Will make efficient use of vacant land.
• Each dwelling will have an electric vehicle charging point installed.
• Permanently discourage the misuse of the land or the risk of the existing building
becoming derelict or being use inappropriately.
• Will ensure a good quality long term future of the land and reduce the need to
develop more prominent sites.
• Deliver a quality development of sympathetically designed aspirational family houses.
Impact on the character and appearance of the area
4.2 The NPPF says that developments should respond to local character, it is proper to
seek to promote or reinforced local distinctiveness, address the integration of new
development into the built environment. Permission should be refused for development
of poor design that fails to take the opportunities available to preserve or enhance the
character of the area. BCCS Policies CPS4, HOU2, ENV2, ENV3; SAD Policy HC2;
saved UDP policies GP2, 3.6 and ENV32 and Supplementary Planning Document
Designing Walsall, requires developments to be informed. Influenced by their context
and to reinforce locally distinctive elements.
4.3 The proposal in this case adds medium density quality development that will have a
positive effect on the character and appearance of the area.
Layout Scale and Design
4.4 The overall proposal provides sufficient amenity space to meet the needs of future
occupiers. The layout design limits any impact of overlooking or shadowing between
the existing and proposed properties. For the neighbouring properties, the proposal
would not result in a loss of amenity.
4.5 In architectural terms and from the standpoint of scale, height, depth and closeness
to each other, the layout is acceptable.
4.6 Please take note a standard 2100mm close boarded fence would have more of an
impact than the proposed dwellings relative to the neighbouring properties facing
Skip Lane.
4.7 Due to the isolated nature of the development site, we recommend the use of
Secured by Design security measures which can be imposed as a planning
condition.
Access and Parking
4.8 The proposal utilises the proposed new access off Skip Lane. In terms of traffic
generation terms, each dwelling is provided with a minimum of three parking spaces
which meets the requirements of saved UPD policy T13. Some plots are provided with
four parking spaces within garages and drives. It is considered that this level of parking
is acceptable.
4.9 There is an existing footpath along both sides of the access. A construction method
statement, covering surfacing, drainage arrangements and landscaping/maintenance
for the highway verge, can also be secured as part of the allocation description.
Local Finance Considerations
4.10 Section 143 of the Localism Act requires the local planning authority to have regard
to ‘local finance considerations’ when determining planning applications. In Walsall
this means there is a need to take account of New Homes Bonus monies that might
be received because of the construction of new housing.
This proposed allocation will provide 98 new homes.
4.11 The Government has indicated that it will award over £1,000 per dwelling per year.
This is made each year for a period of 4 years from completion of the dwelling.
4.12 The weight that should be given to this, including to the other issues, is a matter for
the decision-maker.
Planning Balance
4.13 The NPPF sets out the presumption in favour of sustainable development. Paragraph
11 sets out that this means approving development that accords with an up-to-date
Development Pan without delay. Having regard to the above assessment given the
significant change in the proposal we consider that the site is an ideal opportunity to
allocate a site now in accordance with the Development Plan.
4.14 Notwithstanding the above compliance with the Development Plan the NPPF sets out
at paragraph 8 that there are three overarching objectives to sustainable development
that should be pursued in mutually supportive ways; these are the economic social and
environmental objectives. In considering whether the proposed development
constitutes sustainable development, how the development performs against the
objectives and policies of the NPPF as a whole should be considered.
4.15 In considering the economic effects of the proposal to erect 98 dwellings would directly
and indirectly create additional jobs and income generation for the area. Local builders
would be directly employed as part of the scheme resulting in economic benefits.
4.16 In considering the social and environmental benefits would accrue from re-planning
and management and the introduction of new occupiers to support community
cohesion.
4.17 The proposed development would therefore accord with the relevant policies of the
NPPF and the Development Plan delivering additional dwellings.
4.18 The proposal makes efficient use of an underutilised site and creates a high-quality
living environment that would harmonise with the local area with no effects on
neighbouring properties.

5. Conclusion

5.1 This statement has been prepared to accompany the allocation of the site in the
Black Country Plan for the erection of 98 dwellings off Skip Lane, Walsall.
5.2 The proposed development would meet housing needs in Walsall and accord with the
relevant policies of the Development Plan, delivering additional dwellings within a
sustainable location with good access to facilities and services and sustainable modes
of transport. The proposal provides affordable housing and wheelchair access in
accordance with The Black Country Plan and makes efficient use of an underutilised
site and creates a high-quality living environment that would complete the character
and appearance of the surrounding area.
5.3 It is suggested that the proposal accords with the Development Plan taken as a whole
and that it represents sustainable development that will deliver a range of social,
economic an environmental benefit in accordance with the NPPF.
5.4 It is considered that the application is supported by the NPPF, policies CSP2 and ENV1
and ENV2 of the Black Country Core Strategy; policies ENV1 and EN5 of the Walsall
Site Allocations Document and Policies contained to the emerging Black Country Plan.
5.5 In the circumstances we trust that site will be favourably received so that the
development can be commenced without delay.

APPENDIX 1

Relevant Planning Policy & Government Guidance
National Panning Policy Framework (NPPF)
The NPPF sets out the Government’s position on the role of the planning system in both plan-
making and decision-taking. It states that the purpose of the planning system is to contribute
to the achievement of sustainable development, in economic, social, and environmental terms,
and it emphasises a “presumption in favour of sustainable development”.
Key provisions of the NPPF relevant in this case:
• NPPF 2 Achieving sustainable development.
• NPPF4 Decision Making
• NNPF 5 Delivering a sufficient supply of homes.
• NPPF6 Building a strong a competitive economy.
• NPPF Promoting healthy and safe communities.
• NPPF9 Promoting sustainable transport.
• NPPF 11 Making effective use of land.
• NPPF 12 Achieving well designed places.
On planning conditions, the NPPF says:
Planning conditions should be kept to a minimum and only imposed where they are
necessary, relevant to planning and to the development to be permitted, enforceable,
precise, and reasonable in all other respects. Agreeing conditions early is beneficial to all
parties involved. Conditions that are required to be discharged before development
commences should be avoided unless there is clear justification.
Om decision making the NPPF sets out the view that local planning authorities should
approach decisions in a positive and creative way. They should use the full range of
planning tools available and work proactively with applications to secure developments
that will improve the economic, social mand environmental conditions of the area.
Black Country Core Strategy
• CSP3 Environmental Infrastructure
• CSP4 Place Making
• CSP5 Transport Strategy
• HOU1 Delivering Sustainable Housing Growth
• HOU2 Housing Density, Type and Accessibility
• TRAN2 Manging Transport Impacts of New Development
• TRAN4Creating Coherent Networks for Cycling and for Walking
• TRAN5 Influencing the Demand for Travel and Travel Choices
• ENV1 Nature Conservation
• ENV2 Design Quality
• ENV5 Flood Risk, Sustainable Drainage Systems and Urban Heat Island
• ENV8 Air Quality
• WM5 Resource Management and New Development

Saved Unitary Development Plan
• GP2 Environmental Protection
• GP6 Disabled People
• ENV10 Pollution
• ENV11 Light Pollution
• ENV14 Development of Derelict and Previously Developed Sites
• ENV17 New Planting
• ENV23 Nature Conservation and New Development
• ENV32 Design and Development Proposals
• ENV33 Landscape Design
• T7 Car Parking
• T8 Walking
• T10 Accessibility Standards
• T11 Access for Pedestrians, Cyclists and Wheelchair users
• T12 Access by Public Transport (Bus Metro, and Ring and Ride)
• T13 Parking Provision for Cars, Cycles and Taxis
Site Allocations Document
• HC2 Development of other Land for Housing
Designing Walsall
• DW1 Sustainability
• DW2 Safe and Welcoming Places
• DW3 Character
• DW4 Continuity
• DW6 Legibility
• DW9 High Quality Public Realm
Air Quality SPD
• Section 5 Mitigation and Compensation
• Type 1 Electric Vehicle Charging Points
• Type 2 Practical Mitigation Measures
• Type 3 Additional Measures
• 5.12 Emissions from Construction Sites
• 5.13 Use of Conditions, Obligations and CIL
• 5.22 Viability

Comment

Representation ID: 22556

Received: 06/10/2021

Respondent: DNA Investment Holdings Ltd

Agent: Lavata Group Ltd

These representations have been prepared and submitted by Lavata Group Limited, on behalf of DNA Investment Holdings Ltd (the “Client”) with regards to their development aspirations for the redevelopment of Mahal Buildings and the adjacent land on New Street in Walsall (the “Site”) to provide a new high quality residential development. They welcome the opportunity to make representations on the Draft Black Country Plan (DBCP), conscious that they are seeking to deliver residential development in a key location within the Town Centre of Walsall, one of the four Strategic Centres in the Black Country Plan.

We have undertaken a round of pre-application discussions with Walsall LPA, with regards to the development, and are in the process of receiving the formal written advice and then preparing a detailed planning application.

The Site as far as we are aware, has not been submitted as part of the Call for Sites consultation which was undertaken, however these representations have been submitted to ensure that our aspirations for development in the Town Centre are made clear and where necessary the DBCP amended to ensure that it is an appropriate document to guide the development of the Black Country, as this will be the main Development Plan Document in order to determine planning applications.

The Site is not an allocated employment site and is in a state of disrepair. The surrounding environment is a mix of community services, residential and commercial, with different types of architectural design and heights.

The Site
The application Site comprises interlinked light industrial brick buildings which occupy a 0.412-hectare irregular plot to the south side of New Street at its culmination near Dudley Street. The Site occupies a raised hillside position, and the buildings follow the contours of the site, single storey to the east, two storey to the north-west and three stories to the south-west.

Immediately to the north of the Site is the Church Hill Conservation Area which dissects the northeast end of the site fronting the current buildings. Immediately opposite the site is a single private house previously the gardener’s house for the Geoffrey Jellicoe designed walled St Matthew’s Memorial Gardens that opened in 1952, within the conversion taking place in 1998. Beyond the garden is Grade II* Listed St Matthew’s Church and its grounds which occupy Church Hill and is on axis with the High Street.

To the east of the Site is a single storey building which is occupied by a children’s nursery which has its external play area on the New Street corner. Behind the nursery and the southeast corner of the Site, is Fieldgate Trading Estate. To the south are large industrial buildings set at a lower level of Bath Street. Bath House lies at a lower level to the west. This three storey building fronts Bath Street and has recently been converted under permitted development rights from office use to residential. To the north-west lies a steep tree lined bank and pedestrian access down to the Town Centre.

The Site has approximately 90% building coverage, there is a small overgrown area bordering Bath House with a large mature tree on the southern boundary and a carpark area to the northwest which lies within the Conservation Area. The Site itself is identified in the Walsall Town Centre Area Action Plan (AAP) (reference TC27) and has been considered for employment land release and with an estimated provision of 4,047sqm floorspace (Town Centre uses other than A1 or housing
development subject to being of a high-quality design). However as this is classed as a secondary site, its release was seen as a longer-term proposition. It should be noted that the AAP was actually started in 2013 and was adopted after examination in 2019, and the AAP replaced Appendix 2 of the of the BCCS (SC3); the AAP’s validity is to the end of the BCCS Plan Period which is 2030. In terms of the delivery of the Site, we are now halfway thought the BCCS Plan period, so the Site is no longer ‘secondary’ as there is now less than 9 years to deliver the site as part of the adopted AAP and BCCS.
Our client is seeking to re-use a brownfield site/previously developed land (PDL) in a sustainable urban location for a residential development of up to/circa 150 units (subject to further detailed capacity work and the submission of a detailed planning application). The principle of residential development in this location has already been approved and accepted by the approval of the previous outline planning permission in 2010 (reference 10/0729/OL) which did pre-date the adopted BCCS, the NPPF and AAP. It should be noted that they physical environment around the site has not changed since this application was approved.
These representations have been with regards to the ability for the site to deliver residential development in the Town Centre as well as the need for polices to be flexible enough to be able to be applied to individual site circumstances and constraints.

Comment

Representation ID: 22568

Received: 06/10/2021

Respondent: DNA Investment Holdings Ltd

Agent: Lavata Group Ltd

Sub-Areas and Site Allocations Part C – Walsall

We note that within Walsall there are a number of proposed housing allocations within the Green Belt with one site located within the same ward as our Site (Policy WSA7 – Calderfields West, Land at Aldridge Road, Walsall). The site has capacity for 592 dwellings, with mixed tenure housing at a density of 35 dwellings/ha and affordable housing provision. This Site is allocated in an area of higher land values and so would be required to provide a higher level of affordable housing provision subject to a viability assessment.

There are no sites allocated within the Town Centre of Walsall which should be the first priority in order to meet the Council’s Development Strategy in Policy CS1 Development Strategy and Policy CEN2 – Tier One: Strategic Centres. This matter has been commented on in our submission on Policy HOU1, and the need to update the AAPs for each Town Centre as part of the consultation process for the DBCP.

We acknowledge that some Green Belt land will need to be released, however the fact that no Town Centre sites which are currently allocated for employment land release in the adopted AAP have been carried forward, demonstrates that the Draft Plan has not fully explored the capacity within the urban areas. A Town Centre development will provide different types of housing a Green Belt allocation will, and they will also have different land values, however no rationale has been provided as to why no allocations in the AAP have been carried forward. Our Site was not put forward during the Call for Site consultation period, however Walsall LPA are now fully aware of our aspiration for the Site and have undergone a round of pre-application advice. Whilst there are a number of issues which needs to be demonstrated as part of any future planning application, it is clear that from the DBCP that the ability for a Site like this is being made purposely difficult by not undertaking a holistic and balanced approach to development and heritage.

Our Site provides a real opportunity to provide a high-quality residential development in a sustainable Town Centre location, meeting the reasonable and justified objectives of the DBCP as a whole. The conclusion of the DBCP that there are no sites in Walsall Town Centre/Strategic Centre which will be able to provide high density residential development is a fundamental flaw, especially when several Green Belt sites are being proposed for release which should be a very last resort. The benefits of the Proposed Development are as follows:

Re-use of a redundant, low quality non-designated employment site (PDL/Brownfield)

The provision of high-quality housing to meet housing needs and delivery

Enhanced green spaces and landscaping to compliment the surrounding environment

Bringing forward a Site which is highlighted in the adopted AAP for employment land release

Provision of obligations to enhance social and physical infrastructure (as appropriated and required)

The opportunity to introduce a high-quality sustainable development within easy walking distance of all public transport modes

Provision of housing which will be able to help further support the viability and vitality of the Town Centre and the overall aspirations of the Council and Black Country.

Comment

Representation ID: 22613

Received: 11/10/2021

Respondent: St Philips

Agent: Lichfields

LITTLE ASTON ROAD ALDRIDGE
Vision Document - March 2018
The Vision
The proposals for Little Aston Road, Aldridge will ensure the creation of an exciting high quality new residential development that celebrates existing landscape assets. The development will be shaped by an integrated and multi-functional green infrastructure that will provide significant benefits to both the new and existing community. The proposals will recognise the sites sustainable location of the site and provide new accessible connections.
1. Introduction
This vision document has been prepared on behalf of St Philips Ltd to support the proposals for residential development at Little Aston Road, Aldridge.
The purpose of this document is to support the promotion of residential development of the site. Key aims and objectives of this document are:
» To review the site in the context of current Planning and Green Belt policy through the review of the Black Country Authorities Core Strategy;
» To present an initial understanding of the site within the local context;
» To provide a summary of current site assessment undertaken to date; and
» To present the emerging concept masterplan, accompanied by an explanation of the key design principles that have informed it.
THE SITE
The site is located approximately 1 kilometre (km) east of Aldridge town centre, and lies within the Walsall Council administrative area. It is approximately 7.8 hectares (Ha) in size and mostly comprises grassland divided into grazing paddocks, hardstanding with stables located to the east of the site. Mature tree planting is located to the north-west.
The boundaries of the site are defined by tree and hedgerow planting to the east, the A454 and mature planting to the south, a post and wire fence with scrub planting to the north, and a chicken-wire fence to the west.
2. Planning Policy Context
2.1. LOCAL PLAN
STRATEGIC HOUSING NEEDS STUDY
The Strategic Housing Needs Study was prepared by the 14 local authorities which make up the Greater Birmingham Housing Market Area and which include the four Black Country Councils. The aim of the study was to understand the level of housing need that exists across the Greater Birmingham Area.
The report sets out that:
» The Greater Birmingham Housing Area, as a whole, has a minimum shortfall of 37,600 over the Plan period to 2031;
» New housing development is needed within easy reach of Birmingham and to a lesser extent Solihull; and
» The remainder of the shortfall should be within easy reach of Sandwell and Walsall. Having analysed the current demand and supply position, the report identifies a number of scenarios by which shortfalls in housing land could be accommodated. It surmises that “to accommodate the strategic housing shortfall the HMA will need to rely on Greenfield sites for most of its strategic housing shortfall. The resulting supply will be additional to the proposals in existing plans, which already maximise brownfield development.”
Of all the options considered, additional urban extensions are recommended. However, the report recognises that “it is unrealistic to assume entirely that new proposals can make a large difference to the strategic housing shortfall by 2031.”
Black Country and South Staffordshire SHMA
The Black Country and South Staffordshire Strategic Housing Market Assessment (PBA, March 2017) assessed housing need, specifically in the Black Country over the Plan period 2014 – 2036. The report concludes that the Black Country (excluding South Staffordshire) has a housing need of 78,190 dwelling. The Black Country authorities have confirmed work relating to how housing can be provided and where this will be located is on-going. However, the first stage has involved determining the housing capacity of the Black Country administrative area. This work is detailed in the current Strategic Housing Land Availability Assessment and is summarised in the Housing Background Paper published by the combined authorities in May 2017. Stage 2 will assess additional capacity to 2036 (BBCS Review Period) and will include any identified windfall sites.
The Black Country Authorities have set out that it is expected that housing completions and the identified land can deliver around 48,815 dwellings leaving a requirement for an additional 30,005 dwellings to meet the identified need. In addition, windfall sites have the potential to deliver 8,335 dwellings reducing the shortfall to 21,670. It is acknowledged that a key source of supply under the existing spatial strategy will be the release of surplus employment land for housing. This will be a critical decision during the review process and this source of supply is expected to deliver around 10,400 dwellings. This leaves a further shortfall of 11,270 dwellings.
EMERGING EVIDENCE Greater Birmingham and Black Country HMA Strategic Growth Study (G L Hearn)
The Greater Birmingham and Black Country HMA Strategic Growth Study was commissioned by the 14 Greater Birmingham Housing Market Area Council’s and was published on 14 February 2018. The purpose of the study is as follows:
“The scale of the housing shortfall in the Greater Birmingham and Black Country Housing Market Area (GBHMA) has been formally acknowledged through the adopted Birmingham Development Plan and the PBA Strategic Housing Needs Study. The purpose of the study is to build on this and other evidence to identify more specific options and broad locations for addressing the shortfall, which can be delivered by the market.”
The outcome from the study identifies a minimum shortfall of 28,150 dwellings for the period 2011-2031 and a minimum shortfall of 60,855 dwelling from 2011-2036, The figures differ somewhat from those set out in the earlier PBA studies on the basis that the LPA’s have identified additional urban capacity since 2015 and given the extended timeframe to 2036.
The G L Hearn study identifies 24 areas of potential search for growth options ranging from potential new settlements to urban extensions. It is clear, however, that the study forms an independent review which the Council’s will need to take into account in identifying their options going forward.
It is understood that the study outcomes will help inform how the authorities propose to incorporate the housing land shortfall into their respective Local Plans, rather than forming definitive growth options.
BCCS Review: Issues and Options Report
The first stage of the review, Issues and Options, was consulted on from 03 July 2017 to 08 September 2017. This presented several options that would respond to growth across the four Black Country authorities, including whether the use of employment and Green Belt land is appropriate to accommodate housing developments. The information collated during this process will form the basis for the Preferred Spatial Option report, which is anticipated for publication in September 2018.
The BBCS Review: Issues and Options Report presents the first opportunity for formal consultation on potential development options during the Review process. The extant strategy sets out that development will be directed to the Growth Network, which is made up of Strategic Growth Centres and Regeneration Corridors, as summarised in this table.
Stage Options Description
1 – Continuing the role of the Growth Network 1A Continue and strengthen the Growth Network with some corridors being housing led and other being employment led. Remaining housing and employment land growth to be accommodated in the Green Belt.
1B Restructure the existing Growth Network, with some occupied employment land being redeveloped for housing in Regeneration Corridors. Remaining housing and employment land growth, and replacement employment land, to be accommodated in the Green Belt.
2A – Housing Development outside of the Growth Network H1 Rounding off the Green Belt and meeting housing needs through a large number of small sites.
H2 Identification of a limited number of large Sustainable Urban Extensions in the Green Belt.

Stage 1 explores the opportunities that currently exist to maximise the growth potential of the urban area by testing how existing land is used within the Growth Network, with a focus on employment land as the main ‘variable’. Stage 2A options consider the capacity of new sources of land supply outside the urban area for both housing and employment, identifying possible means to achieve required growth.
Spatial Option H1 comprises identifying a large number of small to medium sites located within the existing Green Belt. It is acknowledged that all land located outside of the settlement boundaries in the Black Country is located within the Green Belt, with some parcels encroaching into urban areas where sufficient services exist. These locations present ideal opportunities for ‘rounding off ’ the urban edge, and would provide new defensible boundaries to the Green Belt.
Spatial Option H2 sets out a more centralised approach by identifying a smaller number of large scale Sustainable Urban Extensions (SUEs). The Strategic Housing Needs Study defines an SUE “as a development on the edge of a settlement which can accommodate up to 500 – 5,000 homes and is of a scale appropriate to the size of the settlement being extended.” The Core Strategy sets out that no SUEs are currently being promoted in the Black Country and that at this stage, no size of SUE has been ruled out.
The adopted Core Strategy (2011) sets out a hierarchy of centres. Aldridge is identified as a Town Centre under the Strategic Centre of Walsall. Whilst Policy CEN2 largely relates to the economic growth of centres through investment in retail and other appropriate uses, it gives a clear indication of the town’s role in relation to other settlements within the Walsall administrative area and, thus, where development outside Walsall will be directed in the first instance.
With this in mind, it is considered that the land at Little Aston Road in Aldridge aligns with Spatial Option H1 and H2 in meeting future housing growth for Walsall. The site provides an opportunity for a smaller Sustainable Urban Extension to Aldridge which would help accommodate the future growth requirement of Walsall and the town.
2.2. GREEN BELT
The Borough of Walsall does not have sufficient land to meet the quantum of housing targeted for delivery across the plan period, resulting in a need to release Green Belt land for future development and growth. In order to demonstrate that the site at Little Aston Road is suitable, achievable and deliverable now, we have tested it against the five purposes of the Green Belt as set out in the NPPF (Paragraph 80). These include:
» To check unrestricted sprawl of large built-up areas;
» To prevent neighbouring towns merging into one another;
» To assist in safeguarding the countryside from encroachment;
» To preserve the setting and special character of historic towns; and
» To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
TO CHECK UNRESTRICTED SPRAWL OF LARGE BUILT-UP AREAS
Consideration has been given to how well contained the urban area is by the site. The site has clearly defined boundaries that will not need to be altered and that follow clearly defined physical features:
» The northern boundary is interspersed with woodland that provides a strong well defined limit.
» The east is bound by the Fairlawns Hotel and Spa.
» The south is defined by the A454.
» The west is defined by Aldridge Court Nursing Home.
In this regard, the site is not bordered by any open landscape, typical of more rural Green Belt locations. It is therefore considered that future extensions to development would be restricted due to these limitations. In addition, the site’s location between the Fairlawn Hotel and Spa and Aldridge Nursing Home does not act as a significant containment barrier for the urban area of Aldridge. It is concluded that removal of the site from the Green Belt would not result in unrestricted sprawl of large built-up areas.
TO PREVENT NEIGHBOURING TOWNS MERGING INTO ONE ANOTHER
The Green Belt, in this location, serves to protect against the coalescence of the built up areas of Aldridge and Little Aston/Four Oaks, located to the west of Aldridge.
It is understood that the minimum separation distance between these two settlements is approximately 2.5km. The site therefore sits in a gap of 1-5km between urban areas. Notwithstanding this, the gap is considerably smaller to the south (1.16 km).
It is proposed that the land to east of the development site will be free from development, rather afforded to amenity open space, which will assists in maintaining the existing separation distance from Little Aston/Four Oaks. In addition, the site is not defined as a ‘strategic gap’ within the Black Country Core Strategy (2011) or within the emerging Issues and Option Document for the Core Strategy Review.
A strong gap would be maintained between the urban areas of Aldridge and Little Aston/Four Oaks, therefore, the removal of the site from the Green Belt would not result in the merging of neighbourhood towns.
TO ASSIST IN SAFEGUARDING THE COUNTRYSIDE FROM ENCROACHMENT
Strong, durable boundaries assist in the protection of the countryside from future development. The site accommodates strong defensible boundaries around the entirety of its boundary. The proposed landscaping and open space to the west, south and east of the site would enhance the existing containment features.
It is acknowledged that the release of the site from the Green Belt would be a natural extension to the urban area of Aldridge and that the site, in its present form, is generally characterised and adjoined by existing countryside. However, this is primarily due to the limited development currently present, including stables and equestrian service buildings. Notwithstanding this, it is considered that development of the site would not adversely impact the remaining open countryside.
TO PRESERVE THE SETTING AND SPECIAL CHARACTER OF HISTORIC TOWNS
The site is located adjacent to Aldridge Conservation Area, but has limited views of landmarks and/or the historic core. Existing dense tree planting to the west of the site screens it from the edge of the Conservation Area.
The nearest listed building is located circa. 650m to the west of the site; The Moot House – Grade II. In addition, there is a Grade II Listed Building, The Old Irish Harp Pub, located circa. 700m from the site to the east, however, it is considered that the Fairlawns Hotel and Spa and campsite screen this asset from the development.
The closest Grade II* Listed Building is located circa. 590m to the west of the site at The Green; the Church of St Mary the Virgin. It is considered that there is sufficient development between this building and the development site, resulting in limited harm to the heritage asset.
In addition to the above, a proportion of open space and formal play is proposed to be located to the west of the development site, together with enhanced tree planting and landscaping. This will provide further screening and protection to the identified heritage assets. It is therefore considered that the site’s removal of the Green Belt would not adversely impact the setting and special character of Aldridge’s Conservation Area and/or historic assets.
TO ASSIST IN URBAN REGENERATION, BY ENCOURAGING THE RECYCLING OF DERELICT AND OTHER URBAN LAND
The BCCS outlines a strategy that emphasises the delivery of homes on previously developed brownfield sites. Notwithstanding this, the Strategic Housing Needs Study acknowledges that such sites are already maximised in existing plans and therefore address a requirement to identify alternative sites, including those located within the Green Belt. This is exacerbated by the Walsall’s shortfall, together with undersupply from the wider HMA.
Notwithstanding the above, the site will be appropriately phased so as to ensure that regeneration schemes across the Borough and within the surrounding Black Country Authorities administrative areas are not impacted.
Development of the site would not adversely impact urban regeneration or the recycling of derelict and other urban land.
SUMMARY
In conclusion, it is evident from the above test that the removal of the Land at Little Aston Road, Aldridge from the Green Belt would not comprise the five purposes of the Green Belt and would not, therefore, result in any material harm to the Green Belt in this location. We therefore conclude that the allocation of the proposed development site would present a suitable site at which future growth in Walsall and the Black Country could be accommodated.

3. Assessing the Setting: Local
3.1. ACCESS AND MOVEMENT The site is well connected to public transports services and strategic highways links. The plan opposite shows the location of the site within the context of the local access and movement network.
WALKING
The site is well connected to the existing pedestrian network with a footway located along the southern side of the A454 (Little Aston Road). There is a continuous footway provision between the site and Aldridge town centre where a dense network of pedestrian routes is provided.
Immediately adjacent to the northern site boundary is a footpath (ALD51) linking to the wider Public Rights of Way (PRoW) network.
PUBLIC TRANSPORT
Little Aston Road is served by a regular bus service providing two services per hour between Walsall and Sutton Coldfield (via Aldridge) during the weekday daytime, with less frequent services on Sundays and evenings.
Blake Street train station is circa 4km east of the site which provides high frequency services to Birmingham New Street. Four Oaks station, although further from the site is on the same line and is accessible via bus as part of a multi-modal journey.
HIGHWAY NETWORK
The site is well connected to its surroundings via the local highway network. Little Aston Road forms the southern site boundary and provides direct access to Aldridge town centre to the west. Junctions 7 and 10, of the M6, are approximately 7.5km south and 8.5km west respectively of the site, providing access to Birmingham, Stafford and the wider strategic highway network.
3.2. LOCAL FACILITIES
The site is well located in terms of access to local facilities and services, as shown on the plan opposite, which includes indicative journey distance isochrones of 400m (5 minutes’ walk), 800m (10 minutes’ walk) and 1200m (15 minutes’ walk).
Aldridge town centre is located within the preferred maximum walking distance of the site according to IHT guidance.
EDUCATION
Cooper & Jordan C of E School is located approximately 450m west of the site on The Green, whilst Saint Mary of the Angels Catholic primary school is approximately 1.5km south-west of the site.
Secondary education is provided at St Francis of Assisi, which is located approximately 1km south-west of the site.
HEALTH
Anchor Meadow Health Centre, with a doctor’s surgery, dental practice and pharmacy, is located 1.2km west of the site, and is accessible via bus services along Little Aston Road, adjacent to the site.
RECREATION
Accessible open space is located at Aldridge Croft, which also features an equipped play area, approximately 600m walk west of the site. Aldridge Stick & Wicket Club provides facilities for cricket, hockey and football, and hosts regular running and fitness clubs.
3.3. LANDSCAPE CHARACTER OF THE SETTING
Natural England provide a nationwide classification of landscape character. The regional ‘profiles’ record landscape as National Character Areas (NCAs) and set out a description of the natural and cultural features that shape the landscapes, how the landscape has changed over time, the current key drivers for ongoing change, and a broad analysis of each area’s characteristics and ecosystem services.
NCA 67. CANNOCK CHASE AND CANNOCK WOOD
Aldridge and the Site sit within NCA 67. Cannock Chase and Cank Wood. The large area of the NCA extends north of the Birmingham and Black Country conurbation. It includes higher land consisting of sandstone and the South Staffordshire Coalfield. Natural England state that NCA 67 principally coincides with the historical hunting forest of Cannock Chase, with major remnants surviving within the Cannock Chase Area of Outstanding Natural Beauty (AONB), which supports internationally important heathland Special Areas of Conservation (SAC) and the Sutton Park National Nature Reserve.
In the south the NCA merges with the Arden NCA within the Birmingham conurbation, and here there are close links through the roads, railways and canals. The immediate setting of the site exhibits some of these characteristic components: the M6 runs through Walsall and Bloxwich to the west of Aldridge, the A454 Little Aston Road runs along the site’s southern boundary, the lines of railways: disused and operation are common; and the Daw End Branch of the Essington and Wyrley Canal cuts through Aldridge.
The character of the wider setting is the landscape of NCA 67: it is a varied landscape ranging from the open heathlands and plantations of Cannock Chase, through towns, reclaimed mining sites and new developments, to dense urban areas.
The ‘Key Characteristics’ of the landscape of the setting, that have particular relevance to the site and recorded by Natural England are:
» The predominant building material of the 19th and early 20th century buildings is red brick, with more modern structures within the urban areas.
» The settlement pattern is complex and contrasting, with some areas densely populated and others relatively sparse. The conurbation includes a mosaic of urban areas, former industrial land and patches of farmland, with an extensive urban fringe.
» The extensive network of canals and railways reflect the industrial history of the area. Major roads include the M6, the M6 Toll and the A5.
3.4. LOCAL LANDSCAPE CHARACTER ASSESSMENT
At a local level of study Walsall Council has not published landscape character assessments that apply to the site. Wolverhampton City Council, has however and the ‘Black Country Historic Landscape Characterisation’ (published 2009, updated 2010) places the site in the ‘Barr Beacon & Aldridge Fields Character Area’ (WL09). This is a comparatively large landscape character area and the study makes this summary:
“This area is the most rural landscape in Walsall, with field systems covering more than two thirds of its surface (although recreational land use is also important). Four fifths (80%) of the area dates to before 1900. It is bounded on almost all sides by settlement, and in the north-east and south-east by the boundaries with Staffordshire and Birmingham respectively.”
The rural quality of the WL09 area is an important landscape character attribute. The landscape character of the site however is defined by both rural and urban influences. The fields within the site are not deeply rural – they are grazed by horses with some boundaries that are made by hedges that are a characteristic of the immediate setting. The Druids Heath Golf Course to the north is not a farmed, or rural landscape. The presence of Aldridge immediately to the east of Aldridge Court (in combination with the housing along Branton Hill Lane) brings a strong sense of the settlement to the edge of the site, influencing its character at the rural- urban edge. Fairlawns Hotel and Spa and the housing south of the A454 also contribute a suburban character marked further by the A road.
4. Assessing the Setting: The Site
Technical surveys including an Arboricultural Assessment, Ecological Assessment, Landscape and Visual Assessment and a Preliminary Archaeology and Cultural Heritage report have been undertaken to ensure a robust site assessment.
4.1. HYDROLOGY
The Environment Agency Flood Map shows that the entire site is located within EA Flood Zone 1, and as such, there is less than 1 in 1000 chance of fluvial flooding.
The Environment Agency Surface Water Flood Map indicates that the site at ‘very low’ risk of surface water flooding, with an annual chance of flooding of less than 1 in 1,000.
From a review of the British Geological Survey ‘Groundwater Flooding Susceptibility Map’ and based on the anticipated geological conditions of the site, there is a potential for groundwater flooding to occur at the surface.
The site is not considered to be at risk of flooding from other sources, such as reservoir, sewer, lakes and canal flooding.
4.2. DRAINAGE
Surface water from the proposed development will be drained by a Sustainable Drainage System (SuD)s scheme.
Considering the geology of the site which is predominantly underlain by sandstone, it is likely that the ground conditions will be suitable for infiltration to discharge surface water into the ground. However, soakaway tests will be completed to confirm the permeability of the site and inform the surface water drainage strategy.
Should the soil be identified as not suitable for infiltration, a positive connection (with a limited discharge rate) to the existing public surface water sewer located within or very close proximity of the southern boundary of the site. For this surface water discharge option, on-site surface water attenuation will be required to limit peak discharge rates to greenfield rates for a 1 in 100 year plus 40% allowance for climate change storm event.
Foul water from the proposed residential development will be drained by a separate foul water drainage system. This foul water drainage system will discharge to the combined sewer located to the south-east of the site, beneath the A454. Considering the topography of the site, it is likely that a gravity connection to this combined sewer is feasible. A pre-development enquiry with Severn Trent Water has been submitted to confirm the peak foul water discharge rate and the connection point.
4.3. HERITAGE AND ARCHEAOLOGY
A Preliminary Archaeology and Cultural Heritage report was produced in December 2017. There are no designated heritage assets recorded within the site.
Within a 1km radius of the site there is one Grade II* Listed Building, the Church of St Mary the Virgin (1076396), approximately 590m to the west of the site, ten Grade II listed Buildings, and one Conservation Area. Whilst the Aldridge Conservation Area boundary is contiguous with the sites western boundary, all Listed Buildings are beyond 500m from the site. It is possible that there would be indirect impacts to designated heritage assets, which could be experienced as a consequence of changes within their settings.
Whilst it is anticipated that impacts of ‘substantial harm’ are extremely unlikely, impacts of ‘less than substantial harm’ are possible. However, any forthcoming planning application would be informed by a Heritage Statement in respect to the Conservation Area and Listed Buildings.
In respect to archaeology, there are no non-designated heritage assets recorded within the site. Within the 1km search area, the Staffordshire Heritage Environment Records (HER) records four non-designated heritage assets and the Wolverhampton and Walsall HER records 80. Whilst the presence of unknown archaeological remains within the site cannot be discounted at this stage, it would appear that settlement and funerary activity was focused elsewhere. It is probable that the site has been under agricultural use, certainly from the post medieval period onwards, if not earlier.
It is considered highly unlikely that any remains of high (national) importance would be present which would preclude development, however, any forthcoming planning application would be informed by a full Desk Based Assessment.
4.4. LANDFORM AND LANDSCAPE
The landform of the site is a key attribute and creates a strong influence on how the site relates to its immediate setting at its boundaries.
The ground rises progressively from a low area of 136m AOD at the south-east corner at the boundary with the A454 Little Aston Road, at gradients between 1:11 and 1:33), to the high point of 153m AOD in the north-west corner at the boundary with the grounds of Little Aston Hall. The land rises above the site to the north and west, with a high point in Aldridge of 183m AOD. It continues to drop below the site to the east and there is a local low point of 126m AOD on the A452 Chester Road.
The landform of the site sits in an unremarkable pattern of gently rising and falling ground. The site is neither prominently elevated, nor enclosed by low ground: it sits on a broad area of similar gentle undulation.
The landscape exhibits the appearance of an almost ‘relict’ landscape. The landcover is grazed pasture but the grazing is by horses not livestock. It is not a farmed field in productive agriculture. The boundaries are well defined and exhibit something of the character present in the pattern of enclosure of NCA 67. There are hedgerow trees within the hedges along the boundaries. The tree cover within the site is sparse with relatively prominent individual trees growing on the slightly higher ground to the north-west. These trees give a sense of parkland.
The Aldridge Conservation Area adjoins the western boundary of the site and includes Aldridge Court and Court Farm. Some of buildings in the Conservation Area are visible from the site.
High voltage, over-head power lines cross the south-eastern corner of the site. There is a pylon on site in the far north-east of the site, and the lines of cables and the pylon towers are visible running across the landscape to the south. The cables intrusion over the site, and the presence of the A454 Little Aston Road reduces the tranquillity in the landscape. The landscape of the site is not deeply rural. Disruption is caused by the A road, the over-head cables, the absence of productive agriculture and the proximity of the settlement.
4.5. ECOLOGY AND BIODIVERSITY
A site walkover was conducted in early 2018 by a fully qualified Ecologist to assess the site for the presence of, quality and potential of habitats to support protected and notable species of flora and fauna.
The county’s biological record centre was also consulted; no records of protected species were found within or in close proximity to the site.
The site is currently grazed by horses; therefore, the grassland has a low plant diversity. Mature trees present within the site provided potential roosting features for bats and should be surveyed before development. The stable blocks on-site also provided potential for nesting birds; however, none were observed. The hedgerows, on the eastern and southern boundary, are a notable habitat within the site and are listed as a UK Biodiversity Action Plan Priority Habitat. Therefore, they should be retained within a masterplan, with any gaps filled with native species as part of the development. Other boundaries on site, marked by fences could be replaced by species-rich hedgerows.
There was no evidence of protected or notable species or habitats recorded within the site. . Tree planting is recommended along the northern boundary A check of freely available online resources also shows that the soils in and around the site are generally freely draining, slightly acidic sandy soils. They are designated as having a low natural fertility.
Development of the site provides an opportunity to enhance existing and plant new hedgerows. This would constitute enhancement as required by national planning policy. There are also opportunities to increase biodiversity and ecological value of the site through planting green buffers and maintaining open space adjacent to notable habitats.
4.6. ARBORICULTURE
An Arboricultural Assessment has been carried out in accordance with guidance contained within British Standard 5837:2012 ‘Trees in Relation to Design, Demolition and Construction - Recommendations’.
The guidelines set out a structured assessment methodology to assist in determining which trees would be deemed either as being suitable or unsuitable for retention along with recommendations for considering the relationship between existing trees and how those trees may integrate into designs for development.
In summary, the report concludes that:
» Tree cover is predominately positioned along to the boundaries of the site, 15 mature specimens stand within the paddocks to the west.
» A mixture of native species is present on site with English Oak, Ash, Hawthorn and Scots Pine being dominant throughout the site along with a number of large sycamore trees.
Across the site a total of nineteen individual trees and six groups of trees were surveyed as part of the Arboricultural Assessment, of which six trees were considered to be high in quality and category A, seven trees and four groups of trees were recorded as moderate quality and category B and the remaining eight trees or groups of trees low in quality and retention category C.
To facilitate the proposed development of the site no significant tree loss will be required for the built form. Existing trees will need to be removed along the southern site boundary, to facilitate the proposed access although the proportion of loss is considered to be low in comparison to the amount of moderate quality being retained within the access arrangements.
The proposed development should be considered an opportunity, in terms of arboriculture, to improve and increase tree cover in the local area without the loss of any arboriculturally significant trees.
4.7. UTILITIES
An incumbent utilities search has been conducted to identify any existing services across the site. The search identified a number of constraints within the site, detailed below:
GAS
Cadent Gas (formerly known as National Grid) records show an iron 12-inch, medium pressure (MP) gas main apparatus following the northern site boundary, running in a west/east orientation. This apparatus follows the edge of the site turning at the north-east corner to follow the eastern boundary in a north/south orientation. This apparatus then passes through a valve and becomes 355mm polyethylene (PE) MP apparatus, continuing in a north/south orientation, approximately 12m to the east of the eastern site boundary. The apparatus then turns towards a west/east orientation approximately 100m north of Little Aston Road.
There is a 6-inch cast iron, low pressure (LP) gas main apparatus within Little Aston Road, which is capped at the south-eastern corner of the site. Approximately 150m west along Little Aston Road from the south-west corner of the site, there is another 6-inch capped, spun-iron, LP gas main apparatus which serves the nursing home to the west of the site via 3-inch, steel, LP apparatus.
ELECTRICITY
National Grid – There are 132kV overhead cables which cross the eastern portion of the site in a southwest/northeast orientation, with a pylon in the north-eastern corner of the site.
Western Power Distribution (WPD) – There is an underground, high voltage (11kV) electricity cable running along Little Aston Road, outside of the site boundary.
POTABLE WATER
South Staffs Water records show a 4-inch potable water main capped near the south-eastern corner of the site, in Little Aston Road. Approximately 40m along Little Aston Road from the south-west corner of the site boundary, records show a potable water hydrant which is fed from the west by a 90mm MDPE water main.
TELECOMMUNICATIONS
BT Openreach apparatus is shown to exist along Little Aston Road, outside the southern site boundary.
In summary, the existing utilities assessment has identified several assets for various utilities, and based on the obtained records, connection to these networks seems to be feasible. However, capacity enquiries will need to be submitted to the incumbent utilities providers to confirm capacity requirements.
4.8. NOISE
An appraisal of noise constraints, including an overnight noise survey, was carried out at the site in early 2018.
This appraisal was undertaken to assess the potential impact of existing noise sources at the proposed sensitive receptors, and the impact of noise from construction phase at existing receptors, in line with current guidance.
Road traffic on Little Aston Road has been identified as the main source of noise to have an impact at the proposed development. Therefore, monitoring was carried out adjacent to Little Aston Road, and near to the identified representative existing sensitive receptor.
Recommendations for noise mitigation have therefore been made so that the internal and external guideline levels can be achieved. This will consist of a stand-off from Little Aston Road and barrier combination to mitigate against the road traffic noise. It is also considered that the net increase in local road traffic due to the proposed development, may result in only a small, imperceptible increase in noise at existing properties. As such, with appropriate design noise levels on site would meet recommended internal and external noise guidelines.
4.9. GEO-ENVIRONMENTAL
A desk based review of geo-environmental information has been undertaken based on available records.
The review aimed to identify potential constraints to development, or the future use of the site related to ground conditions and or contamination. A summary of the pertinent information relating to the Site is provided below. A preliminary risk assessment based on the source-pathway-receptor principal has been undertaken and is outlined below.
PRESENT AND PAST USE
The Site has remained largely unchanged since the date of the earliest reviewed mapping edition. The site is currently in use as paddocks, with several small associated buildings present on the eastern boundary. Overhead electricity cables were noted to cross the eastern half of the site. The risk to future development from past and present uses of the site is considered to be low.
ADJACENT LAND USES
The land adjacent to the Site is noted to have been used predominantly for agricultural purposes. Progressive residential development is recorded to the west of the Site in Aldridge on historic editions of the mapping over the last 50 years. A sand pit excavation was recorded approximately 200m south of the Site since 1955. The risk to both humans and property or the environment associated with adjacent land uses is considered to be low.
ASBESTOS
There is a small possibility of asbestos being present in the buildings on the eastern boundary of the Site. Appropriate surveys of the buildings will be required prior to demolition at the site. However, the risk to future use of the site associated with asbestos contamination is considered to be low.
GEOLOGY AND MINING
There are no records of significant hazards posed from the geological setting or from mining activities within the vicinity of the site.
GROUNDWATER AND SURFACE WATER
The Site lies within a Source Protection Zone III, for a major public groundwater supply 869m southwest of the Site. Future use of the site will need to take account of the risk posed to the underlying aquifer and Source Protection Zone. However, with appropriate measures in place, the future development of the site should not pose a significant risk to the environment.
Based on the desk top review of available sources of information, it is therefore considered that the overall risk to the current and future users of the site and the risk posed by future development to the local environment is considered to be low.
4.10. SUMMARY OF OPPORTUNITIES AND CONSTRAINTS
The findings of site and context analysis have been evaluated to identify the key opportunities and constraints relevant to the development of the site. A summary of these findings is set out below.
LAND USE
» The development will consider existing properties that adjoin the site boundary, and ensure that the privacy and amenity of these dwellings is respected.
» Opportunity to provide a green infrastructure network, with accessible amenity open space that is integrated with development.
HYDROLOGY AND DRAINAGE
» The site is wholly located within EA Flood Zone 1, and as such, there is less than 0.1% chance of fluvial flooding. The site is suitable for development due to the minimal level of flood risk identified.
» The geology of the site is likely to be suitable for infiltration which is the preferred surface water disposal method by the Lead Local Flood Authority.
» The development will use Sustainable Drainage Systems (SuDs) to accommodate and manage surface water drainage.
» There is a public combined sewer located within close proximity of the site. Foul water from the proposed development can be discharged to this sewer, subject to a formal agreement by Severn Trent Water.
» Due to the site topography, it is likely that a gravity connection to the public sewer is feasible and pumping will not be required.
ACCESS AND MOVEMENT
» Vehicular access will be taken from the A454 (Little Aston Road) to the south of the site.
» Opportunity for pedestrian links to the Public Rights of Way (PRoW) network to be provided along the northern site boundary, offering an alternative pedestrian route to local facilities and the centre of Aldridge.
ECOLOGY
» Mature trees are present on site that have potential to support roosting bats. These trees should be subject to further surveys if they are required to be removed.
» Removal of the stables which present potential for nesting birds, should be undertaken outside of typical nesting bird season.
» Hedgerows are a priority habitat and should be retained within the masterplan. Compensation would be required if any loss of hedgerow is necessary to facilitate the development. To mitigate the impact of development upon notable habitats, hedgerows should be protected by the provision of an open space buffer, of at least 5m from any construction. To enhance the value and biodiversity of existing hedgerows, gaps should be planted up with native species.
» Boundary fences could be replaced with hedgerow planting to enhance connectivity around the site.
LANDSCAPE AND LANDFORM
» The site boundaries are well defined, with the opportunity to strengthen them through structural planting.
» The prominent individual trees give a sense of a parkland setting.
ARBORICULTURE
» There are six Category A trees within the site boundary, and none of the trees are covered by TPO’s.
» Existing tree and hedgerow planting will be retained and enhanced wherever possible.
» Opportunity to reinforce and enhance the screening function of existing tree and hedgerow boundaries. UTILITIES
» Appropriate easement for the identified utilities will be integrated into the masterplan proposals, including the overhead electricity cables crossing the site.
» The capacity requirements and new service connections associated with the proposed site will be calculated and appropriate infrastructure provided for the future development.
HERITAGE AND ARCHEAOLOGY
» The site is adjacent to the Aldridge Conservation Area, but there are no designated heritage assets within the site.
» The are no non-designated heritage assets of an archaeological nature within the site. It is considered highly unlikely that any remains of high (national) importance would be present which would preclude development.
NOISE
» A stand-off from the road and barrier combination have been specified so areas of proposed development will achieve those guideline levels.
GEO-ENVIRONMENTAL
» The underlying strata comprises a Principal Aquifer with no recorded superficial deposits across the site. It is likely therefore that soakaway drainage would be possible for development at the site.
» There is a potential for asbestos containing materials within the buildings on site.
5. Design Principles
5.1. CONCEPT MASTERPLAN
The Concept Masterplan (presented opposite) has been informed by the vision and technical analysis presented earlier in this Vision Document along with following design principles:
DEVELOPMENT FORM
» Provision of approximately 3.71 Ha of residential development land, achieving 137 dwellings at an average density of 37 dwellings per hectare (dph). These dwellings will be delivered in a mix of tenures and types.
» Development will be structured to ensure the creation of a legible and permeable place, with streets and spaces overlooked wherever possible.
» A minimum 20m offset from the A454 (Little Aston Road) will be accomodated within public open space, to mitigate against potential noise impact.
» Development has been orientated to ensure that views towards the existing pylon are minimised. An offset between the overhead electrical cables and residential development has been provided.
ACCESS AND MOVEMENT
» Vehicular access will be taken from the A454 (Little Aston Road).
» A new network of accessible informal pedestrian routes will be established within the site, providing circulatory walks which aim to encourage physical activity.
» Two potential pedestrian links to the existing PRoW (ALD51 footpath) are proposed, providing easy traffic free access to Aldridge town centre and local facilities.
OPEN SPACE AND LANDSCAPE
» The proposals promote a generosity of space, through retaining a large area of the site as pubic open space. This offers the opportunity to significantly benefit both the existing and proposed community, whilst respecting the privacy and amenity of existing properties surrounding the site. Open space will also accomodate areas for attenuation.
» Existing green capital has guided the location of development within the site; existing tree planting has been retained within public open space wherever possible.
» The provision of new woodland planting adjacent to the western site boundary will significantly enhance bio-diversity and ecology, whilst providing a landscaped corridor which responds to the setting of Aldridge Conservation Area.
» Formal play facilities are proposed, comprising a woodland play trail located within the western area of POS.
» The provision of a centrally located area of public open space will provide a key focal view point from the primary movement route. Accessible and visible from the surrounding residential development, its central location will benefit from natural surveillance and activity.
5.2. THE GREEN INFRASTRUCTURE AND THE LANDSCAPE STRATEGY
The objective of the Landscape Strategy is the delivery of a sustainable, attractive, planted and green framework that is informed by the existing attributes and character of the site and its place in the setting. The new landscape will form the structure of the development and the Landscape Strategy will be founded on a robust and well-connected Green Infrastructure (GI) network. The connectivity between settlement and country is central to the design response to the site and the setting. The early identification of key existing assets: the landform, the inherited ‘green capital’ in the hedgerows and trees; and the views over the Staffordshire countryside, has already fed into the initial concepts in this Vision Document. The design response to the character of the setting is being made in a manner that compliments the landscape and is part of the GI Strategy for the development.
Green Infrastructure is: “…the network of natural and semi natural features, green spaces, rivers and lakes that intersperse and connect villages, towns and cities. Individually these elements are GI assets, and the roles that these assets play are GI functions. When appropriately planned, designed and managed, the assets and functions have the potential to deliver a wide range of benefits – from providing sustainable transport links to mitigating and adapting the effects of climate change.”
(‘Green Infrastructure: an integrated approach to land use’. Landscape Institute. 2013)
The Green Infrastructure Strategy will realise the maximum potential of the key components in the landscape of the site and the immediate setting. Retention, protection, enhancement and management will be sub-strategies that will focus on the existing character defining attributes. The objective is to weave these existing attributes with the new buildings and the new green spaces in a manner that makes a sympathetic and successful fit in the landscape.
Strategies will be created that look to accommodate water management and habitat creation within the scheme in a manner that integrates the amenity and life-style benefits of these components with the design and style of the public open space: the new parkland. The appreciation of the landform, hedgerow pattern and watercourses and the views, will act as prompts and key drivers within the GI Strategy. The result will be public spaces that are welcoming, safe and highly attractive and have a strong sense of place and a responsibility for the role of the development as the edge of the settlement.
The GI strategy within the Landscape Masterplan looks to take best advantage of those habitats already present in the landscape of the site. These habitats will be taken into the new landscape, making connections in the wider network. This approach will realise the potential of both individual components as well as the greater network gains through a strategy of connection.
Development is to sit back from the site edges, behind new green spaces. The landscape of the future development will make a sympathetic and successful fit in the setting. It will deliver a strengthening of the existing elements at its boundaries, defining a strong and responsive edge of the scheme.
The aim is to deliver a scheme that endures and becomes a cherished place:
“People want to be reconnected with nature and they want to transform underused land to produce clean air and clean water, good micro-climates and good food. They recognise the urgent need to capture carbon and to create landscapes teeming with wildlife. At the same time, they want to be protected from flooding and they want access to land for health and wellbeing.” (‘Green Infrastructure: an integrated approach to land use’ (Landscape Institute. 2013)
6. Summary of Aspirations
This document has set out a vision, current site assessment undertaken to date and the emerging concept proposals for Little Aston Road, Aldridge.
In summary the proposals will deliver the following key benefits and qualities:
» A high quality and attractive residential development that can deliver up to 137 new dwellings.
» An accessible development in a sustainable location that benefits from easy pedestrian links to key facilities, including Cooper and Jordan Primary School and Aldridge town centre.
» A development shaped by existing landscape assets and the provision of significant areas of new accessible public open space, providing the opportunity for new formal play facilities and habitat creation.
» A new cohesive and vibrant community formed by the creation of an attractive, safe and legible place, based on best practice urban design principles.

Comment

Representation ID: 22637

Received: 11/10/2021

Respondent: National Grid

Agent: Avison Young

Proposed development sites crossed or in close proximity to National Grid assets:
Following a review of the above Development Plan Document, we have identified that one or
more proposed development sites are crossed or in close proximity to National Grid assets.

Details of the sites affecting National Grid assets are provided below.

[Table headings: Development Plan Document Site Reference/Asset Description]

WAE122 Former Moxley Tip, Moxley Road
YYD ROUTE: 275Kv Overhead Transmission Line route: OCKER HILL - WILLENHALL 1
[See Attached Map 3]

WAE076 Rear of 18 Rose Hill, Willenhall
132Kv Underground Cable route: WILLENHALL 275KV - WILLENHALL 132KV
[See Attached Map 8]

Support

Representation ID: 23032

Received: 17/08/2021

Respondent: Severn Trent Water

[Attachment: PDF New Employment Allocations PD]

[Table headings listed below]

[*EXAMPLE SITE*]
[1. Local Authority
2. GW Comments (proximity to SPZ of active groundwater borehole)
3. Opposed to development? (Y/N)]

[Sites below]

237 Watling Street, Brownhills, Walsall
1. Walsall Council
2. Within SPZ3 <2km from SPZ2
3. N
In South Staffs water area
[All other new employment allocations ‘no comment, though some noted as also being within South Staffs water area]

Comment

Representation ID: 23037

Received: 17/08/2021

Respondent: Severn Trent Water

(PDF Severn Trent Draft Black Country Plan (BCP) consultation

FUTURE IMPACT ON WATER SUPPLY – Our Demand Team have responded back to me and having reviewed the list of sites along with the details in the consulta on document for the housing need. Having also checked the housing need against the WRMP19 housing that we have, whilst this is slightly higher than what is in our current plan, we do not have any concerns for the addi onal level of sites. As we are currently refreshing our housing data at the moment for the next plan, we will be including your latest levels. Overall, we have no concerns from a resource side.
FUTURE IMPACT ON WATER RESOURCES – The Water Resources Team have reviewed the allocated sites. Please find attached the spreadsheets showing the impact in a RAG status format for each individual site. As mentioned previously, whilst we await the waste water assessment information, please also note, having looked at the sewer records, the following sites appear to have Wastewater assets either very close to, or passing through the site
Also, in October 2012, due to a change in legislation, some former private sewers have now become this Company’s responsibility and may also be present on the site. Any underground asset (such as gravity sewers or rising mains) will need to be protected and any new proper es will need to be positioned a certain distance away from these pipes (dependent upon the size of the pipe). Alternatively, it may be possible for the pipes to be diverted, in some certain circumstances, work to divert assets may be deemed as high risk and would need to be undertaken by this Company. This can be a lengthy process and may impact the delivery of any building work on site. Also, we would advise that where a proposed development site is close to a Non-Infrastructure site (such as a Sewage Treatment works or a Sewage Pumping Sta on), the proposed buildings need to be set a certain distance away from the compound site in order to minimise on future noise / smell / nuisance issues. Any developer wishing to build on these allocated sites would be advised to discuss this with our Asset Protec on Team at the most earliest convenience. They can be contacted via email at net.dev.west@severntrent.co.uk.)

PDF Ivi1SCA May2021 vi.o

Level 1 Sewer Capacity Assessment
Potential impact of proposed developments on sewerage infrastructure assets
NOTE: The purpose of these desktop based assessments are to indicate where proposed development MAY have a detrimental impact on the performance of the existing public sewerage network taking into account the size of the development proposals.
For most new development provided the surface water in managed sustainably through use of a Sustainable Drainage Systems the additional foul only flows will have a negligible impact on existing sewer performance but where there are pre-existing capacity constraints additional capacity improvements may be required.
Where subsequent detailed modelling indicates capacity improvements are required such work will be phased to align with development occupancy with capacity improvement works will be funded by Severn Trent Water. However, whilst Severn Trent have a duty to provide additional capacity to accommodate planned development, we also have a requirement to manage our assets efficiently to minimise our customers’ bills. Consequently to avoid potential inefficient investment we generally do not provided additional capacity until there is certainty that the development is due to commence. Where development proposals are likely to require additional capacity upgrades to accommodate new development flows it is highly recommended that potential developers contact Severn Trent as early as possible to confirm flow rates and intended connection points. This will ensure provision of additional capacity can be planned into our investment programme to ensure development is not delayed.

Note: These are desktop assessments using readily available information and have not been subjected to detailed hydraulic modelling
STW - Sewage Treatment Works
EO - Emergency Overflow
SPS - Sewage Pumping Station
SSO - Storm Overflow
CSO - Combined Sewer Overflow


[Headline data from table headings summarised below, further detail in document if needed]
(Sewerage comments:)
1. Known network constraints
2. Assumed connectivity
3. Potential impact on sewerage infrastructure
(surface water comments:)
4. Outfall assumption
5. Surface water disposal
6. Potential impact of surface water sewage


GOSCOTT NEW [Severn Trent Site]

SA-0034-WAL.
Land North of Stonnall Road, Aldridge, Walsall.

1. Due to the size of the proposed development it is most likely that additional sewerage infrastructure would be needed to accommodate the development. The new sewage network could be connected to Aldridge - Links Side Way (SPS) assuming this pumping station has the capacity to cope with a large development, could increase he risk of spills here. Recent external flooding location downstream along Leighswood Road. .

2. Based on a review of topography it is anticipated a connection can be made to the existing system via gravity possibly into the nearby pumping station..

3. MEDIUM.

4. Greenfield site. Assumed that the development would discharge to the adjacent surface water system. .

5. No nearby watercourses but surface water should be managed through SUDs and any excess discharged to the nearby surface water system..

6. LOW

SA-0014-WAL.
Land at Yieldsfield Farm, Stafford Road, North of Bloxwich.

Due to the size of the proposed development it is most likely that additional sewerage infrastructure would be needed to accommodate the development. This significant housing development may have significant impact downstream with sufficient flow being diverted to Goscote STW. No apparent flooding incidents downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity possibly to then be diverted to the nearby Goscote STW..

HIGH.

Greenfield site. Assumed that the development would discharge to the adjacent surface water system. .

Surface water should be managed through SUDs and any excess discharged to the watercourse/ surface water system..

LOW

SA-0016-WAL.
Middlemore Lane West, Aldridge.

Although the size of this development is not significant there would need to be new sewerage infrastructure to connect this development to nearby existing sewer networks. There is not an immediate adjacent combined system so a new network will need to be installed. However, flow will bypass Stanier Close CSO which has had a history of hydraulic incapacity issues resulting in nearby curtilage and internal flooding. Development may increase spills at Stanier Close CSO..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

HIGH.

Greenfield site. Assumed that the development would discharge to the adjacent surface water system. .

Surface water should be managed through SUDs and any excess discharged to the watercourse/ surface water system..

LOW

SA-0056-WAL.
Land at Mob Lane, Pelsall, Walsall, West Midlands.

Due to the size of the proposed development it is most likely that additional sewerage infrastructure would be needed to accommodate the development. This network can be joined onto an adjacent combined system which eventually feeds into the Goscote STW. There are several internal and external flood incidents downstream which this development would impact further in the future. Both along Coronation Road and again at the Stanier Close CSO. As this development is significant and there is a great flood history downstream the risk to the sewerage infrastructure will be classed as 'High'..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

HIGH.

Greenfield site. Assumed that the development would discharge to the nearby surface water system which is along Mob Lane. .

Surface water should be managed through SUDs and any excess discharged to the watercourse/ surface water system. In this case would be Ford Brook.
LOW

SA-0048-WAL.

Land at Vicarage Road / Coronation Road, High Heath, Walsall.

This proposed development is immediately adjacent to the Mob Lane residential development proposal. There are several internal and external flood incidents downstream which this development would impact further in the future. Both along Coronation Road and again at the Stanier Close CSO. As this development is significant and there is a great flood history downstream the risk to the sewerage infrastructure will be classed as High..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

HIGH.

Greenfield site. Assumed that the development would discharge to the nearby surface water system.
Surface water can be diverted to nearby watercourse by connecting the surface water system into the nearby network. This is then diverted to the nearby Ford Brook. .

LOW

SA-0030-WAL.
Land at Yorks Bridge, Lichfield Road, Pelsall, Walsall.

The proposed development has a significant size and so additional sewerage infrastructure would be needed. Development could increase the spill risk downstream at PELSALL - STATION ROAD (CSO). No associated flood incidents downstream and eventually discharges into Goscote STW..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

HIGH.

Greenfield site. Assumed that the development would discharge to the nearby surface water system.
Surface water should be managed through SUDs and any excess discharged to the watercourse/ surface water system. In this case is Wyrley and Essington Canal.
LOW

SA-0264-WAL.
Barns Farm.

Due to the size of the proposed development it is most likely that additional sewerage infrastructure would be needed to accommodate the development. Development may impact pump operation at Goscote IPS which is known to have reoccurring mechanical issues, therefore potential impact classed as medium. Category 3 pollution incident located downstream at a large pond..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

MEDIUM.

Greenfield site. The development will be able to discharge into the adjacent surface water system.
Surface water should be managed by SUDs as there is not a nearby watercourse. Any excess should be discharged into the surface water system,.

LOW

SA-0309-WAL.
South of Stonnall Road.

The network for this new development can be connected to the Aldridge - Links Side Way (SPS) or the Aldridge - Malvern Drive (SWP). But it could increase the risk of spills at both pumping stations as currently the upstream catchment for both are very small so the inflow would be increasing significantly. Recent external flooding location downstream along Leighswood Road. There is also a pollution incident downstream by the Aldridge Sailing Club..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

MEDIUM.

Greenfield site. The development will be able to discharge into the adjacent surface water system.
Surface water should be managed by SUDs as there is not a nearby watercourse. Any excess should be discharged into the surface water system,.

LOW

SA-0317-WAL.
Land to the rear of 114-130 Green Lane.

The new sewage network could be connected to Aldridge - Links Side Way (SPS) assuming this pumping station has the capacity , could increase the risk of spills here. Recent external flooding location downstream along Leighswood Road. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

LOW.

Greenfield site. The development will be able to discharge into the adjacent surface water system.
Surface water should be managed by SUDs as there is not a nearby watercourse. Any excess should be discharged into the surface water system,.

LOW

SA-0308-WAL.
Sandown Quarry, Stubbers Green Road, Aldridge, Walsall, WS9 8BL.

The network for this development can be connected to the nearby combined system. But due to the size of the land plot new network infrastructure will need to be constructed. No known flooding incidents downstream but the flow would travel into the Shelfield - Brook Meadow Road (CSO) which could increase spills at this ancillary. Due to the large size of the business development it would be expected to provide a high potential impact rating on the sewerage infrastructure..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity sewer..

HIGH.

Greenfield site. The development will be able to discharge into the adjacent surface water system
Surface water should be managed through SUDs and any excess discharged to the watercourse/surface water system..

LOW

GOSCOTE EXISTING [Severn Trent Site]

HO0027.
Goscote Lodge Crescent (Site B), Goscote.

Due to the size of the proposed development it is anticipated that additional sewerage infrastructure may be required to accommodate the development. Development may increase spills at WALSALL - GOSCOTE LANE OPP 72 (CSO) and Goscote Lodge Crescent (Site B) CSO downstream with Cat 3 pollution incidents reported at this CSO. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

MEDIUM.

Greenfield site. Assumed the development would discharge into the watercourse which flows adjacent to the development..

Surface water should be managed through SUDs and any excess discharged to the watercourse..

LOW
.
.
.
.

HO0126.
Field Road Education Development Centre.

Due to size of proposed development sewer capacity not excepted to be an issue. Development may increase spills at WALSALL - FERNLEIGH/GOSCOTE LANE (CSO) and BLOXWICH - GREEN LANE/BEATRICE ST (CSO) with cat4 pollution incident reported, A cluster of internal and external flooding at MACKAY RD/SHACKLETON RD (CSO) may also be impacted. However, capital scheme A5S/11207 was completed on 04/11/2016. Despite no further flooding having been reported since this scheme, this should also be considered. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

HIGH.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary. .

Surface water should be managed through SUDs and any excess discharged to the surface water system..
LOW

HO0029.
Goscote Lane Copper Works, Goscote.

Assumed connection to the North of the site. It is likely that additional sewerage infrastructure would be needed to accommodate the development. Isolated external flooding incident reported downstream. Development may increase spills at WALSALL - FERNLEIGH/GOSCOTE LANE (CSO). In addition, there are also some cat4 pollution incidents reported downstream..

Although there is foul/combined network infrastructure adjacent to the site border, based on a review of topography, it is anticipated some pumping may be required to make this connection. .

MEDIUM.

Brownfield site. Assumed the development would discharge into the watercourse which flows adjacent to the development..
Surface water should be managed through SUDs and any excess discharged to the watercourse..

LOW

IN0009.14.
Land Corner of Northgate/ Longleat Road, Aldridge.

Due to size of proposed development sewer capacity not expected to be an issue. There are no flooding incidents reported downstream. Development may increase spills at Goscote STW downstream. There are also some reported cat 3 & cat4 pollution instances at the watercourse downstream..
Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system before entering the nearby watercourse..

LOW

IN0009.13.
Longleat Road, Walsall Wood (South of Focus Car Park)
Due to size of proposed development sewer capacity not expected to be an issue. There are no flooding incidents reported downstream. Development may increase spills at Goscote STW downstream. There are also some reported cat 3 & cat4 pollution instances at the watercourse downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system before entering the nearby watercourse..

LOW

IN0009.12.
Former Scrapyard, North of Joberns Tip, Coppice Lane, Walsall Wood.

Due to size of proposed development sewer capacity not expected to be an issue. There are no flooding incidents reported downstream. Development may increase spills at Goscote STW downstream. There are also some reported cat 3 & cat4 pollution instances at the watercourse downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system before entering the nearby watercourse..

LOW

IN0010.2.
Adjacent Shaylors, Anchor Industrial Park, Wharf Approach, Aldridge.

Due to size of proposed development sewer capacity not expected to be an issue. There are no flooding incidents reported downstream. Development may increase spills at Goscote STW downstream. There are also some reported cat 3 & cat4 pollution instances at the watercourse downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed the development would discharge into the watercourse which flows adjacent to the development..
Surface water should be managed through SUDs and any excess discharged to the watercourse.
LOW

IN0012.6.
Former Jack Allen Site, South of Middlemore Lane, Aldridge.

This development may impact the operation and spills at Goscote STW. There are a number of reported internal and external flooding incidents nearby to this development site. There are also some reported cat 3 & cat4 pollution instances at the small tributary which flows into Ford Brook downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity. There is existing sewerage infrastructure on the site that will need to be considered..

HIGH.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system before entering the nearby watercourse..

LOW

IN0012.5.
Former Aldridge Rail Sidings, Middlemore Lane, Aldridge.

This development may impact the operation and spills at Goscote STW. There are a number of reported internal and external flooding incidents nearby to this development site. There are also some reported cat 3 & cat4 pollution instances at the small tributary which flows into Ford Brook downstream..
Based on a review of topography it is anticipated a connection can be made to the existing system via gravity. There is existing sewerage infrastructure on the site that will need to be considered..

HIGH.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..
Surface water should be managed through SUDs and any excess discharged to the surface water system before entering the nearby watercourse..

LOW

IN0012.8.
McKechnie Brass, Middlemore Lane, Aldridge.

This development may impact the operation and spills at Goscote STW. There are a number of reported internal and external flooding incidents nearby to this development site. There are also some reported cat 3 & cat4 pollution instances at the small tributary which flows into Ford Brook downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity. There is existing sewerage infrastructure on the site that will need to be considered..

HIGH.

Brownfield site. Assumed the development would discharge into the watercourse which flows adjacent to the development..

Surface water should be managed through SUDs and any excess discharged to the watercourse..

LOW

LITTLE ASTON [Severn Trent Site]

HO3001a.
Land on the East side of Chester Road, Aldridge.

This development is linked adjacent to HO3001b. There is 1 isolated incident of external reported flooding along with a cat 3 pollution incident downstream. This development may increase spills and affect operation at STREETLY - CHESTER ROAD (CSO) and Little Aston STW. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Greenfield site. Assumed the development would discharge into the watercourse which flows adjacent to the development..

Surface water should be managed through SUDs and any excess discharged to the watercourse..

LOW

HO3001b.
Land to the East of Chester Road, North of Pacific Nurseries, Hardwick, Walsall,WS9 0PH.

This development is linked adjacent to HO3001a. Due to the size of this development additional sewer infrastructure may be required in order to accommodate the proposed development. There is 1 isolated incident of external reported flooding along with a cat 3 pollution incident downstream. This development may increase spills and affect operation at STREETLY - CHESTER ROAD (CSO) and Little Aston STW. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

MEDIUM.

Greenfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system..

LOW

HO3002a/b.
Pacific Nurseries.

There is 1 isolated incident of external reported flooding along with a cat 3 pollution incident downstream. This development may increase spills and affect operation at STREETLY - CHESTER ROAD (CSO) and Little Aston STW. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the surface water system adjacent to the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system before entering the nearby watercourse..

LOW

HO3008.
Rear of 91 Wood Lane.

Due to size of proposed development sewer capacity not expected to be an issue. There is 1 nearby point of reported internal and external FWS flooding incident adjacent to the development site. There have been multiple incidents recorded at this location resulting in high risk to the area. This development may also increase spills and affect operation at STREETLY - CHESTER ROAD (CSO) and Little Aston STW downstream. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

HIGH.

Greenfield site. Assumed that the development would discharge to the surface water system running through the site boundary..

Surface water should be managed through SUDs and any excess discharged to the surface water system..

LOW

WALSALL WOOD [Severn Trent Site]

HO0157a.
FORMER AUTOCRAFT, WALSALL ROAD, WALSALL WOOD.

Due to size of development sewer capacity not expected to be an issue. Pump operation at downstream Lichfield Road - Earons Court SPS could be impacted. The eastern side of the site is Daw End Branch watercourse which has a Cat 3 FWS pollution incident. Though flows are predicted to drain in a westerly direction, additional domestic flows may cause the system to surcharge impacting this pollution mechanism. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the adjacent surface water system. Adjacent watercourse to the east is a raised canal. .

Surface water should be managed through SUDs and any excess discharged to the surface water system as no watercourse is available..

LOW
.
.
.
.

HO0163.
Former Select Windows, Walsall Road, Walsall Wood.

Due to size of proposed development sewer capacity not expected to be an issue. The development will likely drain to a foul system upstream of Walsall Wood - Green Lane WRPS where pump operation could be affected. There have been multiple Cat 3 and 4 pollution incidents associated with this pumping station failing adjacent to a small unnamed watercourse..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the adjacent surface water system. Adjacent watercourse to the east is a raised canal. .

Surface water should be managed through SUDs and any excess discharged to the surface water system as no watercourse is available..

LOW

SA-0052-WAL.
Land to the north of Northfields Way, Clayhanger, Brownhills, Walsall.

Due to size of proposed development sewer capacity not expected to be an issue. A category 3 pollution incident has been recorded where the downstream sewerage crosses Ford Brook, near the SWS outfall. There have been no flooding incidents reported downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the adjacent surface water system.
Surface water should be managed through SUDs and any excess discharged to the surface water system
LOW

HO0317.
Former Warreners Arms, High Street, Brownhills.

Due to size of proposed development sewer capacity not expected to be an issue. Development may increase spills at the downstream Brownhills - Silver Court Gdns 39 CSO which discharges to Ford Brook. There is a category 4 pollutions incident located at this outfall. There have been no flooding incidents reported downstream..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the adjacent surface water system.
Surface water should be managed through SUDs and any excess discharged to the surface water system
LOW

SA-0022-WAL.
Home Farm, Sandhills, Walsall Wood, Walsall, West Midlands.

Due to the size of the proposed development it is most likely that additional sewerage infrastructure would be needed to accommodate the development. This large housing development may have a significant downstream impact. Downstream hydraulic capacity would have to be considered even with know apparent flood history associated with the downstream network. .

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

HIGH.

Brownfield site. Assumed that the development would discharge to the adjacent surface water system..
Surface water should be managed through SUDs and any excess discharged to the surface water system
LOW
IN0002.1.
Pelsall Road/ Bullows Road, Brownhills.

Due to size of proposed development sewer capacity not expected to be an issue. An internal FWS flooding location is located less than 100m upstream, which is located within Brownhills Pelsall Road FA (Old AIMS PA: 42636). No issues or ancillaries found downstream. This site is located adjacent to the network which bypasses Walsall Wood STW to Goscote STW..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

HIGH.

Greenfield site. Development is adjacent to a drainage ditch with other SWS outfalls. .

Surface water should be managed through SUDs and any excess discharged to the surface water system
LOW

IN0005.1.
North of Maybrook/ Clayhanger Road, Brownhills.

Due to size of proposed development sewer capacity not expected to be an issue. An external FWS flooding location is located less than 150m downstream which is located within Walsall, Lindon Road FA. This development may increase the spills at BROWNHILLS -LINDON ROAD (CSO), BROWNHILLS - SILVER COURT GDNS 39 (CSO) and BROWNHILLS - SILVER STREET PS (CSO)..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Brownfield site. Assumed that the development would discharge to the adjacent surface water system..
Surface water should be managed through SUDs and any excess discharged to the surface water system ..

LOW

SA-0199-WAL.
Sandfield Farm, Lichfield Road, Brownhills.

Due to size of proposed development sewer capacity not expected to be an issue. The development borders the Wyrley and Essington Canal which has 2 downstream category 4 pollution incidents. Pump operation at downstream Brownhills - Sadlers Road SPS could be impacted..

Based on a review of topography it is anticipated a connection can be made to the existing system via gravity..

LOW.

Greenfield site. Development is adjacent to a watercourse where surface water could drain..

Surface water should be managed through SUDs and any excess discharged to the surface water system
LOW


MINIWORTH [Severn Trent Site]

SA-0200-WAL.
Johnsons Farm & Meadow Farm.
The development is approximately 350m upstream of BROWNHILLS - HANNEY HAY ROAD (SPS) 11090-SP1 / BROWNHILLS - HANNEY HAY ROAD (SSO) 11090-SO1. Foul flows are then directed by a mixture of pumed and gravity sewers for approximately 1.3km to CHASETOWN - TRIANGLE (TPS) 11094-SP1 / CHASETOWN - TRIANGLE (SSO) 11094-SO1. Flows then travel another approximately 3.2km to Burntwood STW. A development of this size is not expected to impact the sewer network adversely. However, this development should also be considered with other developments in this area: SA-0007-WAL, HO0304, HO0043, HO0168a and HO0168b as when combined it could increase the risk. Further detailed hydraulic modelling required to confirm the risk. .
A potential connection point could be at node SK05067503, size of the pipe network is 150mm. The elevation profile suggests a pumped connection may be required to direct flows from development..
LOW.
It is assumed that surface water flows from the development will outfall to watercourse called "Anglesey" which runs 250m to the west of the development..
It is assumed that newly installed surface water network on site will direct flows to outfall directly. The discharge rates are expected to be controlled in accordance with LLFA requirements..
LOW
SA-0007-WAL.
237 Watling Street, Brownhills, Walsall.
The development is approximately 330m upstream of BROWNHILLS - HANNEY HAY ROAD (SPS) 11090-SP1 / BROWNHILLS - HANNEY HAY ROAD (SSO) 11090-SO1. Foul flows are then directed by a mixture of pumed and gravity sewers for approximately 1.3km to CHASETOWN - TRIANGLE (TPS) 11094-SP1 / CHASETOWN - TRIANGLE (SSO) 11094-SO1. Flows then travel another approximately 3.2km to Burntwood STW. A development of this size is not expected to impact the sewer network adversely. However, this development should also be considered with other developments in this area: SA-0200-WAL, HO0304, HO0043, HO0168a and HO0168b as when combined it could increase the risk. Further detailed hydraulic modelling required to confirm the risk. .
A potential connection point could be at node SK05067502, size of the pipe network is 150mm. The elevation profile suggests a gravity connection should be adequate to direct flows from the development..
LOW.
It is assumed that surface water flows from the development will outfall to watercourse called "Anglesey" which runs directly adjacent to the west of the development..
It is assumed that newly installed surface water network on site will direct flows to outfall directly. The discharge rates are expected to be controlled in accordance with LLFA requirements..
LOW
HO0304.
Between 114 and 120 and 122A and 127 Watling Street/ Roman Close, Brownhills.
The development is approximately 0.5km upstream of reported flooding incidents at 18 and 20 Howdles Lane WS8 7PL. The incidents occurred in 1997 and flooding was External to Gardens on a 5 yr storm. A further 800m downstream there is a reported pollution incident the cause being a blockage in the foul sewer. The incident was logged in 2011 and has now been submitted for closure. Foul flows then gravitate for a further 0.7km to CHASETOWN - TRIANGLE (TPS) 11094-SP1 / CHASETOWN - TRIANGLE (SSO) 11094-SO1. Flows then travel another approximately 3.2km to Burntwood STW. A development of this size is not expected to impact the sewer network adversely. However, this development should also be considered with other developments in this area: SA-0200-WAL, SA-0007-WAL, HO0043, HO0168a and HO0168b as when combined it could increase the risk. Further detailed hydraulic modelling required to confirm the risk. .
A potential connection point could be at node SK04064502, size of the pipe network is 225mm. The elevation profile suggests a gravity connection should be adequate to direct flows from the development..
LOW.
It is assumed that surface water flows from the development will outfall to watercourse called "Anglesey" which runs approximately 750m downstream to the east of the development..
It is assumed that newly installed surface water network on site will direct flows to existing surface water network on the south edge of the site, potential connection point could be at node SK04064551, existing pipe size 150mm..
LOW
HO0168a.
HOWDLES LANE/CASTLE STREET, BROWNHILLS.
The development is approximately 600mupstream of a reported pollution incident the cause being a blockage in the foul sewer. The incident was logged in 2011 and has now been submitted for closure. Foul flows then gravitate for a further 0.7km to CHASETOWN - TRIANGLE (TPS) 11094-SP1 / CHASETOWN - TRIANGLE (SSO) 11094-SO1. Flows then travel another approximately 3.2km to Burntwood STW. A development of this size is not expected to impact the sewer network adversely. However, this development should also be considered with other developments in this area: SA-0200-WAL, SA-0007-WAL, HO0043, HO0304 and HO0168b as when combined it could increase the risk. Further detailed hydraulic modelling required to confirm the risk. .
A potential connection point could be at node SK04067802, size of the pipe network is 225mm. The elevation profile suggests a gravity connection should be adequate to direct flows from the development..
LOW.
It is assumed that surface water flows from the development will outfall to watercourse called "Anglesey" which runs adjacent to the east of the development..
It is assumed that newly installed surface water network on site will direct flows to outfall directly. The discharge rates are expected to be controlled in accordance with LLFA requirements..
LOW
HO0168b.
Gladstone House, 45 Castle Street, Brownhills.
The development is approximately 700mupstream of a reported pollution incident the cause being a blockage in the foul sewer. The incident was logged in 2011 and has now been submitted for closure. Foul flows then gravitate for a further 0.7km to CHASETOWN - TRIANGLE (TPS) 11094-SP1 / CHASETOWN - TRIANGLE (SSO) 11094-SO1. Flows then travel another approximately 3.2km to Burntwood STW. A development of this size is not expected to impact the sewer network adversely. However, this development should also be considered with other developments in this area: SA-0200-WAL, SA-0007-WAL, HO0043, HO0304 and HO0168a as when combined it could increase the risk. Further detailed hydraulic modelling required to confirm the risk. .
If combined with HO0168a then a potential connection point could be at node SK04067802, size of the pipe network is 225mm. The elevation profile suggests a gravity connection should be adequate to direct flows from the development..
LOW.
It is assumed that surface water flows from the development will outfall to watercourse called "Anglesey" which runs approximately 60m to the east of the development..
It is assumed that newly installed surface water network on site will direct flows to outfall directly. The discharge rates are expected to be controlled in accordance with LLFA requirements..
LOW
HO0043.
Watling Street (land north of Kings Deer Road), Brownhills.
The development is approximately 0.2km upstream of reported flooding incidents at 18 and 20 Howdles Lane WS8 7PL. The incidents occurred in 1997 and flooding was External to Gardens on a 5 yr storm. A further 800m downstream there is a reported pollution incident the cause being a blockage in the foul sewer. The incident was logged in 2011 and has now been submitted for closure. Foul flows then gravitate for a further 0.7km to CHASETOWN - TRIANGLE (TPS) 11094-SP1 / CHASETOWN - TRIANGLE (SSO) 11094-SO1. Flows then travel another approximately 3.2km to Burntwood STW. A development of this size is not expected to impact the sewer network adversely. However, this development should also be considered with other developments in this area: SA-0200-WAL, SA-0007-WAL, HO0304, HO0168a and HO0168b as when combined it could increase the risk. Further detailed hydraulic modelling required to confirm the risk. .
A potential connection point could be at node SK04067400, size of the pipe network is 150mm. The elevation profile suggests a gravity connection should be adequate to direct flows from the development..
LOW.
It is assumed that surface water flows from the development will outfall to watercourse called "Anglesey" which runs approximately 420m downstream to the east of the development..
It is assumed that newly installed surface water network on site will direct flows to existing surface water network on the north edge of the site, potential connection point could be at node SK04067552, existing pipe size 380mm..
LOW

Object

Representation ID: 23075

Received: 11/10/2021

Respondent: Taylor Wimpey UK Limited

Agent: Lichfields

Information to demonstrate that SA-0037-WAL should be included in the plan.

Object

Representation ID: 23208

Received: 11/10/2021

Respondent: Member of Parliament

Number of people: 2381

As such I am expecting this plan Switches the Strategy back to Brownfield First and away from Green Belt, for the reasons identified by myself and the many contributors to this consultation.

At the start of this consultation process, I opened my own petition for this Plan to return to its core principles and some 2,611 have signed from across Aldridge-Brownhills to 'Switch the Strategy' back to Brownfield First. All of this information is appended to my submission.

Comment

Representation ID: 23265

Received: 11/10/2021

Respondent: Mr Tony Cox

Agent: Mid West Plannning Ltd

Please refer to document "Allens Lane Site Promotion Powerpoint October 2021", "Allens Lane ecological survey Oct20", & "LL079_Walsall_Allens_Lane_Rep1_Rev0_A"on flood risk and surface water management for more information. [see supporting documents]

[Redacted] site at Allen's Lane (reference SA0071) is considered to be suitable and available for inclusion in the Black Country Local Plan because it is previously developed land (used for horse training and has stables erected on it).

Furthermore the adoption of this land for housing will mean that best and most versatile land within the green belt will not need to be taken out of food production.

The development of the Allen's Lane site will not have an impact on the character and visual amenity of the locality, or at least will not have an impact greater than the development of other land on the outskirts of the west midlands conurbation which has the added benefit of being in agricultural production.

We request that the Local Planning Authority reconsiders the allocation of [Redacted] Land off Allen's Lane for development and for the creation of the nature reserve, which will reduce the need to encroach into the green belt onto productive agricultural land.

1. INTRODUCTION
1.4 This statement has been prepared following the instruction of [redacted], joint owner with [redacted], of Land at Allens Lane, Walsall, WS3 4JS. This statement should be read in conjunction with the Design and Access Statement, Flood Risk Assessment, and Extended Phase 1 Habitat Survey submitted.

2. LOCATION AND DESCRIPTION OF THE PROPOSED APPLICATION SITE

2.1 The application site is located just north of Walsall Town Centre, which lies approximately 9km North West of Birmingham and 11km to the East of the Wolverhampton area. Allens Lane is a residential street running north-west to south-east with residential development on both sides along the majority of the lane. [Redacted] owns the land on the west side of Allens Lane that is currently laid to grass and used for horse grazing, training exercise and accommodation in stable buildings located on the site. The site is therefore considered to be previously developed land.

2.2 The site is in the Green Belt, however, the site has been put forward in the Black Country Call for sites and has been allocated site number SA0071. Please see Figure One below.

2.3 The application site lies to the south of Allens Lane and faces existing residential development over Allen’s Lane, and is contiguous to residential development at Hallbridge Close to the southeast.

2.4 The site is bounded by Allens Lane to the northeast, and by Goscote Lane to the northwest.

2.5 The Donna Cooper Memorial Garden is situated to the southwest of the application site.

3. THE PROPOSED DEVELOPMENT

3.1 The proposal is to develop residential dwellings of various sizes with associated access roads, landscaping, car parking, amenity space and to create a nature reserve on the site adjacent to the Donna Cooper Memorial Garden.

4. PLANNING POLICY CONSIDERATIONS

4.1 The National Planning Policy Framework (NPPF) was introduced in March 2012 and last revised in July 2021, to replace Planning Policy Statements, Planning Policy Guidance Notes, Circulars and Letters to the Chief Planning Officer. The National Planning Policy Framework replaced around 1000 pages of national planning policy with around fifty, putting the emphasis on achieving sustainable development.

4.2 The main shift in National policy through the introduction of the NPPF in 2012 is the presumption in favour of the granting of planning consent for sustainable development. The 2021 review of the Framework continues at section 2 with this presumption and confirms the three overarching objectives, which are interdependent; economic, social and environmental objectives.

4.4 Section 5 of the National Planning Policy Framework supports the delivery of a sufficient supply of quality homes “To support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay.”

4.5 Paragraph 69 of the NPPF encourages the provision of small and medium sized housing sites as they can make an important contribution to an area’s housing requirements and can usually be built out relatively quickly. The NPPF says that Local Authorities should aid the provision of a range of sites to fulfill their needs through:
a) identifying, through the development plan and brownfield registers, land to accommodate at least 10% of their housing requirement on sites no larger than one hectare; unless it can be shown, through the preparation of relevant plan policies, that there are strong reasons why this 10% target cannot be achieved;
b) use tools such as area-wide design assessments and Local Development Orders to help bring small and medium sized sites forward;
c) support the development of windfall sites through their policies and decisions – giving great weight to the benefits of using suitable sites within existing settlements for homes; and
d) work with developers to encourage the sub-division of large sites where this could help to speed up the delivery of homes.

4.6 Section 11 of the National Planning Policy Framework promotes the effective use of land in meeting needs for housing and other uses whilst safeguarding while safeguarding and improving the environment and ensuring safe and healthy living conditions. Paragraph 120 says that planning policies and decisions should:
a) encourage multiple benefits from both urban and rural land, including through mixed use schemes and taking opportunities to achieve net environmental gains – such as developments that would enable new habitat creation or improve public access to the countryside;
b) recognise that some undeveloped land can perform many functions, such as for wildlife, recreation, flood risk mitigation, cooling/shading, carbon storage or food production;
4.7 Section 12 of the National Planning Policy Framework; Achieving well-designed places explains how good design goes a long way towards providing sustainable development. Good integration of the proposed development into the natural, built and historic environment is paramount.

4.8 Current Local Planning Policy
The Development Plan Documents (DPDs) for Walsall:
Walsall Site Allocations Document (SAD) (2019)
Walsall Town Centre Area Action Plan (AAP) (2019)
The Black Country Core Strategy (BCCS) (2011)
Saved policies and maps from the Walsall Unitary Development Plan (UDP) (2005)

The Black Country Core Strategy – Adopted February 2011
The Black Country forms a distinctive sub-region in terms of its economic history, settlement form and topography which has led to the 4 local authorities having a shared set of social, economic and environmental issues to respond to, which resulted in a shared core strategy. The Core Strategy reflects shared goals of creating a growing, competitive and sustainable urban area which is a quality place in which to live and work for the existing population.

4.9 Policy CSP4: Place Making
The Black Country has a unique heritage and urban structure which requires a bespoke approach to place-making and a high quality of design of the built and natural environment.
All development will be required to demonstrate a clear understanding of the historic character and local distinctiveness of the area and show how proposals make a positive contribution to place-making and environmental improvement in the following spatial terms:
• The hierarchy of centres will provide a focus and concentration for essential local services and activities with easy access by walking, cycling and public transport. Its diverse, accessible, affordable and active villages, towns and neighbourhoods will encourage commercial activity, promote prosperity and support the well-being of the area’s inhabitants.
• The Black Country will operate on a permeable street network with pedestrian priority that gives maximum freedom of movement and a good choice of means of transport. Vibrant streets and spaces, defined by surrounding buildings and with their own distinct character, should provide the framework for a coherent interconnected network of places that supports social interaction and displays a clear hierarchy of private, commercial and civic functions.
• A high quality of design and utility of all transport proposals will be sought to ensure that interventions make a positive contribution to place making as well as increasing accessibility and connectivity.
• The Black Country’s transformation will be supported by buildings providing a range of functions, tenures, facilities and services to support its diverse local communities.
• A mix of building designs and types will be sought that are appropriate to the Black Country, set within appropriately scaled neighbourhoods.
• The design of spaces and buildings will be influenced by their context and seek to enhance the unique attributes the area offers in terms of its local character and heritage whilst responding to current day needs, changes in society and cultural diversity.
• The Black Country will be a safe and secure place through organising the urban environment in ways that encourage people to act in a civil and responsible manner. The pedestrian environment should be closely associated with active frontages at street level and an appropriate intensity of use in all areas at all times.
• An integrated multifunctional open space network will not only provide space for sport and recreation and help support a balanced ecological environment but help mitigate flood risk, provide space for wildlife and informal recreation for local people.
• The protection and enhancement of the historic canal network and the area’s natural waterways which provide a unifying characteristic of the Black Country’s urban structure and landscape.
• In appropriate circumstances, the provision of public art will be required as part of new developments through on and off-site provision, to support and enhance the cultural and social development and identity of the Black Country.
• The use of carbon-based products, energy and non-renewable resources will be minimised through the efficient design of buildings and their layout and site orientation.

4.10 Policy HOU1:
Sufficient land will be provided to deliver at least 63,000 net new homes over the period 2006 – 2026. The majority of the requirement will be met through committed sites and the phased allocation of sites within the Regeneration Corridors, Strategic Centres, appropriate Free-Standing Employment Sites and housing renewal areas as detailed in Tables 5, 6, & 7, the Housing Key Diagram and Appendices 2 and 3.

Additional housing capacity will also be sought elsewhere in the Black Country through allocations and planning permissions on suitable sites. The estimated net effect of housing redevelopment up to 2026 will be reviewed annually and taken into account in the calculation of housing land supply. At least 95% of new housing (gross) will be built on previously developed land.

4.11 Policy HOU2: Housing Density, Type and Accessibility
The density and type of new housing provided on each site will be informed by:
• The need for a range of types and sizes of accommodation to meet identified sub regional and local needs;
• The level of accessibility by sustainable transport to residential services, including any improvements to be secured through development;
• The need to achieve high quality design and minimise amenity impacts, taking into account the characteristics and mix of uses in the area where the proposal is located.

Each authority will aim to provide an overall mix of house types over the plan period, tailored to best meet local and sub-regional needs.

Developments of 15 dwellings or more should provide a range of house types and sizes that will meet the accommodation needs of both existing and future residents, in line with information available from the Strategic Housing Market Assessment and Housing Needs Surveys and with reference to the standards in Table 8 overleaf.

All developments will aim to achieve a minimum net density of 35 dwellings per hectare, except where higher densities would prejudice historic character and local distinctiveness as defined in Policy ENV2.

All site allocations made in Local Development Documents will indicate the density and house type mix to be sought. Detailed guidance on the application of this policy in local areas will be provided in Site Allocation Documents and Area Action Plans, and through individual local authority Supplementary Planning Documents

4.12 Policy ENV1: Nature Conservation
Development within the Black Country will safeguard nature conservation, inside and outside its boundaries by ensuring that:
• Development is not permitted where it would harm internationally (Special Areas of Conservation), nationally (Sites of Special Scientific Interest and National Nature Reserves) or regionally (Local Nature Reserve and Sites of Importance for Nature Conservation) designated nature conservation sites;
• Locally designated nature conservation sites (Sites of Local Importance for Nature Conservation), important habitats and geological features are protected from development proposals which could negatively impact upon them;
• The movement of wildlife within the Black Country and its adjoining areas, through both linear habitats (e.g. wildlife corridors) and the wider urban matrix (e.g. stepping stone sites) is not impeded by development;
• Species which are legally protected, in decline, are rare within the Black Country or which are covered by national, regional or local Biodiversity Action Plans will not be harmed by development.
Adequate information must be submitted with planning applications for proposals which may affect any designated site or any important habitat, species or geological feature to ensure that the likely impacts of the proposal can be fully assessed.
Without this there will be a presumption against granting permission.
Where, exceptionally, the strategic benefits of a development clearly outweigh the importance of a local nature conservation site, species, habitat or geological feature, damage must be minimised. Any remaining impacts, including any reduction in area, must be fully mitigated. Compensation will only be accepted in exceptional circumstances. A mitigation strategy must accompany relevant planning applications.

Current designated nature conservation sites including Local Nature Reserves will be carried forward from existing Proposals Maps, subject to additions and changes arising from further studies. Local Authorities will look to designate additional nature conservation sites as necessary in conjunction with the Local Sites Partnership and consequently sites may receive new, or increased, protection over the Plan period.

All appropriate development should positively contribute to the natural environment of the Black Country by:
• Extending nature conservation sites;
• Improving wildlife movement; and/or
• Restoring or creating habitats / geological features which actively contribute to the implementation of Biodiversity Action Plans (BAPs) and/or Geodiversity Action Plans (GAPs) at a national, regional or local level.

4.13 Policy ENV3: Design Quality
Each place in the Black Country is distinct and successful place-making will depend on understanding and responding to the identity of each place with high quality design proposals. Development proposals across the Black Country will deliver a successful urban renaissance through high quality design that stimulates economic, social and environmental benefits by demonstrating that the following aspects of design have been addressed through Design and Access Statements reflecting their particular Black Country and local context:
1. Implementation of the principles of “By Design” to ensure the provision of a high quality network of streets, buildings and spaces;
2. Implementation of the principles of “Manual for Streets” to ensure urban streets and spaces are designed to provide a high quality public realm and an attractive, safe and permeable movement network;
3. Use of the Building for Life criteria for new housing developments, to demonstrate a commitment to strive for the highest possible design standards, good place making and sustainable development, given local circumstances;
4. Meeting Code for Sustainable Homes Level 3 or above for residential development and Building Research Establishment Environmental Assessment Method (BREEAM) Very Good or above for other development, or the national requirement at the time of submitting the proposal for planning permission, to demonstrate a commitment to achieving high quality sustainable design;
5. Consideration of crime prevention measures and Secured By Design principles.
6. Including design features to reduce the urban heat island effect such as tree cover, green roofs and the inclusion of green space in development.

4.14 Walsall Site Allocation Document
Policy EN1: Natural Environment Protection, Management and Enhancement
a) The Council will protect, manage and enhance nature conservation sites, habitats and assets within, around and beyond the Borough boundary in accordance with the NPPF, BCCS policies CSP3, ENV1, ENV5; UDP Saved Policies GP2, ENV23, ENV24;
other relevant local plan policies and Walsall Council’s Supplementary Planning Documentation relating to the Natural Environment.
b) Where development will result in harm to biodiversity, and there is no alternative option to reduce or eliminate impacts, the Council will determine the level of improvement works necessary to mitigate or compensate for the harm to biodiversity on a site by site basis, in accordance with the policy framework described above and / or any other relevant government advice.Walsall Site Allocation Document 2019
106
c) In line with the objectives of the Humber River Basin Management Plan, development proposals must not adversely affect the ecological status of a waterbody, and wherever possible take measures to improve its ecological value in order to help meet the required status.
d) Walsall’s Open Space and Environmental Networks form a wider network of wildlife corridors as shown in Map 7.3. Development proposals affecting wildlife corridors must be in accordance with the NPPF, and relevant local plan policies; including BCCS policies CSP3, CSP4 and ENV1; and UDP Saved Policies GP2, ENV23 and ENV24.


5. RESPONSE TO PLANNING POLICIES

5.1 The NPPF contains the presumption in favour of sustainable development. This proposal accords with the principal objectives of the framework because it is for the re-use of a site unsuitable for farming, with a contemporary designed and energy efficient housing development. The proposal also involves a comprehensive Landscaping Scheme for Allens Lane which incorporates native species tree and hedge planting, open space amenity land and the creation of a nature reserve on site.

5.2 In particular, Section 5 of the NPPF which promotes the delivery of a sufficient supply of quality homes, is accorded with, through the development of what will be architecturally, environmentally and aesthetically high-quality houses which extends the choice in the housing stock for occupants.

5.3 It is considered that the development will improve the quality of the housing stock in the District, whilst meeting the specific housing needs of smaller housing units. There will be no significant delay in the development once planning permission is sought. This application accords with paragraph 69 of the framework, by delivering housing on a medium site, within the settlement boundary which can be built out relatively quickly.

5.4 Section 11 of the NPPF is particularly relevant to this application. The site will be a mixed use development of housing combined with the creation of a nature reserve to achieve net environmental gains and net gains for the community in terms of provision of green open space for the improvement of residents’ health and well-being. Pedestrian access will be facilitated making it a space for outdoor recreation for the whole community.

5.5 Section 11 of the NPPF also recognises that undeveloped land can be used for many functions to improve the local environment. The proposals will see housing along the northern portion of the site along Allens Lane and a nature reserve to the south of site. Not only will the undeveloped southern section of the site become a nature reserve providing net gains for biodiversity and space for outdoor recreation, the land will be used to mitigate flood risk through the development of a surface water runoff attenuation pond which will be used by wildlife at the site.

5.6 Full details of the site layout and proposed house types and use of materials are matters reserved for later determination. Nevertheless, good design will be achieved through the current building control process which will ensure that the new homes are energy efficient and efficient in the use of water complying with policy ENV3.

5.5 In response to Policies ENV1 and EN1, the proposed development will help minimise environmental impacts by developing energy and water efficient housing with highly efficient modern appliances with efficient energy ratings. This will be achieved at the reserved matters design stage and through the Building Control regime. The proposal will also bring improvements to the quality of the land with the construction of a nature reserve. The extensive proposed landscaping plan also involves the planting of trees and hedges. The overall environmental quality would therefore be raised to a higher standard if the proposal was to go ahead.

5.6 Core Policy HOU1 outlines that district will have the target of 63,000 new houses between 2006 and 2026. For Walsall, the local housing need for the year 2020-21 was 882 dwellings per annum so the five-year requirement is 4,410 plus a 5% buffer, i.e. 4,631. However, the 2020 results for Walsall, which were published in January 2021, indicate that delivery was 88% of the requirement, so no additional buffer applies. This site therefore will help the District Planning Authority reach this target through the use of land unsuitable for modern farming and therefore the proposal corresponds with planning policy.

Very Special Circumstances for Development In the Green Belt
5.7 The application site at Allen’s Lane is within the green belt, however the site has been submitted under the Strategic Housing Land Availability Assessment (SHLAA), which is updated each year and identifies potential housing sites. The Draft Black Country Plan for Walsall has identified the need for enough land to build an additional 13,344 new homes and provide 164ha of employment land over the period to 2039. A total of5,418 of the homes and 47ha of the employment land will be provided on land that is currently in the green belt.

5.8 Land has been allocated in the draft Black Country Plan for housing development in the green belt around Walsall, including land used for agricultural production, on the outskirts of the conurbation. Much of this land is considered to be prime agricultural land, and woodland, and therefore the Allen’s Lane site should be developed before the prime agricultural land is used for development. The application site at Allen’s Lane is in fact previously developed land now used for horse grazing. Please refer to the examples of land depicted at Plates Three and Four below which clearly show the land in woodland and in arable production.

5.9 Appendix One contains extracts from the draft Black Country Local Plan Policies Map for sites allocated for employment and housing development etc. These sites are summarised, and compared with the Application Site in Table One below.

Table One- Comparative Sites
Site Reference /Address Area of site & capacity Land attributes Why the land should or should not be developed
Application Site – Allen’s Lane, (HO1549) (SA0071) Approximately 4.75 ha The site is PDL – not the best and most versatile agricultural land. It is located within the conurbation, close to all necessary services and public transport routes required for housing development, including schools, places of worship, mains services, including the sewage network, water and power supply.
The site is not a Site of Local Importance for Nature Conservation (SLINC), but it has the capacity for great ecological enhancement measures which will extend the habitat created at the Donna Cooper Memorial Garden adjacent to the application site.

The site is gently sloping towards the watercourse and not too steep for housing development.
The land is in the green belt, BUT, it is not prime agricultural land, and therefore could be developed without the loss of agricultural production.
It is close to all services and public transport links, including cycling/ walking distance to Bloxwich train station. Easily access to Walsall Town Centre.
It is part of a community and will strengthen the community by providing the nature reserve and public open space as recommended in the submitted Ecology Report, without impacting on a Site of Local Importance for Nature Conservation (SLINC).
Great access to footpath and cycle paths. Development of the site for housing and the nature reserve will help Walsall MBC to meet it’s housing requirements in the Borough as part of the wider Black Country Plan without encroaching into the countryside.

Policy WSA1
(Walsall Strategic
Allocation) –
Home Farm, Sandhills, Walsall Wood Approximately 54 ha – 1435 homes The site appears to be the best and most versatile agricultural land. In the green belt, and good agricultural land.

The development will extend the conurbation unnecessarily towards Lichfield, eroding the green belt between towns, and will impact on the Site of Local Importance for Nature Conservation (SLINC).
Policy WSA2 – Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall Approximately 30.19 ha – 713 homes The site appears to be the best and most versatile agricultural land. It is not a Site of Local Importance for Nature Conservation (SLINC). The development will extend the conurbation unnecessarily into open farmland.
Policy WSA3 –
Land north of Stonnall Road, Aldridge Approximately 13.82 ha – 363 homes The site appears to be the best and most versatile agricultural land. Site of Local Importance for Nature Conservation (SLINC).
Policy WSA4 – Yieldsfield Farm (sometimes recorded as Yieldfields Farm), Stafford Road, Bloxwich Approximately 26 ha – 978 homes
The site appears to be the best and most versatile agricultural land.
Site is in part, of Local Importance for Nature Conservation (SLINC). The site is to the north of the conurbation and development of the site will encroach into open farmland, resulting in the erosion of the open space protected by green belt policies.
Policy WSA5 –
Land at Yorks Bridge, Lichfield Road, Pelsall Approximately
13.47 ha – 580 homes The site appears to be the best and most versatile agricultural land. Site of Local Importance for Nature Conservation (SLINC), with individual tree preservation orders on trees in the site.
Policy WSA6 –
Land off Sutton Road, Longwood Lane, Walsall Approximately
7.74 ha – 202 homes The site appears to be the best and most versatile agricultural land.

The whole site is a Site of Local Importance for Nature Conservation (SLINC). The whole area is a Site of Local Importance for Nature Conservation (SLINC), so why would anyone want to develop it?

5.9 Table one above clearly demonstrates the innappropriateness of proposals to develop mainly agricultural land which is clearly put to arable cropping (see Plates Three & Four below) and is therefore the “best and most versatile” land, and land that we should retain for agricultural food production in a time of a growing domestic population and uncertainty over trading relations with other countries.

5.10 The allocation of the Allen’s Lane site also adheres to Policy HOU2 by helping the district balance the housing market by seeking to deliver a range of housing types, from the smaller 2-bedroom properties to the 5 bedroom houses. The proposed property mix is a reserved matter, but has the capacity to provide the community with reasonably priced smaller properties and larger family homes meeting the differing demands of the district.

5.11 In regards to Policies ENV1 and EN1 The site is located in the green belt however the quality of the environment would be significantly improved through the development through the proposed nature reserve and planting of trees etc. Please refer to Plate Five below. The local character of the area will be retained and enriched by this proposal. The development site is modest in size with the proposal being high quality homes for local people in a mainly residential location.

5.12 In accordance with policy CPS4 the objective is to provide housing development of a high-quality design that will demonstrate a positive contribution to place making in the Walsall area through a clear understanding of the local distinctiveness. The development will also result in the construction of a nature reserve on a site which is otherwise poor-quality land in flood zones Two and Three, that will add to the extent and diversity of the Donna Cooper Memorial Garden, thus creating a place of tranquility and ecological diversity.

5.13 The site is located in close proximity to walk ways, public transport links, and essential local services. The utility of all transport modes is apparent due to the links to cycle and walk ways as well as public transport, including the railway station at Bloxwich.

5.14 The “home types” of the proposed residential dwellings will be set within the appropriately designed neighborhood in terms of density, scale and use of materials, landscaping and conservation objectives.

6.0 CONCLUDING COMMENTS
6.1 The proposal accords with the National Planning Policy objective of achieving sustainable development, given its location, particularly at this time when the Black Country Plan is undergoing a public consultation exercise before adoption.

6.2 The proposed development supports policy HOU1 by delivering an increase of housing choice in Walsall. The development will offer a range of housing types which will contribute to a balanced housing market which is sought by local planning policy.

6.3 The development of this previously developed site along the lines of the indicative layout, together with the creation of the nature reserve on land within flood zones two and three will enhance the ecological and visual amenity characteristics of the site as well as enhance the Donna Cooper Memorial Garden is considered to be sustainable development. The Allen’s Lane site is considered more appropriate for development in terms of its location, previously developed status, and poor land classification, than other sites, particularly those identified above in Plates Three and Four, which characterised as being high quality agricultural land and should be preserved for food production.

6.4 It is considered that the preferential allocation of the Allen’s Lane site for housing and for the creation of a nature reserve is positive in terms of the local setting and character of the area, and is an acceptable form of development without encroaching into open agricultural land on the outskirts of the conurbation.

6.5 For the reasons above, it is therefore considered that the allocation of the Allen’s Lane site before the allocation of undeveloped, high quality agricultural land in the green belt, better accords with the relevant policies in the NPPF and the local planning policies of the Black Country Core Strategy and Walsall District Council.

Object

Representation ID: 23275

Received: 11/10/2021

Respondent: Bloor Homes Midlands

Agent: Cerda Planning Ltd

[Site Ref: Land at Stencils Farm, Aldridge Road, Walsall Sustainability Appraisal References SA-0019-WAL / SA-0066-WAL]


[Attachment: Rep Form]

Please see attached representation.

----------- REP FORM ENDS -----------

[Attachment: Executive Summary]

CERDA

Black Country Plan (2018 - 2039)

Regulation 18 Consultation October 2021



1. Executive Summary



1.1. The Black Country Plan fails to deliver anywhere close to its identified housing need, with a reliance on neighbouring authorities to deliver homes that are needed now within the Black Country. The reliance on such an approach without a firm commitment from all of the neighbouring authorities is not considered to be a sound approach to plan making. Especially when sites such as Stencils Farm are available within the plan area without any significant constraints to development.


1.2. There are clear errors in the evidence which underpins the plan, in particular within the individual Site Assessments which themselves justify the proposed housing allocations. These errors and inconsistency in the application of evidence in the assessments is a
significant and fundamental flaw of the plan.

1.3 The Stencils Farm site is not subject to any 'gateway constraints' that would prevent its development. The harms attributed to the site within the evidence are misleadingly overstated and there are no substantive reasons for the site not to be allocated for development. The allocation of Stencils Farm site would enable the Black Country Authorities to reduce its housing delivery deficit and move closer to meeting its critical need for new homes without any demonstrable negative impacts.


2. Introduction



2.1 Cerda Planning has been instructed by Bloor Homes Midlands (hereafter referred to as Bloor) to prepare and submit these representations to the Draft Black Country Plan 2039 (Regulation 18) Consultation.


2.2 Bloor have an interest in the land and are the prospective developer of the site known as Land at Stencils Farm, Aldridge Road, Walsall Sustainability Appraisal References SA-0019-WAL / SA-0066-WAL (the site).

2.3 These representations are made in the context of the requirement for Local Plans to be legally compliant and sound. The tests of soundness are set out at paragraph 35 of the Framework. In brief, a plan will be sound if it is:


Positively prepared; Justified;
Effective; and

Consistent with national policy


2.4 These representations raise concerns with the draft plan's soundness, more specifically with the strategy, both in terms of overall levels of housing growth proposed without an agreed strategy for meeting the shortfall and the distribution of homes within the plan area. Concerns are also raised with the council's evidence base, specificates the robustness and fairness of the site assessment work which has informed the decisions made on the draft allocations.

2.5 In raising these concerns, we submit that the Bloor site represents a sustainable option to help address the identified deficiencies in the soundness of the plan through the delivery of circa 700 new homes (including up to 30% affordable), in a highly sustainable location that both sustainable housing growth and boosts the supply of housing that is deliverable within the early part of the plan.
2.6 Accordingly, these representations seek a revision to the plan such that the Bloor site is included as a housing allocation to assist in ensuring the plan delivers certainty and ultimately, succeeds as a tool for meeting the housing needs.

2.7 Bloor have previously submitted a Vision Document to Walsall Metropolitan Borough Council which demonstrates technical deliverability of up to 700 homes. For ease of reference this document is included with these submissions. Bloor have taken the opportunity to revisit the Vision D nce base and a revised Development Options Document has been prepared in order to demonstrate how the site could be delivered with a reduced developable area and lower quantum of homes (circa 350).

2.8 In terms of format, the representations are split in to 6 sections which consider the following main issues:


Assessment of the site - Stencils Farm

The overall housing need within the Black Country; Delivery from the proposed allocations;
Wider spatial planning for the Greater Birmingham and Black Country Housing

Market Area;

The Site Assessments;

Conclusion and case for allocation of the site.



2.9 In addition, the following documents are attached as appendices to this representation:


Vision Document July 2019 (Submitted with the Call for Sites submission) Development Options Document September 2021
Landscape + Visual Appraisal November 2018 (Submitted with the Call for Sites submission)
Landscape + Visual Appraisal Addendum October 2021

Landscape Sensitivity Review October 2021
3. Stencils Farm, Aldridge Road, Walsall



3.1 The site, which lies immediately adjacent to the eastern edge of St Mathews (Walsall), extends to some 37.8 ha in area and is irregular in form. The land gently rises from the northern and southern edges to an elevated central area. The greater part of the western boundary is formed by existing residential development and field boundaries with agricultural land beyond. The Daw End Branch canal defines the eastern and north eastern boundaries of the site.


3.2 The southern edge of the site is contained by the A454 Aldridge Road, which, for almost



which provides access to Calderfields Golf Club and the Dilke pub/restaurant which are to the south. Land to the south is proposed to be allocated within the plan for around
592 houses under Policy WSA7 (Calderfields West).



3.3 As demonstrated within the previously submitted Vision Document, the location is a highly sustainable one for which there are no technical constraints to delivery. The council evidently share this view given the decision to allocate the land to the immediate south for circa 600 homes (Policy WSA7 (Calderfields West).


3.4 The land at Stencils Farm could accommodate circa 700 dwellings (both market, affordable and specialist), extensive areas of public open space including a canal side country park, a new 2FE Primary School and Local Centre (including if required provision of healthcare facilities). The site is free of any major infrastructure requirements such that it could be realistically delivered during the early years of the plan period. The ty. As demonstrated in the revised Development Options Document, the site could also be developed to a lesser extent, delivering circa 350 homes along with significant areas of public open space.


Landscape Assessment


3.5 Having regard to the site assessment work that the council have undertaken and the

, the site appears to been discounted as an allocation for housing development largely as a consequence of the perceived impacts on landscape. Bloor have significant concerns
with the robustness of the both the site itself but also in relation to the consistency by which the evidence base has been applied to other sites in the site selection process.


3.6 The co



assessment makes reference to a landscape appraisal (the FPCR appraisal)

commissioned by others prior to Bloor acquiring their interest in the site.



3.7 Bloor commissioned Paul Gray Landscape Architects to prepare a full Landscape and Visual Impact Assessment to inform the masterplanning of the site and the subsequent Vision Document, which was submitted to the council following its call for sites submission. The full version of this report was sent to the council electronically on 19th September 2019. Whilst the council has nevertheless undertaken their own Landscape Assessment (LUC), we assert that the council must have regard to the LVIA which has informed previously submitted masterplan as part of its site assessment work. The LVIA demonstrates that the site is able to accommodate the proposed residential development of the site without causing undue harm to the landscape character and visual amenity of the site and surrounding countryside and footpath network. For the avoidance of any doubt, this original LVIA is included with this submission.


Landscape Sensitivity Review


3.8 Following the publication of the Council s landscape evidence base a Landscape Sensitivity Review (attached) has been undertaken by Paul Gray Landscape Architects in order to consider the conclusions drawn on the site and wider landscape parcel within the LUC assessment.


3.9 The Walsall Landscape Sensitivity Assessment, undertaken in support of the plan, is not considered to be sufficiently detailed for each of the sites assessed within the plan to be considered a robust assessment upon which to base an assessment of landscape sensitivity of each individual site, and in particular the Bloor site at Stencils Farm. The major flaw in the assessment relates to the fact that the assessments were undertaken based on extensive parcels of land which contain areas of land with varying landscape qualities and sensitivities. Where areas of higher landscape sensitivity exist within a larger parcel of less sensitive land the higher landscape sensitivity scoring has been applied as a blanket grade rather than the larger parcel being considered in more detail.
This board brush assessment unfairly sterilises areas with potential for development.

3.10 The Bloor site represents approximately 14% of the total parcel of land assessed (Parcel BL32) in the LUC, and there are multiple landscape attributes with varying degrees of sensitivity within the wider parcel. The site itself having been considered in detail in the assessments undertaken by Paul Gray Landscape Architects demonstrate that the landscape sensitivity score for the site itself (and not the wider parcel of land) should be


landscape and visual sensitivities beyond the site boundaries and should be re-scored for its landscape sensitivity and accordingly should be allocated for residential development.

3.11 The oderate high rating attributed to the site in the Site Assessment must have been based upon sensitive areas within the wider parcel of land such as the Rushall Hall Scheduled Monument and Conservation Area, Park Lime Pots Local Nature Reserve, Daw End Railway Cutting SSSI and the canal corridor. The sensitivity grading of the site is therefore not reflective of the finer granular nature of the wider character area which means it usefulness and effectiveness as a tool to inform an assessment is obviously flawed and does not provide an appropriate evidence base for making decisions on site allocations.

3.12 It is of significant concern that this blanket scoring has been carried through to the



the small scale field pattern which contributes to the settlement setting of Walsall, made up of a large scale field pattern, with the smaller more intimate fields being located within the wider landscape parcel, in particular in the area to the north and east of Daw End Branch Canal which is outside the site and the attributed landscape sensitivity score is incorrect.

3.13 In addition, notwithstanding any difference of professional opinion that may persist on landscape impact and our view that the Site Assessment is flawed for the original proposal an updated LVIA (Landscape + Visual Appraisal Addendum October 2021) considers the landscape impacts of a reduced development site and how a reduced quantum of development could robustly address the concerns (albeit in our opinion unfounded) raised in the LUC assessment.
4. The overall housing need within the Black Country



4.1. The Plan identifies an overall housing need of 76,076 homes across the four councils that make up the plan for period up to 2039. The plan acknowledges that there is an inability to accommodate that need over the plan period within the existing built-up area. More specifically, it is our submission that there is a significant housing shortfall of at least 38,469 as evidenced in the Black Country Urban Capacity Review Update (May
2021) prepared by Barton Wilmore on behalf of Bloor. There is, as a consequence, a recognised need and urgent requirement to release land from the Green Belt to meet



4.2. In is notable that this shortfall up to 2039 has increased significantly in the last two years by 10,000 homes. This is as a result of abandoned housing allocations on occupied employment sites and the increase in housing need in Wolverhampton as a result of the new standard method (Wolverhampton being subject to the 35% uplift). The identified shortfall over the plan period has now risen to exceed 50% of the total housing need for the area. The latest Urban Capacity Review confirms this.

4.3. A key aim of the Black Country Plan must be to meet all of the housing need within the Black Country. This will necessitate the development of sites which are currently in the Green Belt.

4.4. The exportation of homes to meet this identified to other local authorities within the HMA should be a last resort. It is of great concern therefore that the emerging spatial strategy is underpinned by a desire to export 28,239 homes (37% of overall housing need) over the plan period to other authorities within the GBBCHMA, with little or no certainty at this stage that the delivery of these houses elsewhere is feasible.

4.5. We consider this to be an unsound basis on which to make a plan. Notwithstanding the fact that the plan should be meeting its housing need in full within its own administrative area, relying on other authorities to deliver such a significant proportion of the Black



4.6. The Black Country is at a critical point in its plan making process and we submit that given the scale of the unmet need and the inherent difficulties that are faced in exporting the delivery of homes to other plans, the Black Country Plan needs to revisit its spatial
strategy to ensure that it meets its own housing in full. This will require the identification of further sustainable, Green Belt sites.

4.7. It should also be noted that 28,239 homes which the plan fails to plan for represents further unmet need within a housing market area within which there has, in the recent past, been a significant level of recogised unmet need arising out of Birmingham City (circa 37,000 homes). Question marks remain over how robustly that need has been met to date.

4.8. We eagerly await an updated position statement in terms of housing need and supply in relation to the whole Greater Birmingham and Black Country Housing Market Area (GBBCHMA) following the 3rd position statement (3PS) published in July 2020., Without this it is difficult to accurately ascertain exactly what the shortfall in delivery is and how much of the
delivered elsewhere within the GBBCHMA within the plan period. In addition, we consider that there is currently a lack of robust evidence to support the actual unmet need in the GBBCHMA (noting that the Black Country shortfall identified above is likely to be the most up to date and increases the shortfall identified in the 3PS for the Black Country by over 30%). It is critical that the overall unmet need is identified and addressed over a consistent timeframe.

4.9. It is also important to note that the contributions from other Local Authorities in the GBBCHMA in order to meet the needs of the Black Country (and Birmingham) are unlikely to increase by any significant extent above the contributions set out in the 3PS. Indeed, the contributions are more likely to decrease. An example of this is contribution which has decreased from 4,000 in the 3PS to 2,665 in their Regulation 19 draft plan. In addition, this plan s Duty to Cooperate Statement (July 2021) also identifies that Cannock are now likely to contribute homes at the lower end of the 500 2,500 range suggested in the 3PS, with a figure of 500 confirmed in their Preferred Options (February 2021).

4.10. The Duty to Cooperate Statement (DTCS) identifies what we consider to be a best-case scenario for the delivery of new homes against the exported need. The DTCS identifies potential (not secured) contributions to the shortfall across the whole GBBCHMA of
14,750 homes.

8,000. These offers and potential contributions relate to meeting the needs of both the Black Country and Birmingham and whilst the DTCS identifies that apportionment of these contributions is to be addressed during and after this Regulation 18 consultation
it remains that there will inevitably be a significant shortfall over the plan period in particular across the Black Country.

4.11. In light of this certain significant shortfall, it is our opinion that more sites that are confirmed as deliverable should be allocated within the plan (including the Bloor site), and that greater flexibility should be provided in the plan itself in order to make up some of this inevitable shortfall. This is accepting that the unmet need will never be fully met by the other Local Planning Authorities in the HMA. This plan needs to grapple with the issue of this significant unmet need and find ways to deliver more homes.

4.12. Whilst housing need and supply is a moving feast, the housing requirements for the Black Country will undoubtedly increase whereas actual delivery will in all likelihood decrease as the plan moves towards adoption. A more innovative and holistic view of the supply and delivery of the homes that the Black Country needs, must be adopted. In simple terms additional sustainable and deliverable sites within the Black Country must be found. The Bloor site meets these requirements.
5. Delivery from proposed allocations;



5.1. It is clear that the overwhelming housing need in the Black Country has resulted in the need to ensure the best use of land, but it is our opinion that the housing numbers proposed on a number of the allocated sites are unrealistic even considering the discounts applied to these sites as described in the justification to Policy HOU1.

5.2. Whilst the general principles behind the requirements of Policy HOU2 are supported, to ensure that appropriate housing densities are delivered in sustainable locations we are concerned that the densities proposed on a number of the proposed allocations have failed to consider the individual circumstances of each site. Rather a density of 45 or 35 net dwellings per hectare (dph) has been applied without proper consideration of the site constraints and as such, the number of homes to be delivered across the proposed allocations will not be as great in reality as the capacities indicated in the plan.

5.3. It is clear that as a consequence of the critical delivery and capacity issues facing the Black Country there is a need to consider all options, including increasing housing densities across the plan area. In all likelihood however, on the majority of allocated sites which are on the edges of the urban area, a substantial increase in density is unlikely to be achievable based on individual site characteristics, constraints and market demand for family housing

5.4. The Black Country Urban Capacity Review Update (May 2021) when assessing the potential to increase densities across the area acknowledges that character constraints such as listed buildings, conservation areas and existing local character/density reduces typical density to around 15-25 dph. The following table highlights some of the areas of concern in respect of the proposed densities which are likely to reduce the level of actual housing delivery on a number of the proposed allocations:

Table 1: Density and known constraints

[Headings:] Policy (SA Reference) / Proposed Density (dph) / Known Constraints

WSA1 (SA-/At least 35/SLINC, surrounding low density character, retention of exisitng buildings, site originally proposed at 15 dph.
0022-WAL)//
WSA2 (SA-/At least 35/

character.
0048-WAL)//
WSA3 (SA-/At least 35/Surrounding low density character.
0034-WAL)//
WSA4 (SA-/At least 35/Listed Buildings on site, SLINC, surrounding low density character.
0014-WAL)//
WSA5 (SA-/At least 35 and Site Assessment identifies 45/surrounding low density character.
0030-WAL)//
WSA6 (SA-/At least 35/SLINC (whole of the site), existing field patterns, surrounding low density character.
0012-WAL)//
WSA7 (SA-/At least 35//landscape/sensitivity,
0078-WAL)//Arboretum impacts//
WSA8 (SA-/At least 35 and Site Assessment identifies 45/Conservation Area, Listed Buildings, visual prominence and topography.
0017-WAL)//


5.5 located sites were to reduce by even 5 dwellings per hectare this would see an overall reduction in numbers across the allocations of over 800 dwellings. This further adds to the need for additional sites to be allocated for development in the plan.
6. Wider spatial planning for the Greater Birmingham and Black
Country Housing Market Area;


6.1. When considering the t is important to highlight that the Green Belt is a spatial planning land typology of and not a landscape designation. To that end it is important to consider the proposed allocations in the plan spatially in relation to the wider housing market area (HMA) and not just where they are bound by the administrative area of the plan.


6.2. Spatially it is clear that the delivery of new Green Belt sites is heavily weighted to Walsall.

However, the Site Assessments for a number of the proposed allocations located on the on the edge of the plan area have failed to fully consider their wider spatial and landscape impacts. Indeed, a number do not appear to have been appropriately considered in relation to the settlements beyond the Black Country boundary or their landscape impact beyond the Black Country boundary. Rather, they have been allocated based on historic administrative boundaries. This plan represents the opportunity to develop sites which can be developed more comprehensively, which would represent proper spatial planning

6.3. To this end, it is our opinion that appropriate sites that can be sustainably planned as a whole within the plan area, rather than relying on development in neighbouring authorities should be given greater weight than appears to be the case in the plan. This is certainly the case for the Bloor site, which follows the settlement pattern of the area and can be wholly planned and defined within the Black Country area.

6.4. When considering the somewhat questionable location and boundaries to sites on the edge of the plan area such as the proposed allocations under policies WAS4, WSA1, CSA1 and CSA2, the plan and its policies do little to consider the wider spatial or landscape impacts of developing these sites and appear to reduce the weight given to high (and moderate-high) levels of Green Belt and landscape harm in these areas favoring its central area.

6.5. The plan identifies the development of a network of Neighbourhood Growth Areas are proposed to be released from the Green Belt in sustainable locations. However, given the identified infrastructure requirements on each of these sites (noting that no fewer than 7 new Health Centres
are required by the allocating policies) it is our submission that these areas should be planned more holistically to ensure that wider benefits ensue from these allocations and that the delivery of the necessary infrastructure is actually viable and will be delivered where there is a proven need. To this end the term NGA, which is, by any other name, a housing allocation should be widened to provide for coordinated growth in areas where there is an identified need (or deficiency) of services and sites allocated in order to provide for both the much needed new homes but also new services and facilities.

6.6. The Bloor site for example, combined with the proposed allocation on the southern side of Aldridge Road (WAS7), provides such an opportunity. Co-ordinated education facilities, a local centre incorporating a Health Centre and Foodstore would provide for the needs of both sites and meet deficiencies already evident in the local area. The allocation under WAS7 being for only 592 dwellings is unlikely be able to viably deliver infrastructure requirements of the policy i.e. a new primary school and local health centre. Increasing the growth within this wider area which the council consider suitable for sustainable development is an appropriate mechanism for securing the required housing growth alongside new shared and sustainable infrastructure.
7. The Site Assessments



7.1. The Site Assessment Report: Assessment and Selection Methodology and Results (August 2021) (SAR) paper is part of the evidence base which informs the plan. It draws including the
Sustainability Appraisal of the Black Country Plan (Lepus Consulting June 2021 and

July 2021 versions). It is by consequence the main document which appears to have


justification for its spatial strategy.



7.2. The assessment undertaken is a multi-stage one. In simple terms, sites which progressed removed were then subject to more detailed site assessment against a range of criteria grouped under the headings: Green Belt and landscape sensitivity; Environmental; , amber, and
The Bloor site passed the initial filter stages and is not . For the avoidance of doubt, a red score is negative and green positive. It is not clear from the assessments or the published methodology what weight is given to each of the scoring criteria. The following section considers the Bloor site alongside a number of the proposed allocations under each of the wider headings.


Green Belt and landscape sensitivity


7.3. This element of the assessment is based on the Black Country Landscape Sensitivity

Assessment (LUC September 2019) and the Black Country Green Belt Study - Stage 2

Report (LUC September 2019). The SAR identifies that sites considered in the assessment as being likely to cause very high harm to the remaining Green Belt and where landscape sensitivity is likely to be moderate-high or high, have been considered




7.4. The Bloor site scores very high in terms of its Green Belt harm and moderate-high in terms of its landscape sensitivity and it is assumed that this is the main reason for it
.
7.5. In comparison, it is noteworthy and a cause of significant concern that a number of allocated sites score the same in terms of harm against these same criteria as the Bloor site (see Table 2 below) begging obvious questions around the fairness and robustness of the Site Assessment process especially in the context of such a significant housing shortfall. The SAR does go on to state that the Green Belt and Landscape assessments were based on larger parcels of land, and where the Council consider that a smaller site is judged to result in a lower level of harm, the level of harm has been downgraded as per the commentary in the table below.

7.6. It is our opinion that the landscape sensitivity rating for the Bloor site has incorrectly

- from the wider parcel, where the site itself

shoul Architects landscape evidence. These detailed assessments consider that the site as originally proposed (circa 700 dwellings) would not result in residual landscape effects beyond moderate significance, which is also the case for the reduced site. The Council has erred in not judging this site separately from the wider landscape parcel, as they have with a number of the proposed allocations as detailed in the table below. As our evidence shows if the Bloor site had been considered separately from the wider parcel the site would score better in the assessment of landscape sensitivity than a number of allocated sites and should have been considered suitable for development and allocated accordingly.

Table 2: Green Belt Harm and Landscape Sensitivity

Table 2: Green Belt Harm and Landscape Sensitivity

[Headings:] Policy (SA Reference) / Green Belt Harm / Landscape Sensitivity / Corrected Landscape Sensitivity Score / Comments

Stencils Farm/Very High/Moderate -/Moderate/The detailed comments
(SA-0066-WAL)//High//repeat the comments of the wider parcel assessment with no specific comments on the site itself.
Land north of/Very High/Moderate -/Moderate - High/Considered to have a high
Stonnall Road,//High//sensitivity based on its
Aldridge WSA3////topography (in places) and

(SA-0034-WAL)////its strongly rural and
////undeveloped character.
/////Overall conclusion
/////considered the site to have

limited visual impact due to
/////surrounding uses and
/////topography.
Calderfields/Very High/Moderate/-/Moderate - High/The comments note that
West WSA7//High///the site may have to be
(SA-0078-WAL)/////reduced to minimise impact
on the Green Belt and landscape sensitivity. No
/////explicit mention of this
/////within the allocating policy.
Land between/Very High/Moderate/-/Moderate - High/The fact that the assessed
Doe Bank Lane//High///parcel is larger than the
and Aldridge/////proposed site is noted as is
Road WSA8/////mention of the edge to
(SA-0017-WAL)/////Pheasey being more open

and forming a hard edge
/////which is considered to
/////reduce the landscape
/////sensitivity to less than
/////moderate-high or high.

Comments on the proposed allocations detailed above


7.7. WSA3 Land north of Stonnall Road, Aldridge: In terms of Policy WSA3 (Land north of Stonnall Road, Aldridge) the assessment appears to miss the conclusion to the Landscape Sensitivity Judgement. That is, the land to the north of the golf course (which includes the site) is considered to have a slightly higher (than moderate-high) sensitivity to residential development, and views of the site are considered to have sensitivity to development by virtue of the open views of the site. This assessment runs contrary to the conclusion of the SAR which considers the site to have limited visual impact due to surrounding uses and topography.


7.8. WSA7 Calderfields West: In reaching a judgement on the allocated site directly to the south of the Bloor site, WSA7 (Calderfields West), rather than disagree with the level of harm in the assessment, the SAR merely identifies the fact that the site area may need to be reduced. It does not appear that the same level of flexibility has been given to the Bloor site in undertaking these assessments, and we are happy to consider suggestions
by the Council which appear to have been missed for our site but forthcoming on a number of allocations including WSA7 which is immediately adjacent to the Bloor site with the same landscape and Green Belt harms ratings. In simple terms, if the landscape and Green Belt harm ratings are the same for this site which is adjacent to the Bloor site, and there are no other gateway constraints identified by the council, then there is no objective or evidence based reason to not allocate the Bloor site.

7.9. WSA8 Land between Doe Bank Lane and Aldridge Road: The assessment for site WSA8 (Land between Doe Bank Lane and Aldridge Road) is considered to underplay both the local and wider sensitivity of developing the site. The small-scale fields to the southeast between Doe Bank Lane and Birdle Lane are considered to have a higher sensitivity to development as detailed within the Landscape Sensitivity Assessment, with the Great Barr Conservation Area and Grade II Listed Buildings also identified as having higher sensitivity to development. The site contributes to the rural gap between these settlements. Large scale development would disrupt the small-scale field pattern, particularly to the east of Doe Bank Lane, which provides a rural and open backdrop to Streetly and Pheasey.

7.10. Instead, the SAR appears to concentrate on a small comment on the Landscape Sensitivity Assessment which is that the settlement edge of Pheasey becomes more open, forming a hard edge. This comment is not considered to relate to the draft allocated site, it is more a comment on the existing development on the western side of Doe Bank Lane. In terms of Green Belt harm the assessment is accepted that is, the development of the site would result in a very high level of harm and the site currently preserves the separation of Streetly and Pheasey as set out in the assessment which would be entirely lost by the development of the site. Correct consideration of the Landscape Sensitivity Assessment undertaken would not see the site proposed for allocation.
Environmental


7.11. The environmental assessments undertaken are generally accepted in relation to Stencils Farm (the Bloor site), but it is necessary to highlight what appears to be a contradictory statement made in relation to the impacts on visual amenity (which includes impact on adjacent land users and local character) insofar as this assessment comments West. The limited leisure uses to the South contribute to a rural character which would be lost if the site was developed. Limited impact on nearby residential outlook due to the orientation of houses. For these reasons there would be a significant local impact, due to the topography and surrounding development there would be a limited wider impact. This conclusion is welcomed as a site-specific assessment rather than the wider landscape harm identified when a larger parcel of land was assessed under the Landscape Sensitivity and Green Belt assessments. Nevertheless, the site scored red in this assessment which would appear to be an incorrect score based on the observations made in the assessment. This view is further evidenced in the Paul Gray Landscape Architects landscape evidence appended to this submission.


7.12. A number of the proposed allocations also score red in this assessment namely WSA2, WSA4 and WSA5. The table below considers the Bloor site against sites proposed for allocation which also score red in the assessment and proposed allocation WSA8 which scores amber. However, in our opinion, WSA8 should score red due to the significant local impacts identified. In addition, we disagree than the wider impacts would be reduced to such an extent that it performs better than the Bloor site in this element of the assessment.

Table 3: Impact on Visual Amenity

[Headings:] Policy (SA Reference)/Impact on Visual Amenity/RAG Score/Corrected RAG Score/Assessment Comments

Stencils Farm///Large open site prominent from
(SA-0066-WAL)///Aldridge Road and Open Space to the

North West. The limited leisure uses to
///the South contribute to a rural
///character which would be lost if the site was developed. Limited impact on
///nearby residential outlook due to the
///orientation of houses. For these
///reasons there would be a significant local impact. due to the topography and surrounding development there would be a limited wider impact.
Land at Vicarage Road, High Heath WSA2 (SA-0048- WAL)///Significant impact on visual amenities

from existing dwellings and users of
///PROW. Existing semi-rural character
///lost. Location close to existing
///development and favourable
///topography limits wider harm
Yeildsfield Farm///Strong local impacts by residents and
WSA4 (SA-0014-///users of the highway. Landscape
WAL)///design could mitigate this impact. The
site would be seen some distance away on Stafford Road. Semi-rural
///landscape lost and the visual
///separation between Bloxwich and
///Great Wyrley reduced. On balance mitigation can be achieved though sensitive design and mitigation.
Land at Yorks///The canal is a barrier between Pelsall
Bridge WSA5///and the rural character, any
(SA-0030-WAL)///development beyond the canal will have a significant detrimental impact on the visual amenities of the canal and local occupiers. Flat topography results in a moderate wider impact.
Land between///Significant local impact from residents

who face the site (on three of four sides). The site is level with Queslett Road and it is considered that this impact would reduce any wider visual impact.
Doe Bank Lane///
and Aldridge///
Road///

7.13. The assessments in the main identify significant local harm, and whilst the weighting in the final scoring of sites from this part of the assessment is unclear, it remains in our opinion that the Bloor site performs much better in this assessment that a number of the proposed allocations.


Economic



7.14. The main area of concern within the Economic section of the SAR relates to the inconsistency with which the Highway a




7.15. More specifically, the individual site assessments identify that 7 of the proposed allocations have not been appropriately assessed for their impacts on the wider highway network which raises concerns as to their deliverability. In addition, the consistency with which these constraints are identified within the assessments vary in terms of their RAG score, specifically relating to the impact on the wider road network. The RAG scoring for Highway Access and Transportation relates to the following: Red = Access constraints
/ severe highway safety impact which cannot be viably overcome; Amber = Access constraints / highway safety impact which can be viably overcome; Green = No / negligible access constraint. The table below highlights a number of anomalies / questionable scoring.

Table 4: Impact on the wider road network corrected RAG scoring

[Headings:] Policy (SA Reference)/RAG Score/Corrected RAG Score/Comments

Stencils Farm

(SA-0066-WAL)///Impact assessment of highway

capacity required.
Home Farm, Sandhills WSA1 (SA-0022-WAL)///No assessment of the capacity

of Chester and Lichfield Road undertaken.
Land north of Stonnall Road, Aldridge WSA3 (SA-0034-WAL)///Highway impact assessment

required to fully assess what infrastructure works required.


7.16. When considering the proposed corrections in the RAG scoring it is important to highlight the scoring from comparable allocations where similar identified constraints score amber rather than green as tabulated in table 5 below:

Table 5: Impact on the wider road network appropriate RAG scoring

[Headings:] Policy (SA Reference/RAG Score/Comments

Land at Vicarage//Likely significant wider impacts
Road, High Heath//identified and a requirement for a
WSA2 (SA-0048-//traffic impact assessment identified.
WAL)//
Land at Yorks//A highway impact assessment is

required.
Bridge WSA5 (SA-

0030-WAL)//
Land off Sutton//Could be wider impacts which may

need to be assessed
Road WSA6 (SA-

0012-WAL)//
Calderfields West//Housing numbers proposed are likely
WSA7 (SA-0078-//to require a Highways Impact
WAL)//Assessment.
Land between Doe//Surveys would be required to assess

impacts.
Bank Lane and//
Aldridge Road//
WSA8 (SA-0017-//
WAL)//

7.17. It is unclear how proposed allocation WSA2 with its red score i.e. there is a very substantial negative effect that is unlikely to be capable of mitigation in terms of its impact on the wider road network has been allocated for development without certainly that the network can accommodate the development.


7.18. Stencils Farm (the Bloor site), scored red in the same assessment with a simple comment that an impact assessment of highway capacity is required. This is even when a site accessed from the same road (Aldridge Road) proposed as an allocation (WSA7) scores amber. This is clearly an error that requires correcting and removes another of

Social



7.19. The scoring in this respect is generally accepted. However, there appears to be an error in the scoring for all sites albeit the comments clarify the scoring. The methodology for access time, which details the times identified will be walking times for access to primary schools only with other times being public transport times. As such the site should only score red for the walking times to a primary school (noting that a primary school is proposed on the site which would overcome this minor shortcoming of the site) and not for access to a GP/Health Centre/Walk in or Centre/Foodstore.


Conclusion on the Site Assessments



7.20. Having regard to these significant assessment anomalies it is asserted that the site should not have been discounted for housing development. With corrected assessment scores as detailed above the site scores at least as well if not better than the sites proposed for allocation under policies WSA3, WSA7 and WSA8 in terms of landscape sensitivity, better than proposed allocations under policies WSA2, WSA4, WSA5 and WSA8 in terms of visual amenity, and better than proposed allocation WSA2 and equal to WSA1, WSA3, WSA5, WSA6, WSA7 and WSA8 in terms of impact on the highway network. Proper consideration of the Bloor site within the Site Assessments would see the site allocated, which raises serious questions about the robustness and fairness of

8. Conclusion and case for allocation of the site.



8.1. The inability for the existing urban areas of the Black Country to accommodate the housing need arising over the plan period is fully acknowledged and the case for Green Belt release fully accepted by the Black Country Authorities. Bloor welcome this stance.


8.2. Of great concern however is the fact that despite some Green Belt release to deliver new homes, the Plan falls a long way short of delivering sufficient homes to get anywhere close to meeting the identified housing need.

8.3. We submit that basing a plan on the non-delivery of almost 30,000 homes and the expectation that the wider housing market area can and will deliver them is an entirely unsound strategy. This is particularly so in the context of a HMA which has struggled with the legacy of significant unmet arising from Birmingham City in the recent past and where question marks remain over the successful absorption of those homes amongst neighbouring authorities.

8.4. We submit that the plan should meet its housing need in full and that if Green Belt release is fully accepted as mechanism to do this, then there is further capacity within the Green Belt to allow additional homes to be delivered within the Black Country.

8.5. The Bloor site represents additional capacity in a sustainable location where the



allocation WAS7.


8.6. We contend that any landscape harm identified is not of a sufficient magnitude so as to prevent the allocation of the site in full. Nevertheless, Bloor remain committed to exploring options for a lesser quantum of development on the site in order to overcome any landscape concerns that the council may perceive. We note that such flexibility has been extended to other allocations.

8.7. There are no substantive reasons not to allocate the Stencils Farm site which can be delivered in the early years of the plan.

----------------------- EXECUTIVE SUMMARY ENDS ------------------

[Attachment: Vision Document]

Contents

Executive Summary Page 03

1.0 Introduction Page 07

2.0 Creating a new Gateway & Garden Suburb Page 11

3.0 Planning Policy Background Page 23

4.0 Working with the Site Page 27

5.0 Creating a New Neighbourhood Page 41

6.0 Summary Page 51



EXECUTIVE SUMMARY
Purpose
This Vision Document has been prepared on behalf
of Bloor Homes by a professional, multi-disciplinary
team in support of the land at Stencils Farm, Walsall
n recognition Of the work which is being undertaken
by the respective Black Country Authorities to review
the Black Country Core Strategy and with it the
acknowledged need to release a significant quantum
of land from the Green Belt in order to deliver additional
houses within the Black Country, this document
considers the suitability Of the land at Stencils Farm
for residential development It advocates its release
from the Green Belt so as to assist in meeting these
identified housing needs
The primary purpose ofthis documentis to demonstrate
the site is suitable to be released from the Green
Belt having regard to the purpose it serves and by
consequence, that the site is suitable and available
to deliver a significant quantum of homes to meet the
need which is identified across the Black Country
To this end, it supports the Call for Sites submission
which has already been made to the Review; this site
being identified as No 125, 'Land at Stencils Farm,
Aldridge Road, Walsalll The document builds on the
previous work which has been presented previously
The purpose Of the statement is therefore fully aligned
with the acknowledged commitment by the Black
Country Authorities (BCA) to undertake a full Green
Belt review so as to enable the identification and
allocation of new sites to meet the acknowledged
residential need as part Of the preparation Of its Core
Strategy review
The site at Stencils Farm represents a logical and
sustainable extension to Walsall on its eastern edge,
contiguous with the existing settlement boundary and
within close proximity to existing services, employment
opportunities and public transport links
The following sections of this document set out the
site specific approach to creating a sustainable and
deliverable residential led development at Stencils
Farm Ultimately, it is a development which works
with the existing landscape form, takes full account
of the site's existing features and is therefore truly
responsive to its context
Through this process we will demonstrate Bloor
Homes' credentials as a developer that is sympathetic
to the environment and the communities in which it
works and that the site at Stencils Farm represents
a logical, sustainable and deliverable one which it is
entirely appropriate to release from the Green Belt
Ultimately it is a development which will create a
thriving community and will be a positive asset for
Walsall Borough and the Black Country more generally
Bloor Homes looks forward to continuing a constructive
dialogue with the BCA and is committed to promoting
the land at Stencils Farm through future stages of the
Core Strategy Review process
Headline Benefits
Key benefits of the proposed scheme include the
delivery of:
• approximately 700 market and affordable homes
with a range Of housing sizes and tenures to help
meet the demand for new housing in the area;
• new areas of public open space;
• a new two form entry primary school
• a new Local Centre;
• a development which respects the adjoining
neighbours in terms Of providing landscape buffers
between existing and proposed homes,
• a sensitive, high quality green infrastructure network
that maintains and improves the wildlife corridors
and biodiversity in the area, whilst maintaining much
Of the existing planting, hedgerows and trees; and
• a development which works with the existing
constraints to ensure that the purposes of the
retained Green Belt are strengthened, notdiminished
by creating this new sustainable urban extension

1.0 INTRODUCTION
[Page 8] Figure 01:01 Site Location Plan
11

111

Backdrop to the Stencils Farm Vision

Work is now well underway towards the preparation

of the Black Country Core Strategy Review which will

take the plan period to 2036 The Issues and Options

have been published and the Council are, at the time

of writing, undertaking the work necessary to produce

a Preferred Options Document Publication of this is

expected in the Autumn of 2019

The May 2018 Black Country Urban Capacity Review

confirms that the Black Country and South Staffordshire

Strategic Housing Market Assessment 2017 housing

need (2014 to 2036) is 78,190 homes The total

confirmed supply for the same period however is just

60,377 homes

There is therefore an acknowledged supply shortfall

for the plan period 2014 to 2036 Of some 17,813

homes based on local objectively assessed need It

is acknowledged that the shortfall drops slightly to

17,263 when using the government's new proposed

standardised methodology

Added to this shortfall is a further 3,000 homes

on account Of the BCA's stated commitment to

accommodate a share Of the unmet need from

Birmingham City Council Thus, the total acknowledged

shortfall across the Black Country is 20,813 homes for

the plan period 2014 to 2036 (using local objectively

assessed need)

The May 2018 Black Country Urban Capacity Review

confirms that despite reviewing the additional potential

housing numbers through a series Of structured

assumptions based around density and windfall sites,

the amount of homes that cannot be accommodated

within the existing Black Country urban areas remains

significant

Given the urban areas within the Black Country are, for

the most part, contained by the West Midlands Green

Belt, the Urban Capacity Review concludes that the

exceptional circumstances needed to trigger a Green

Belt review in the Black Country in order to meet both

housing and employment needs are met.

As a consequence, the BCA have issued a fresh cal

for sites and with this the acceptance that sites within

the Green Belt will need to play a significant role in

meeting the BCAs housing requirement over the

Review plan period

Bloor Homes are confident that this site, which adjoins

the eastern edge Of Walsall and is contiguous with the

existing residential development is a logical, highly

sustainable and therefore obvious candidate for site

allocation in the Core Strategy Review

1.9

The Site

The site which currently comprises agricultural land

split into a series Of fields, extends to approximately

37 8 hectares and is irregular in form The land gently

rises from the northern and southern edges to an

elevated central area The greater part of the western

boundary abuts existing residential development,

fields abut the remainder of the site to the west/north

west whilst the Daw End Branch canal defines the

north/north east edges

1 10 The southern edge of the site is contained by the A454

Aldridge Road, which for almost the full length of the

site's southern edge is dual carriageway and includes

a traffic island which provides access to Calderfields

Golf Club and the Dilke pub/restaurant which are to

the south

Bloor Homes currently controls the land as illustrated in

the Site Location Plan (Figure 01:01 ) and is committed

to the delivery of a high-quality, contextually responsive

and comprehensive residential-led scheme providing

much needed new housing and community facilities

for the local area

1 12 As we go on to discuss in this document, the site


2.0 Creating a new Gateway & Garden Suburb


• the foundations on which Garden Cities are founded;

• how current best practice (New Urbanism) has

delivered recent schemes which have a similar

ethos;

• and, thus how those principles need to be updated

and renewed-

The following narrative addresses the above bullet

points in order to aid our informed development Of the

masterplan for Stencils Farm

Evolution of the Garden City

2 10 Garden Cities were initially

A New Sustainable Urban Extension

2 1 Bloor Homes wishes to work closely with the BCA and

other key stakeholders, including the local community,

in order to deliver a comprehensively planned

development Of the highest quality at Stencils Farm

This site will create a new sustainable urban extension

in the form of a Garden Suburb The development

shall flow with the existing topography and respect the

existing landscape features to create a 21st Century

Garden Suburb on the north eastern edge Of Walsall

2 2 n response to the local policy setting Of the Green

Belt and the need to ensure a strong green gap is

preserved between Walsall and Aldridge, a Garden

Suburb with green credentials and high quality design is

proposed With this in mind, this chapter demonstrates

the thorough understanding and appreciation Of the

above requirements and the need to ensure that the

use of Garden City principles delivers a site specific

response in terms of a strong Vision and robust set of

development principles in order to inform the design

process-

2 3 This chapter clearly sets out the factors which need to

be incorporated and considered in the development of

the design philosophy, Vision and principles to ensure

it delivers a sustainable, contemporary, high quality

21st Century Garden Suburb-

Developing the Design Philosophy

24 The client and design team have spent time

considering the design philosophy that should

underpin the masterplan The site already has

a strong Green Infrastructure network within and

around it A sympathetic approach to development is

required, working with the grain Of the landscape The

following paragraphs therefore set out the evolution Of

the design philosophy which we have developed to

underpin the masterplan

e•SCAPE Urbanists has followed a 'landscape led'

masterplanning approach, whereby the existing site

features, topography and general flow of the landscape

and surrounding context govern the form and scale of

the development.

This approach is as much grounded in 'New

Urbanism' as any other New Urbanism in itself calls

on a rediscovery Of walkable neighbourhoods and

the priority of walking, cycling and public modes of

transport over private motor vehicles. The approach

thus allows streets to be taken back by communities

as social spaces, as opposed to domination by the

car

New Urbanism and its various off-shoots , appropriately

have their roots in the Garden City Movement of the

early 20th Century With the resurgence in interest

in Garden Cities, Towns, Suburbs and Villages and

the principles they advocate, the Government has

promoted the identification and delivery Of sites

across the country e*SCAPE Urbanists is working

on two nationally recognised Garden Villages, one in

Cheshire East and the other in Knowsley, Liverpool

These new Garden Cities, Towns, Suburbs and Villages

Will not be a slavish mirroring Of the previous centuries

Garden Settlements, but a contextual and site specific

reinterpretation of the Garden City approach, which

would pull together the best of the tradition, along

with lessons learnt from the last 10 to 15 years of

the 'Urban Renaissance' in the UK Thus creating

principles which enables an exciting, vibrant and new

settlement or neighbourhood to develop Such an

approach should advocate working with the grain of

the landscape in which it sits, create a place which

is not over-dense and places homes and facilities

Within a green environment In order to deliver a New

Garden Suburb we needed to understand:

211

conceived by Sir Ebenezer

Howard in 1898 and then

refined and applied to new

suburbs by Raymond Unwin

around 1909-1912

Unwin is clear that before any

design work is undertaken e_,

a full understanding of the

context, history, character

and site must be undertaken

to influence and guide development Unwin takes

Howard's somewhat rigid development forms

and creates more organic and site specific layout

responses, as is seen in his masterplan for Hampstead

Garden Suburb This site specific approach is also

seen at Welwyn Garden City (by De Soissons), where

the orientation of the main vista was aligned with three

ancient oaks

"TheGardenCity:Amoreharmonious

combination of city and country,

dwelling house and garden. '

is well-related to the existing settlement, contained

on all sides by the existing settlement edge (to the

west), the canal (to the north and east) and the A454,

Aldridge Road (to the south) A Garden Suburb style

development at this site would be a logical sustainable

urban extension, if sympathetically designed


2 12 The Town and Country

Planning Association (T CPA),

formerly the Garden Cities

Association has produced a

numberofpublicationsrecently

promoting the rediscovery of

the Garden City concept, in

terms Of spatial and layout

planning 'Nothing gained by

ETCHWORT

overcrowding' and 'Creating

Garden Cities and Suburbs

today' not only celebrate

Howard's and particularly Unwin's approach to new

settlement/suburb design, but re-publishes Unwin's

original pamphlet and then seeks to update and

modernise the underlying principles they advocate

2 13 This promotion of the Garden Settlement, as a

sustainable approach to development, has been taken

on board and encouraged by national government

at the highest levels and recognised in the Nationa

Planning Policy Framework (NPPF, paragraph 72,

bullet point c) It should be noted that those original

Garden City Design Principles still hold true and that

the challenges they faced then; meeting housing

shortages, generating jobs and creating beautiful and

inclusive places are still as relevant now, although they

are joined by globalised markets and climate change

2 14 Garden Cities, Towns and Villages provide the

opportunity to address sustainable transport, low

carbon housing, local food sourcing and some form

Of community governance Whilst the Garden Village

should create a new settlement, with its own unique

character and be identifiable as something different,

it should also be welcoming, connect out to the

wider area and be highly permeable and accessible

to residents Of the existing local settlements, a

sustainable resource for all

2.0 Creating a new Gateway & Garden Suburb

Precedent & Best Practice

2 15 The formulation of the design principles should not

be worked up using theories and hypotheses, but

grounded in the real world by exploring best practice

With this in mind the design team has undertaken

a review of UK based successful modern urban

developments, that are located in similar situations,

in order to see how their approaches could be used

to inform the best practice approach at Stencils Farm-

2 16 A short case study review has been undertaken Of the

proposed development at Deanslade/Lichfield South,

Lichfield and the currently being built developments at

Upton, Northampton and Poundbury, Dorset as three

successful , but very different Urban Extensions, which

align with Garden City/New Urbanist development

approach

2 17 Summarised case study information is provided in the

following paragraphs

Case Study 1: Deanslade/Lichfield South,

Lichfield

2 18 Although conjoining the existing southem urban edge

of Lichfield and therefore forming more of an urban

extension, taken together these two developments,

which sit adjacent to one another and which form

strategic allocations in Lichfield's current plan will,

when developed, comprise some 1 ,OOO homes

and associated community facilities employing key

principles from the garden settlement movement

2 19 The combined allocation serves as a particularly useful

example to draw on not only because Of its relative

proximity in geographical terms to Stencils Farm

(just 7 miles as the crow flies) but more importantly

because of the key similarities that exist between the

two sites; both in terms of physical context and design

approach

2.20 Physical Context: Principally, the main parallel to

be drawn between Deanslade/Lichfield South (for

ease hereafter referred to as Lichfield South) and

Stencils Farm is the fact that both sites occupy Green

Belt locations (or rather Lichfield South did before its

al location for residential development within Lichfield's

Local plan Strategy and consequential removal from

the Green Belt)

2 21 When preparing its current plan (2008-2029) Lichfield

2 22

District Council found itself in a similar position to that

which the BCA find themselves in at present, namely

the pressing requirement to release Green Belt land in

order to meet its objectively assessed housing need

In a similar vein to the conclusions that the BCA have

already reached, spatially, LDC concluded that one

of the most sustainable locations to accommodate

housing growth within the district was on the edge of

Lichfield, particularly its southern side which enjoys

the best access to exlsting infrastructure and services

2 23 Like the major conurbations with the BCA, Lichfield's

southern edge is however constrained by the

Green Belt and thus in order to locate new housing

development in this most sustainable location, it was

necessary to remove a substantial quantum Of land

(some 83 5ha) from it

2 24 This need to locate new housing development in the

most sustainable locations in the district was key to

justifying the exceptional circumstances which are

required for Green Belt boundary alteration

2 25 AS set out previously, beyond this key overarching

point Of equivalence, Lichfield South shares a number

of other similarities with Stencils Farm which serve

to reinforce the appropriateness of its allocation for

residential development within the Black County Local

Plan Review.


2 26 By extending to the south of the city, the Lichfield

South extension will, when developed, reduce the

physical separation that exists between Lichfield

and the village of Wall which lies to the south west

Whilst the prevention of settlements merging is a key

purpose of the Green Belt, of particular note however

is the fact that the contours Of the site rise markedly

at its southern end thus preventing any inter visibility

between the two settlements

2 27 Consequently, there will be no visual indication of an

erosion of the separation that presently exists The

contribution that the site currently makes towards

checking sprawl and preventing the merging Of

settlements will be maintained

2 28 The land at Stencils Farm is no different in this respect

The land rises towards its northern extent which means

that when viewed from the A454 Aldridge Road, this

change in topography prevents any views beyond the

site itself; rending any views Of Aldridge impossible

2 29 The same is true when looking south toward the site

from the 84154 which lies beyond the site to the north

on the southern edge of Aldridge Views of the site are

not possible by virtue of the existing topography

2 30 By consequence, whilst the development Of the land

by existing physical features

2 32 Beyond the existing built form which lies to its north and

east and the elevated landform to the south, Lichfield

South is contained by Knowle Lane to the southeast

and Claypit Lane to the west. Similarly, there is strong

containment of the land at Stencils Farm by the Daw

End Branch Canal to the north/north east and by the

A454 Aldridge Road to the south

2 33 Furthermore, the containment would be strengthened

at both sites by the introduction of significant

landscaping enhancements to make the boundaries

concerned unquestionably defensible

2 34 AS far as the Green Belt and its recognised purposes

are concerned therefore, it is clear from the strong

parallels drawn in the preceding paragraphs that the

removal and allocation of land at Stencils Farm would

be entirely in accordance with recent best and local

practice for a development of a similar scale that has

been thoroughly tested, notonly through the Local plan

Examination in Public Process but a so subsequently

through the High Court

2.35 Key Development Principles: Driving the design of

Lichfield South is a need to place emphasis on the

physical and social integration of new development

with existing neighbourhoods so encourage the

widespread use of sustainable travel modes by

existing and new households to access local facilities

and the city centre The importance of the landscape

setting is key a determinant of the urban form and

development composition In addition, the concept is

founded on the fundamental need for improved east-

west connection through the southern part of Lichfield

City, and to accommodate a development designed

and built according to the principles of sustainable

development and good urban design

Figure 02:02 DeansIade,'LichfieId Smith Case Study Extract from the Lichfield

plan Strategy (200B - 2028) (1 of 3)

Figure 02:03 Deansladen_ir.hfield South Case Study Extrac-:t from Taylor Wimpey

Design and Accesg Statement: Farm, Lichflald -Application

231

at Stencils Farm will reduce the distance between

Walsall and Aldridge, this will not be apparent from

the ground owing to the existing topography The

purpose the land currently serves in checking sprawl

and preventing the merging of any settlement will

therefore remain unchanged

In addition to these topographical features which, as

demonstrated serve to significantly lessen the impact

of built development on the purpose that the Green

Belt designation would otherwise serve, both sites

share a similar level of visual and tangible containment

Figure 02, 04 Deanslade/l_ichfæld South Case Study Extract Taylor Design and Access Statement; Oeanslade Farm,


2 36 The transition between town and country and the

successful management Of this is a key philosophy

of the overall design so as to ensure the successful

integration of new development within the landscape.

The premise is that a sensitive configuration of

development at the urban edge will create attractive

views to the city as well as Out Of the city, and should

support access to the open countryside

2 37 The development will include:

• Varying densities which respond to a clearly

identifiable road hierarchy For example, high density

land parcels follow the main boulevards with lower

densities towards the south to aid the transition Into

the rural landscape via the parkland areas Of public

open space

• Appropriate responses to the local context Design

inspiration for the various house types is drawn

from Lichfield's rich and varied local vernacular The

development proposes key character areas within

the site to create interest and aid its legibility whilst

maintaining a strong and consistent approach to

architecture throughout

• A landscape/landform led response

The

development Will work with the key landscape and

landform features, notably the rising topography to

the south and the route of the yet to be restored

Wyrley and Essington canal toward the northern

end of the site

• Ease of access through the site via a range of

sustainable transport methods The proposed

development is highly permeable so as to take

advantage of the site's relative proximity to Lichfield's

existing infrastructure and services

2.38 In summary: The proposals for Lichfield South employ

key design principles from the Garden Settlement

ethos, using relatively low densities, a highly legible and


permeable layout with a strong and easily understood

hierarchy of boulevards, secondary routes, green

routes, lanes, public spaces and landmark buildings

rooted in a landscape-led design, rich in new planting

2 39 It works with the key landscape and landform features

of the site not only to ensure that the design responds

successfully to its context but also to ensure that as

former Green Belt land, its impact is suitably low

Case Study 2: Upton, Northampton

2 40 Located on the western edge of Northampton, Upton

is perhaps more accurately described as an urban

extension, rather than an autonomous urban village

in the true sense _ Nevertheless, in terms Of the

overall design ethos, Upton encapsulates many of the

key principles that underpin the Garden Settlement

movement, including the commitment to mixed-

use, sustainability, a strong green infrastructure,

quality streets and spaces, the creation Of walkable

neighbourhoods and locally inspired character

2.41 Key Development Principles: The underlying

philosophy for Upton was to promote sustainable

urban growth and create a distinctive and enduring

environment, including:

• Awide range ofhouse and apartment types has been

carefully integrated into the perimeter blocks Along

the High Street, taller ground floors are required to

permit changes in use as population increases and

small business use emerges

• A minimum Of 22% affordable housing Will be

provided, pepper potted throughoutthedevelopment

• Every building in Upton was being built to the

BREEAM Ecohomes Excellent' standard, prior to

its demise-

• A sustainable urban drainage system is being

used to manage rainwater run-off and rainwater

harvesting technologies are being incorporated

into block and building design The SUDS network


Figure 02:05 Case Study Imagery (1 2)

will also promote local biodiversity by allowing new

wildlife habitats to be established and by creating

an ecological network linking Upton with the Upper

Nene River Valley

• The design Of Upton draws inspiration from the

Northamptonshire vernacular, including local urban

morphology, architecture and landscape design

Upton is divided into four distinct character areas,

each with a clearly defined role and relationship

within the overall urban hierarchy

• To reduce reliance on cars, public transport facilities

were put in place early on in the development

• The SuDS allows a network of green fingers to

permeate through the site, connecting streets and

spaces

• A legible structure Of streets and blocks ink Upton

to adjacent developments and amenities such as

the Upton Grange and Princess Marina Hospital

developments, Upton Country Park, a supermarket

and other facilities at nearby Sixfields

• The local population will support a mix Of uses

including a primary school, local shops, and live -work

units Other commercial office, retail and community

uses will form a local centre along Weedon Road

2.42 In Summary: Upton has a strong urban character,

with most properties positioned hard against the

back Of pavement Most houses lack front gardens

This may seem at odds with the Garden Settlement

ethos which promotes generous green space and

a marrying of town and country In Upton's case, a

strong network of wide street swales, street trees and

public open space help to soften the built form and

introduce natural elements to the public realm

2 43 Upton is a pre-recession urban extension, is of a

higher density than that proposed at Stencils Farm

and the strong urban forms and enclosure of the

streetscape would not necessarily directly relate to

that proposed at Stencils Farm However the strong

green infrastructure network with its integral SUDs

system, a single principle co-ordinating development

partner and its general development principles would

apply just as easily

Case Study 3: Poundbury, Dorset

2 44 Poundbury is a Duchy Of Cornwall urban extension

on the western outskirts Of Dorchester Whilst it is

seen as an extension to Dorchester, the masterplan

has created a mixed use settlement which includes

not only homes, but local and district centres, focused

around a series of squares, which includes shops,

public houses, restaurants, offices and light industry

2.45 Key Development Principles: This urban extension

was created to provide a vibrant new settlement

integrating a broad mix of uses The settlement is

based on a traditional form of architectural and urban

design approach which includes:

• A strong hierarchy Of avenues, streets, lanes and

public spaces

• Well overlooked streets with active frontages

enclosed by buildings

• Use of existing mature trees as settings to open

spaces

• Buildings are set to rear Of pavement in many

ocations

• Buildings reflect many historic eras of traditional

vernacular

• Ahighdensity approachwithinmanyoftheresidential

neighbourhoods with a lowering Of density Out to the

peripheral, suburban fringes

• High use of rear parking courts and narrow lanes,

especially in the earlier phases

• Parking is set at 2 3 spaces per dwelling

2.46 In Summary: A single land owner has enabled a

strong vision to be created and implemented


2 47 Early phases pushed the car into rear parking courts

which caused some issues with residents in terms

of access between vehicle and property, as well as

the desire to be able to see their vehicles from the

windows Of houses Later phases Of development,

whilst still utilising parking courts aso provided on

street parking bays

2 48 Overall, the scheme is a positive example of urban

design principles in action, with a strong sense of

enclosure, use Of shared space, good permeability

and a high quality use Of materials, detailing and

construction

Lessons Learnt for The Garden Village

2 49 All the settlements provide useful information to

inform the emerging masterplan at Stencils Farm

The lessons learnt are set-out below:

• Strong development lead with a single Vision in

order to deliver a settlement Of high quality

• Good, contextually led masterplanning is key

• Creation of a legible layout with strong communal

areas of public realm

• Good integration with the adjoining existing

settlement and landscape

• Strong, consistent approach to architecture which

provides variety and choice, but without creating a

riot of styles across the settlement

• Landscape and public realm is just as important as

the architecture

• Use existing landscape features to create a sense

Of place and maturity

2 50 Design alone will not create a community and needs

to be supported by a strong social strategy to establish

structures in the form of neighbourhood forums, along

with encouraging more social interaction through local

interest groups, hobbies and work parties etc


Figure 02:08 Poundbury Case Study Imagery (2 of 2'!

Figure 02:07 Poundbury Case Study Imagery of 2)

Creating A Strategic Gateway

2 51 Based on the above appreciation of the Garden

Settlement Movement and recent best practice as

described above, the site is well located to create

a new Garden Suburb as part Of the wider Walsall

conurbation But not only a suburb be new gateway

into the town as described below

2 52 Walsall has eight strategic routes into the town from

the surrounding settlements, as illustrated in Figure

02:05 The A454, Aldridge Road connects the large

settlement Of Aldridge with Walsall Stencils Farm

creates the ideal opportunity to create a strong and

positive gateway into the town from the north east

2 53 The 'Aldridge Gateway' would provide a positive,

welcoming and outward looking, finished edge to the

town from this approach

2 54 The new Green Belt boundary would be well protected

by the canal and the on-site ecological buffers to

create a well defined boundary and strong green gap

between Walsall and Aldridge

2 55 The Garden Suburb represents a very special

opportunity to showcase what Walsall can achieve in

a partnership between the public and private sectors

2 56 The residential-led mixed use development at Stencils

Farm will provide a strong, cohesive and strategically

logical opportunity for Walsall to meet the demands of

a growing population

Figure 02:09 Creating a Strategic Gateway – The Aldridge Gateway

A Vision for the Stencils Farm Garden

Suburb

2.57 Our Vision for Stencils Farm has sprung out of the

appreciation of the surrounding context and features

Of the site itself as set Out in detail is Chapter 4, with

the Vision itself explored at the start Of Chapter 5

However the panel to the right summaries that Vision:

2 58 This new neighbourhood will create a sympathetic

and high quality development set into a strong and

bold network of green spaces, wildlife corridors,

habitats and recreational footpaths/cycleways All

these elements form an integral part Of the Green

Infrastructure network, linking the site to the local

facilities, adjoining suburbs and countryside via the

already identified wildlife corridors which run through

the Whole borough of Walsall (see Figure 03:01 in the

following chapter)

2 59 The masterplanning team has carefully considered

all the opportunities and constraints to inform this

development framework, which demonstrates that

the site can comfortably accommodate a sustainable

neighbourhood ofaround 700 dwellings The proposals

will enable the provision Of a network Of public open

spaces for use by the existing and new members of

the community

2 60 The result will be a sympathetic, sustainable and

integrated Gateway neighbourhood on the north

eastern edge Of Walsall, within a logical Green Belt

release site, creating a strong addition to Walsall and

complementing the surrounding neighbourhoods

2 61 What also comes out of the understanding of Garden

Settlement and New Urbanists best practice is a set of

site-specific development principles Which are set-

Out over page, under a series Of over arching theme

headings


"Bloor Homes' Vision for Stencils Farm will create a new sustainable urban extension

on the north eastern edge of Walsall.

The new neighbourhood shall create anew high quality, welcoming and outward

looking gateway into the town and Will-be designed following the principles of a 21st

Century Garden Suburb

A network of green spaces, wildlife corridors, habitatS änd recreational footpaths/

cycle ways will be developed Within the proposed extensive 'Green-Infrastructure

network.

The Avenues, Streets, Greens, Mews and Squares shall be enclosed and overlooked

by the homes, schools ahd Shops, creating a heart and focus to the neighbourhood.

The neighbourhood will develop its own unique character and contain a choice and

variety of homes. The fringes-of the neighbourhood shall use a range of outward

facing detached properties,' using a rural materials palette to' create a softer and

more rural fringe, enabling it to blend and blur into the open countryside.

This organic approach works with the grain Qf- the existing landscape and

Sympathetically overlays development. It will quickl mature and become a part of

the setting and character of the wider town.

The Stencils Farm Garden Suburb Development Principles

1. Social

C reatean inc usive, diverse and eq ual neighbou rhood

Deveop a oca centre, community faci ities & socia

pub ic rea m for residents to meet & socia ise

• Homes deve oped inamixoftenures, sizes &locations

to offer something for everyone

• Deveop flexib e homes to enable fami ies to become

Ong-term members Of this new community

Encourage a self-managing and self-sufficient

suburb

Set up of a Neighbourhood Forum to ensure residents

have a ong-term stake in their community

• Food production sha be encouraged through the

provision Of community orchards & a otments

Create a healthy neighbourhood

• Encourage wa king & cyc ing through the provision of

safe & direct footpath/cyc eways

• Promote outdoor, energetic & natura istic play, socia

interaction & opportunities for self- earning

2. Characterful

Create a distinctive suburb

• Create a new gateway into Wasa which is, outward

ooking, green & we coming

• Create a high qua ity, unique & contextua y sensitive

design

• Createa oca centre with fa vibrant focus at the heart

of the new suburb

Encourage a creative suburb

• Encourage the communityto garden, p ant & maintain

the orchards & a otments

• Deveop unique site branding and

dentity through

community invo vernent

4. Movement

Create a connected neighbourhood

Ensure the neighbourhood is permeabe & egib e in

terms of ayout, to encourage ease of access

Create a pedestrian friendly suburb

• Create shared surface anes & spaces where the

pedestrian takes priority over the private car

Create an accessible suburb

Ensure a user groups are catered for in the detai ed

design of the pub ic realm, allowing easy access to

the streets, pub ic ream & open spaces by people

with disabi ities, fami ies and the e derly

5. Economic

Create an adaptable suburb

Deve op flexibe homes with wi-fi & superfast

broadband thus encouraging working from home

Promote an integrated suburb

Encourage the use of the suburb for recreation,

shopping, employment, a otment food production,

community events, forma and informa education by

the wider community & visitors

• Provide strong inks & connections between the

suburb & adjacent neighbourhoods through fast

& efficient public transport systems, footpaths &

cyc eways

ncorporate art into the fabric of the deve opment

process

Develop a timeless suburb

• Deve op adaptab e bui dings which can grow &evo ve

with advances in technology

• Explore opportunities to encourage changes of use

& flexib e ground floor spaces for a temative uses

3. Environmental

Create a biodiverse suburb

Work with the existing andscape & eco ogica

features and habitats at Stenci s Farm

• Deveop a Green Infrastructure network which

connects habitats together encouraging colonisation

by native anima & p ant ife from the surroundings

Interpret the history and heritage Of the suburb

• Draw on the site's history & heritage in terms of

interpretation, signage & pub ic art

Promote a water sensitive suburb

• Uti ise the existing topography, ditches & ponds to

deve op a b ue infrastructure network

Create a we -managed surface water system

encouraging the use of the SUDS network by wi d ife

Develop an energy efficient suburb

• Use advances in insu ation, air tightness & renewable

techno ogies, as well as passive systems to create

an energy conscious & efficient environment

Exp ore the opportunities for energy & heat generation

to create an integrated energy network

3.0 Planning Policy Background

3.0 Planning Policy Background

Housing Need

3 1 As has already been set out in the preceding section

of this document, there is a significant supply shortfall

within the Black Country for the plan period 2014

2036 This shortfall stands at some 20,813 homes

including the 3,000 that the BCA have committed to

take from Birmingham's unmet need

32 It should also be noted that the identified supply

includes 6,408 'potential' homes, a figure arrived at

through assumptions made about windfall deliveries

and increased densities In reality therefore, there

remains the likelihood of the actual shortfall being even

greater than 20,813 homes should these assumptions

fail to materialise

33 Through its Issues and Options document and

subsequently through the Black Country Urban

Capacity Review (May 2018), informed by the Greater

Birmingham Housing Market Area Growth Study (Feb

2018), there is an acknowledgement that in order to

provide for its full objectively assessed need over

the Review Plan period, there is the requirement to

assess and revise existing Green Belt boundaries in

the Core Strategy Review. Without such revisions the

BCA will not be able to deliver the identified shortfall

34 Local housing needs arise across the Black Country

and in all parts of Walsall Borough

Green Belt Policy

3 5 paragraph 136 Of the National planning policy

Framework, (hereafter the Framework) makes it clear

that Green Belt boundaries should only be altered

where exceptional circumstances are fully evidenced

and justified, through the preparation or updating

of plans Clearly, the evidence and justification for

boundary review is place and the vehlcle for doing so

is the Core Strategy Review

3 6 When reviewing Green Belt boundaries, the

3.7

Framework, at paragraph 138 is clear, that the need to

promote sustainable patterns Of development should

be taken into account Furthermore, plans should give

first consideration to land which is well served by public

transport Plans should also set out ways in which the

impact of removing land from the Green Belt can be

offset through compensatory improvements to the

environmental quality and accessibility Of remaining

Green Belt land

When defining new Green Belt boundaries, plans

should, amongst other things: define boundaries

clearly, using physical features that are readily

recognisable and likely to be permanent

With this in mind the land at Stenci s Farm presents an

excellent opportunity to deliver some of the identified

housing need in a highly sustainable location without

undermining the identified purposes which Green Belt

land should fulfi

As the presented master plan makes clear, the site

immediately adjoins the existing eastern edge Of

Walsall and is well contained by the Aldridge road to

the south the Daw End Branch Canal to the north/

north east- The presence of these robust features

helps to contain the site both visually and physically

and will ensure that a long-term defensible new Green

Belt boundary is established

that would clearly restrict the further expansion of

the built form in these directions Thus, there is no

potential for unrestricted sprawl as a consequence of

the site's development Accordingly, in terms of the

site's current performance against this purpose, it is

concluded that it does not score highly

b) to prevent neighbouring towns merging into

one another

Aldridge, the settlement which is closest to the eastern

side of Walsall lies just over a kilometre away to the

north east Whilst the development would bring the

eastern edge of Walsall closer to Aldridge, there is no

risk Of any settlement coalescence on the basis that

the Daw End Branch Canal would easily and physically

contain the development site along its northern/north-

eastern/eastern edges Beyond the canal there would

remain a significant quantum of open agricultural land

in excess of half a kilometre in depth which would

clearly maintain the separation between the two

settlements

c) to assist in safeguarding the countryside from

encroachment

At a basic level there will inevitably be some degree

Of countryside encroachment as a result Of almost all

Green Belt land release Nevertheless, the proposed

development would simply infill a logical gap that is, as

we have already demonstrated, well contained Thus,

the site at present does not perform a particularly

strong role in safeguarding the countryside from

encroachment but owing to the physical features which

have been identified will, once developed, present a

robust settlement edge that would be difficult to extend

beyond

d) to preserve the setting and special character of

historic towns

The Stencils Farm site is not part Of, or adjacent to

3 10 The site has been assessed against the recognised

Green Belt purposes which are enshrined within the

Framework at paragraph 134

a) to check the unrestricted sprawl Of large built-

up areas

The site is well contained to the East, South, North

and West by existing houses, the Aldridge road, and

the Daw End Branch Canal respectively All these

features provide permanent and robust boundaries

any Conservation Area and does not contain any

listed bui dings ts development would not have any

impact on any such area or other designated heritage

asset Accordingly, the site does not perform strongly

against this purpose

e) to assist in urban regeneration by encouraging

the recycling Of derelict and other urban land

3 Il The BCA's acknowledge that there will be scope to

provide for some housing within the urban area but as

the emerging evidence base already acknowledges,

there is insufficient capacity within the Black Country's

urban areas to accommodate the level of housing

growth that is required during the plan period 2014 to

2036 Accordingly, the inclusion Of this site within the

Green Belt serves no real purpose in assisting in urban

regeneration because edge of settlement Green Belt

release is required in order to meet identified housing

need The development Of the site will be Of no

consequence to the development or redevelopment

of any smaller windfall site within the urban area

Green Belt purposes, a summary

3 12 As is evident from the commentary above the land at

Stencils farm does not perform strongly against any of

the framework's stated green belt purposes The site

benefits from strong physical and visual containment by

robust features which would prevent further expansion

of Walsall to the North East, East, and South which in

turn would prevent any risk of settlement coalescence

with Aldridge Furthermore, the topography of the site

is such that when viewed from Aldridge road no long

distance views are possible that the site is viewed

very much in its immediate context.

3 13 Whilsttherewill be some lossofcountryside as there will

with any greenfield site, the land at Stencils farm does

not perform any particular function in safeguarding

the wider countryside from encroachment- That said

the physical boundaries which contain the t site do

perform this function but the development of the site

prejudice the ability for smaller windfall sites to come

forward within the urban area

3 15 For these reasons, the site represents an obvious

would not prejudice them in any way

candidate for release as part of the BCA's overarching

Green Belt review in order to facilitate the site

development to provide for a significant quantum of

homes in a highly sustainable location in order to

assist in meeting the identified housing need across

the Black Country housing market area

4,

3 14 The BCA's already acknowledge that Green Belt

release will be necessary to deliver the quantum of

homes that are required Within the housing market

area and thus the exclusion Of this land from the

Green Belt and its subsequent development will not

4,

Figure 03:01 Site Released Green Belt & Related Designations

4.0 Working with the site
4.0 Working with the Site

Introduction

4 1 This site has been intensively farmed for many years

and has been used primarily for arable crops with

some livestock grazing to the smaller peripheral field

parcels.

4 2 There are remnants of the former field patterns and

areas of ecological interest in the form of native

hedgerows, associated watercourses, wetland flushes

and tree stands These existing features will form the

backbone of the Green Infrastructure network and

shall inform the layout of the proposed neighbourhood

43 e*SCAPE follow the principles of 'landscape-led'

masterplanning, whereby the existing site features,

land form and general flow Of the landscape and

surrounding context govern the form and scale Of

the development Indeed this approach is as much

grounded in 'New Urbanism' as any other

44 New Urbanism in itself calls on a rediscovery of

walkable neighbourhoods and the priority of walking,

cycling and public modes Of transport over private

motor vehicles The approach thus allows streets to

be taken back by communities as social spaces, as

opposed to domination by the car New Urbanism in

tum has its roots in the Garden Cities, Towns, Villages

and Suburb movement Of the early 20th Century

4 5 Such an approach works with the grain Of the

townscape and landscape in which it sits, creates a

place which has a varied mix and density of housing

and places homes within a green environment The

following paragraphs provide the material to aid our

understanding, Of the site and its surroundings

Appreciating the Physical Context

4 6 IndemonstratingthatthesiteatStenciIsFarmrepresents

an appropriate and logical location for development,

Bloor Homes is also seeking to understand how the

site interacts with the town, surrounding settlements

and countryside, so that future development can be

integrated into the townscape and landscape setting

This initial appreciation Of these various levels Of

context which include both the wider area and site, is

set out below.

Regional/Sub•Regional Context

As illustrated in Figure 04:01 the site lies on the

north eastern edge Of Walsall, adjoining the existing

settlement edge to the west, contained by Daw End

Branch Canal to the north and east and Aldridge Road

to the south

The site sits within a good communications network

within the West Midlands in the heart of the Black

Country. The site immediately adjoins the A454

Aldridge Road which provides direct and easy access

into Walsall Town Centre which is less than 1 5 miles

from the site and on to the M6 which is less than 3

miles to the west of the site

4 10 Walsall itself is located just 8 miles north west Of

Birmingham and 6 miles east Of Wolverhampton

4 11 Jobs and employment opportunities are available

ocally with the Walsall Business Park within walking

distance to the east of the site, the Aldridge Fields

Business Park in Aldridge just a mile to the north east

and the various business and industrial parks to the

west within Walsall

4 12 Aldridge Road links the site to Walsall and the M6

to the east, as highlighted above, and north east to

Aldridge, Brownhills and the A5

4 13 The nearest train station is located in Walsall town

centre with trains to Birmingham, Wolverhampton,

Crewe, Shrewsbury and Rugeley

Local Context

4 14 As stated above, the site sits within a good

communications network within the West Midlands

lying just to the east of Walsall Town Centre within the

A454 Aldridge Road corridor

4 15 The site ies in the metropolitan borough Of Walsall

and adjoins the established residential suburb of

Longwood

4.16 Historically Walsall emerged as a market town in the

13th Century and evolved from a village of just 2,000

people in the 16th Century to an industrial town Of

86,000 by the 18th Century

4 17 The town's industries have changed throughout its

industrialisation from coal and limestone extraction,

to metal working, leathergoods and more recently

plastics, electronics, chemicals and aircraft parts

4 18 The site is well located in terms Of the current

employment opportunities, being in close proximity to

the Walsall Business Park, Aldridge Fields Business

Park in Aldridge and the various business and industrial

parks ocated in Walsall, as illustrated in Figure 04:02.

4 19 Walsall is home to various departments from the

University Of Wolverhampton which are located in

the town centre and there are a variety of primary

and secondary schools located locally to the site

In addition a new two-form entry primary school is

proposed on the site to offer additional places and

capacity to the wider community

4 20 The Dilke Public Houseand Restaurantliesimmediately

across the A454, Aldridge Road from the site, with the

Calderfields Golf and Country Club just slightly further

south A good number of other public houses, cafes

and restaurants are located in the surrounding towns

and settlements

4 21 As illustrated in Figure 04:02, Walsall Town Centre is

Figure 04:01 Sub-Regional Context

Figure 04:02 Local Context

located just 1 5 miles from the site and offers a range

Of services and facilities including shops, pharmacies,

medical services, art gallery, museums, hotels,

restaurants and cafes

4 22 The site has a series of bus stops located along its

frontage with the A454, as illustrated in Figure 04:03

over page The services include the number 6, 7,

7A, 7S and 40 providing connections to Walsall Town

Centre, Aldridge, Sutton Coalfield and Castlefort and

the various stops in between

4 23 In planning terms the site currently lies within the

Green Belt as illustrated in Figure 04:02 but is well

contained by the existing settlement edge, canal and

Aldridge Road

4 24 As is clearly indicated by Figure 04:02, even if the site

is developed the remaining gap between Aldridge and

Walsall will be substantial at more than 600 metres

width to the site boundary In addition, the intention is

to provide a substantial linear eco-park along the site

frontage with the canal which will increase the width of

the separation to over 750m before any development

will occur

4 25 In summary therefore development on the site:

• would form part of a new gateway to Walsall•

• would create a strong green infrastructure network

and green corridor along the Daw End Branch Canal;

• create a new sustainable urban extension; and

• is enclosed by existing residential uses, the cana

and Aldridge Road which represents enduring

boundaries, which means there is no potential for

further expansion to the east

4 26 The proposed neighbourhood will be a residential

led mixed use urban extension, with a clearly defined

heart and a strong and active community

Site Constraints & Opportunities

Introduction

3 27 As stated previously, Bloor Homes believe in

developing proposals which complement the character

of the local area, working with the natural grain and

flow of the land and utilising existing natural and man-

made features, which will give our evolving designs

an immediate sense Of place and maturity

3 28 An important part of the masterplanning process is

to understand the site and surrounding context in

detail Desktop and physical assessments have been

undertaken by a mu ti-disciplinary team of consultants

to inform the development Of the opportunities and

constraints plan, which is il lustrated in Figure 04:03 over

page. A summary of that work which has informed the

formulation of the development framework is provided

below- In summary, no technical barriers preventing

the development Of the site have been identified

3 29 The site is bounded by the A454 Aldridge Road

to the south which is separated from the site by an

intermittent native hedgerow, woodland stands and

intermittent trees which provide some screening of

the site from the road

3 30 TO the east and north east the site abuts the Daw End

Branch Canal before the canal swings north away

from the site

3 31 To the north west the site adjoins open fields with the

Park Lime Pits Local Nature Reserve visible beyond

them

3 32 The eastern boundary consists Of the former Stencils

Farm and has an extant planning permission for

residential development This area and the adjoining

established residential properties will require a

sensitive treatment within the proposals for the site

Landscape & Visual Appraisal

Landscape Character

4 33 The site is located within the Barr Beacon and Aldridge

Fields Character Area (WL09) as documented by the

Black Country Historic Landscape Characterisation

document funded by English Heritage for the four

Black Country Authorities, including WalsalL The

document summarises the area as, "This area is the

most rural landscape in Walsall, with field systems

covering more than two thirds of its surface (although

recreational land is also important) Four fifths (80%)

of the area dates to before 1900 It is bounded on

almost all sides by settlement, and in the north-east

and south-east by the boundaries with Staffordshire

and Birmingham respectively"

4 34 The site generally accords with the more detailed

descriptions under the heading of Modern Character

and highlights that the area is characterised by

agricultural land and dispersed farms It acknowledges

that important recreational areas around Barr Beacon

are within the character area and this is located to the

south of the proposed development site There are

also three golf courses that were laid out in the 20th

century in the area such as Druids Heath in the north

Of the character area, the Great Barr in the south and

one adjacent to Walsall Arboretum in the west.

4 35 Farmland in the area is almost entirely enclosed field

systems and t is likely that the earliest of these were

created in the late medieval and early post medieval

periods through the piecemeal enclosure Of the open

fields which once covered most Of this area There

is some evidence of ridge and furrow earthworks

surviving, however some of these fields have been

subject to boundary loss, especially during the

20th century TO the east lie field systems enclosed

during the late 18th/ early 19th century, which exhibit

straight roads and boundaries typical of parliamentary

enclosure

figure 04:03 Site Constraints & Opportunities

4 36 Like the fields systems, the associated farms date from

many different periods The earliest have medieval

origins, although the oldest surviving farm buildings

date to around the early 18th century Others have

been rebuilt between the 18th and 20th centuries but

have much earlier origins

4 37 Two small clusters of housing lie in the centre of the

area One is a distinctive estate of large houses in

woodland at Bourne Vale, dating to the inter/ post

war period It was built on the site Of a landscaped

park belonging to Bourne Vale House. The Other is

a number of detached houses from a similar period

located on the Longwood and Erdington Roads south

of Aldridge

4 38 Also, south Of Aldridge, small areas Of woodland

survive - originating from at least the 18th or 19th

centuries Some of these are areas of former limestone

quarrying. A further survival is the heath land at Barr

Beacon, which is the only area of what had once

formed part of Cannock Forest to survive the planned

enclosures Of the 18th/ 19th century

4 39 The area Of proposed development is located at Land

at Stencils Farm, Aldridge Road, WalsaIL It is on the

north eastern settlement edge of Walsall within the

Birmingham Green Belt designation

4 40 The site which currently comprises agricultural land

split into a series Of fields, extends to approximately

37 8 hectares and is irregular in form

4 41 The land gently rises from the northern and southern

edges to an elevated central area The Park Lime Pits

Nature Reserve and Country Park bounds the site to

the north/north west whilst the Daw End Branch canal

defines the north/north east edges

4 42 The southern edge of the site is contained by the A454

Aldridge Road, which for almost the full length of the

site's southern edge is dual carriageway and includes

a traffic island which provides access to Calderfields

Photograph 01 • ViewNORth East from Aldridge Road roundabout across site

02: View North West from Aldridge Road looking

Photograph 03; View West from Lo

Photograph 04/05/06 on page 34

Golf Club and the Dilke pub/restaurant which are to

the south

4 43 The boundaries are mostly delineated by native

hedgerows with mature trees in groups or as single

specimens Within the boundaries the majority Of land

cover is taken up with arable fields bound by partly

removed hedges One of the hedge alignments to

the south is designated as a Site of Local Importance

for Nature Conservation An area of semi-improved

grassland is located to the south west and an area Of

wetland is adjacent to the northern boundary

4 44 The topography of the proposed development area

gently rises from the east to west from approximately

135m AOD to 150m AOD There is a Public Rights

of Way (FP Wa159) that travels across the site that

links Beacon Way to Aldridge Road on the southern

boundary. A Grade 2 listed bridge is within close

proximity (but outside of the site) to the north and

provides pedestrian access across the Daw End

Branch Canal

4 45 PGLA Landscape Architects have prepared a

Landscape and Visual Impact Assessment and

identified the landscape to be Medium High sensitivity

to account for the location ofthe proposed development

site within the Green Belt The assessment of the

potential effects on the landscape concludes that there

wil be a moderate major change in the landscape fabric

of the existing site as the proposed development and

associated infrastructure are introduced, however,

there is potential for any identified adverse effects

being further reduced over time as the planting and

landscape framework Within the site matures

4 46 The setting Of the site will benefit from the introduced

planting to infill the gaps in the hedgerows, particularly

on the southern and northern boundaries The proposed

development is likely to have an imperceptible

effect on the broad landscape character However,

the landscape proposals are also considered to

be potentially beneficial as they reflect the species

of the adjacent landscape and are consistent with

the Landscape Character description for the Black

Country

Visual Amenity

4 47 The site is located on mixed arable and pastoral

farmland with gently rolling landform to either side Of

a central ridge The the landscape is adjacent to the

eastern edge of the urban area of Walsall

4 48 Sensitive visual receptors are identified as being

localised to the western and northern edges accounting

for the interface with the existing residential area Of

Walsall and the Daw End Branch Canal which forms

a well vegetated and defensible boundary to the

development site The southern boundary is adjacent

to Aldridge Road

4 49 There is one public footpath (Wa159) that crosses

the proposed development site and travels north to

south linking Aldridge Road to the Beacon Way and

the B4154 just the south of Aldridge to the north of the

site There will be an obvious change in view to these

receptors as residential housing is introduced but the

landscape strategy outlines the mitigation measures

that will be introduced as part Of the development to

reduce any potential adverse effects on the visua

amenity of these receptors

4 50 Generally, the proposed development site is visually

the existing countryside The landscape strategy

will ensure that appropriate planting is introduced to

provide mitigation for any identified adverse effects

4 52 The visual assessment that has been carried out has

demonstrated that the proposed development will

have some general effects on the immediate visual

amenity along Aldridge Road and the Beacon Way,

however, views into the site are mostly localised to the

immediate vicinity of the site boundaries

4 53 The residential amenity Of the properties on Aldridge

Road, Mellish Drive and Stencils Road will undergo

varying degrees of change However, as the proposed

landscape structure planting and the proposals seek

to reinforce the screening, the residual effects are

deemed to moderate to negligible

4 54 The users Of the public footpath networks will

experience some moderate major effects to the visua

amenity at time of completion and the residual effects

are likely to reduce to minor moderate as the proposed

planting matures The long to medium view range

footpath network will experience negligible residual

effects due to the existing settlements, landform and

vegetation within the countryside

4 55 A substantial degree of visual separation will be

maintained from the south of Aldridge to the northern

built edge of the development due to intervening

vegetation and this will be further enhanced by

the separation provided by the planting within the

introduced linear park immediately south of the canal

on the development side

456 Generally, it is not considered that any long term

significant adverse effects will pervade in respect of

the likely impacts on the landscape character and

visual amenity

4 57 Although any major development on a green field

site will result in some landscape change, the LVIA

concludes that 'the development is likely to have

451

well contained when viewed from further afield Views

from the west and south are screened by the existing

Walsall settlement and from the north and east by

Aldridge and the vegetation on the 84154 roadside

and within the hedgerows in the landscape and cana

corridor-

t is likely that some immediate views are achievable

into the site from Aldridge Road and to some degree

from Walsall Road to the east, but these wil be sporadic

and limited due to the landform and vegetation within
[Photographs 7-12]
an imperceptible effect on the broad landscape

character' and whilst there 'will be some general

effects on the immediate visual amenity along

Aldridge Road and Beacon Way, views into the

site are mostly localised to the immediate vicinity

of the site boundaries.'

Existing Vegetation & Trees

4 58 A remnant field pattern of native hedgerows sub-

divides the site into a number of field compartments,

as illustrated opposite Most of the hedgerows are

very gappy and heavilyflailed However, the hedgerow

which forms the Site Of Local Importance for Nature

Conservation (linear) as illustrated in Figure 04:03, as

the designation suggests is physically of a better form

and creates an important feature in the landscape of

the the site currently All hedgerows shall be integrated

into the development where possible as part of the

green infrastructure network

4 59 A number of mature native trees are located either

within the hedgerows or fields and create a setting for

the site and wider landscape

4 60 The trees and hedgerows combine to filter views of

the site from the wider area and all shall be retained

where possible with only shorts breaks being created

through the existing hedgerows to allow access

between the field compartments

Drainage & Flood Risk

4 61 The site has been subject to a preliminary flood risk

assessment and consideration of the surface water

drainage discharge options Infiltration potential

and foul water discharge solutions have also been

considered

Fluvial Sources

4 62 Several watercourses are situated within reasonable

proximity ofthe site Notably the Daw end branch canal

is the largest river in the vicinity and it flows along

the eastern boundary of the site A further small water

course channel is shown to flow from the larger of the

two lakes that are situated within the park lime pits

local nature reserve which lies some 0 4 km beyond

the north west boundary Of the site

4 63 The entire development site is located within flood

Zone 1 based on the EA's mapping and thus has a

less than 1 in 1000 annual probability of river or sea

flooding in any year. Thus, it has the lowest probability

of flooding as defined in national planning policy

4 64 Whilst the site also ies in close proximity to the

Daw End Branch Canal, the management Of this

watercourses is such that it presents an extremely low

risk of flooding

4 65 Furthermore, the topography of the site is such that it

increases as progress is made away from the existing

watercourses which consequently provides additiona

flood resi ience

4 66 Accordingly, it is asserted that there is an extremely

low risk of flooding from both natural and artificial

fluvial sources

Pluvial Sources

4 67 In terms of surface water flooding, the Environment

Agency's maps indicate that the majority Of the site is

in an area classified to have a very low risk Of surface

water There are a limited number of areas

within the site that are affected by surface water

flooding, it should be noted that all accumulations/

flow paths are shown to flow away from the site in

accordance with the local topography Thus in terms

Of establishing an overall risk Of flooding from surface

water sources, it is concluded that the risk is a low

one

4 68 Nevertheless, preliminary mitigation strategies have

been explored in order to deal with any residual

risk Firstly it is recommended that developed areas

of the site are prioritised on elevated land and

situated away from any local drainage ditches Site

boundaries, where surface water flooding may occur

would be best suited to areas of public open space

which could also include the provislon Of sustainable

drainage features Secondly, it is proposed that the

development will include a positive surface water

drainage system that will intercept the majority of run-

off generated within the site itself This will minimise

the risk to new buildings in addition to reducing the risk

to others across the wider area The overall effect will

be to provide a significant reduction in surface water

flow rates post development through the utilisation of

this sustainable drainage system

4 69 In addition to potential sources of fluvial and pluvial

flooding, the drainage assessment also considers

the development site's infiltration drainage potentia

Desktop research reveals that the ground conditions

are however such that infiltration based drainage

is unlikely to be suitable Nevertheless, infiltration

testing will of course be undertaken to further explore

the potential for drainage by this mechanism as the

development site progresses through the plan making

process

4 70 In terms of foul water disposal, initial investigations

suggest that a pumping station will be required to

convey flows to public foul sewers which are assumed

to be present within the Aldridge Road to the south Of

the site

4 71 Accordingly, the preliminary drainage and flooding

assessment concludes that the site is at low risk

of flooding from both fluvial and pluvial sources

and that there are no particular constraints which

indicate that subject to a suitable sustainable

drainage strategy, any sources of flooding could

not be satisfactorily mitigated.

Ecology

4 72 Preliminary ecological assessment of the site has

been undertaken In the main, the site comprises two

grassland fields in arable use which are of relatively

limited ecological value The field in the south west

corner of the site is less intensively managed however

and does present the potential to support reptiles

Their presence would be confirmed by further survey

work

4 73 Ordnance Survey mapping also indicates that a pond

is located in this south west area too but initial survey

work indicates that it is likely to only hold water during

very heavy rainfall events There is an absence Of any

wetland vegetation here and there are no records of

any Great Crested Newts (GCN) within the local area.

Nevertheless, should this pond hold any water during

the GCN breeding season, further survey work should

be undertaken

4 74 Confirmed wetland in the northern part Of the site

holds the greatest ecological value This presents an

opportunity for retention and enhancement as part of

the development proposals

4 75 The field margins support a range of box cut

hedgerows and thick tree belts containing a number

Of mature specimens These margins provide foraging

opportunities for bats and accordingly, further survey

work will be undertaken to establish activity and

mitigation as necessary further survey work will be

undertaken to confirm the extent and importance of

this sett and any others

4 76 In summary, through further survey work and

appropriate mitigation the existing ecological value

Of the site can not only be safeguarded but there

are numerous opportunities for enhancements

across a wide range of flora and fauna

Heritage & Archaeology

4 77 The development site has been subject to a

comprehensive desktop heritage assessment

undertaken by Orion Heritage which, in accordance

with the Framework draws together all available

archaeological, historic, topographic and land-use

information to clarify the heritage significance and

archaeological potential Of the site

4 78 There are no designated archaeological assets

within the site or indeed within the wider area which

surrounds the site such that their significance would

be impacted by the proposed development

4 79 Whilst there are designated heritage assets to

southwest Of the site, namely the registered Park

and Garden of the Arboretum and the Arboretum

Conservation Area, the site does not form part of

the setting of either of these designated heritage

assets and furthermore does not contribute to their

significance

4 80 The Daw End Branch of the Wyrley and Essington

canal which contains the site to the north east/east is a

non-designated heritage asset As has already been

set out within this document, it significance will not be

unduly impacted as a result Of the development rather

it presence has informed the masterplanning Of the

site, increasing the opportunities which are available

to the public to enjoy it by improving the accessibility

to it from the public realm and ultimately safeguarding

its setting by virtue of the development of a eco-park

adjacent to it along the site's north eastern/eastern

boundary

4 81 Although no physical archaeological investigation

of the site has taken place, desktop research has

revealed that there may be the remains of a World

War Il camp within the site and further archaeological

investigation will be undertaken as the plan making

process continues

4 82 Nevertheless, on the basis of the historical

information that is available, Bloor Homes heritage

consultant concludes that there 'are unlikely to be

any archaeological assets within the site of such

significance that would preclude or constrain

development or adversely affect the deliverability

Of the site.'

public Rights Of Way

3 83 A Public Right Of Way cross the site roughly from north

to south as illustrated in Figure 04:03 and connects the

site up to the fringes of Aldridge and the tow path of

the Daw End Branch Canal The majority of the route

will be retained on its current alignment and within a

green corridor-

3 84 Additional connections to the public right Of way

and the canal tow path will be created through the

proposed extensive green infrastructure network to

ensure the site is permeable and well connected to

the surrounding areas

Access & Movement

4 85 The development site's immediate proximity to the

A454 Aldridge Road to the south, provides obvious

and easily accessible means Of connection to the

existing highway network To this end, Waterman, the

appointed transport consultant concludes that 'a safe

and technically sound solution, which achieves

the necessary visibility splays can be delivered.

The site will integrate directly into the existing

footpath network.' Further, there are not considered

to be any particular concerns in relation to the capacity

of the existing network to accommodate the trips that

the proposed development would generate

4 86 More specifically, the access strategy would include

the provision Of two vehicular accesses from Aldridge

Road, the first comprising an additional arm from the

existing roundabout, the second a new a priority T

junction further to the east

4 87 Not only is the ability for the site to connect to the

existing transport network excellent, the site also

enjoys excellent sustainability credentials A total Of


five bus services serve the immediate area providing

access to various areas within Walsall as well as

Aldridge and Sutton Coldfield The two nearest bus

stops to the site are approximately 120m and 260 m

away from site to the south and east respectively

4 88 Furthermore, Walsall has been identified as a Sprint

Corridor' destination from Birmingham city centre

along the A45 It is anticipated that this service

will be operational by 2022 in order to support the

Commonwealth Games and will incorporate some

20 stops in each direction with the journey time

being around 40 minutes with priority given to 'Sprint'

services at traffic signals

4 89 The site also enjoys close proximity to Walsall railway

station which is approximately 2 % km away- There are

direct services to Birmingham New Street, Rugeley

Trent Valley and Wolverhampton on a frequent basis

4 90 The site is evidently well located therefore to allow

easy access to public transport options thus reducing

reliance on private motor vehicle use

4 91 The transport assessment has also analysed the site's

accessibility to various amenities and facilities within

its proximity including those relating to education,

healthcare, employment, leisure and retail

4 92 There are 9 infant and primary schools and 4

secondary schools within 3 km of the development

site It should also be noted that the development is

likely to incorporate a primary school Of its own in order

to cater for the educational needs that a development

of this scale will give rise to

4 93 In terms of health care, the most accessible primary

health care facility is just some 3 1Km from the

development site

4 94 There are retail/leisure facilities and employment

opportunities in abundance within Walsall itself

as well as within the centres of Birmingham and

Wolverhampton which are clearly within sustainable

travel ling distance

Residential Amenity

4 95 Existing residents who front or back onto the site will be

considered in the design and layout of the proposals-

Landscape buffers shall be used to create a stand-

Off from the sensitive boundaries and built from Will

be set back to ensure minimum overlooking distances

are exceeded

Wider Green Infrastructure Network

4 96 The internal green infrastructure network as illustrated

in Figure 04:03 shall be retained, as will its connections

out to the wider area

4 97 This network shall form the structure Of the proposed

layout and provide not only a backdrop to the proposed

development, but also links between surrounding

wildlife habitats and the site to ensure good connectivity

is maintained in the form of wildlife corridors into and

through the proposed development

Photograph 14

5.0 Creating a New Neighbourhood

Figure 05:01 Parameters Masterplan

51

A Vision for Land at Stencils Farm

Outofthis contextual appreciation of place and analysis

of the site springs our Vision The development of this

site will create a sustainable urban extension on the

north eastern edge Of Walsall_ The development shall

integrate and become part of the existing settlement

pattern of the town, whilst also being bounded,

enclosed and softened by the retained hedgerows,

associated trees and new complimentary native

planting

The development shall create a new high quality,

welcoming and outward looking gateway into the

town This new neighbourhood will be designed

following the principles of a 21st Century Garden

Suburb, developing a new neighbourhood which

creates a series Of high quality green spaces These

green spaces, along with wildlife corridors, ecological

habitats and recreational footpaths/cycleways will

be developed within an over arching and extensive

Green Infrastructure network, linking the site to the

local facilities, Wider settlement and countryside, as

well as buffering the site from the wider Green Belt

This new Garden Suburb will be focussed around

the Open Spaces, Mews and Squares and shall

be enclosed and overlooked by a mix of homes,

school and shops, creating a heart and focus to the

neighbourhood, utilising existing features such as the

trees and hedgerows as focal features within them

The neighbourhood will develop its own unique

character and contain a choice and variety of homes.

The fringes of the neighbourhood shall use a range

of outward facing properties, using a rural materials

palette to create a softer and more rural fringe,

enabling it to blend and blur into the open countryside

This approach works with the existing landscape,

sympathetically overlaying development which will

become a part of the character of the wider town

An evolving masterplanning process...

Developing a visionary and unique masterplan, if

done correctly, is an iterative process Initial ideas

develop out of the site's own context, constraints

and opportunities, as touched upon in the previous

chapter

That initial process provides a logical structure and

framework for the masterplan and also, as further

work is undertaken and discussions are held with

stakeholders on ecology, movement, landscape, the

appreciation Of the local character and vernacular, our

understanding develops of the historical evolution and

development of the surrounding settlement Additional

layers of detail can then be added in terms of layout,

access, hierarchy of streets and public realm, detailing

Of the built form, matenals and landscape.

Creating a Place

n order to deliver the Vision, the masterplan must

take account of the site's context and constraints and

turn them into opportunities for use in developing the

proposals. The parameters masterplan illustrated here

in Figure 05:01 is the resut Of that process These

opportunities emerged out Of the earlier contextual

and constraints work and provided the foundation for

the masterplan The following paragraphs describe

each building block

use and Quantum

The masterplan illustrates residential led development

complimenting the surrounding established use mix,

set within a network Of Green nfrastructure The

site in total is circa 37 80 hectares and will include

some 19 34 hectares of residential development, a

Two Form Entry School (2 0 hectares), Local Centre

(0 64 hectares) and 15 82 hectares of Green and Blue

Infrastructure which will include woodlands, wetlands

and grasslands, incorporating naturalistic play areas,

orchards/allotments, cycle routes and nature trails

5 10 This new neighbourhood would contain a range of

511

housing densities, offering choice and variety in terms

of locations and size of homes Densities would vary

from the fringes at circa 18 homes per hectare up to

55 homes per hectare at its heart This varied density

would roughly equate to a net average of 36 homes

per hectare, or a gross density of around 20 homes

per hectare

Layout and Movement

The layout has emerged from the earlier constraints

and opportunities work as set-out in Chapter 4

Figure 05:01 illustrates how the trees, wetlands and

topography have been used to provide a starting point

for developing a layout for the sites These drivers

have been used to establish a route hierarchy that

forms the basis of the design The primary element


Figure 05:02 Illustrative Masterplan


is the Main Avenue which would be flanked by street

trees and creates a bold green avenue from the main

gateway right through the centre of the site

5 12 Running from the Main Avenue there is a Secondary

Avenue which could be used as a looping bus route

into the site connecting the Main Avenue out to the

proposed primary school and provides a secondary

access back onto Aldridge Road

5 13 A number of Streets and Lanes feed off the avenues

and form the movement network based around

traditional Streets, shared surface Lanes and Mews

style spaces Where these routes intersect; raised

thresholds, public squares or landscape features will

be introduced to aid legibility and reduce traffic speeds-

The layout is also designed to ensure pedestrian and

cyce permeability There are clear opportunities

to link into surrounding footpaths, towpaths, open

spaces and other routes, thus ensuring that maximum

permeability and integration is achieved

Scale, Mix and Massing

5 14 It is proposed that approximately 700 homes can be

accommodated on the site The proposals have the

potential to provide a range and choice Of housing

from one and two bedroom apartments to larger more

aspirational 4 and 5 bed detached housing

5 15 The form of the adjoining neighbourhood suggests

principally 2 storey (between 8 to 10 metres to

ridgeline) development would be appropriate

However, in order to create interest in the streetscape

and roofscape appropriate increases in scale could be

used at principle junctions, within mews and around

key green spaces to aid legibility and enclosure

Landscape Strategy

5 16 The development of the layout for this site has taken

the existing green infrastructure into account to provide

a landscape led mixed use development set within a

substantial landscape framework

5 17 There are significant opportunities for new tree

planting and landscaping within the site, and infill

planting especially on the western interface with the

existing settlement edge Of Walsall and the southern

boundary adjacent to Aldridge Road The hedgerow

adjacent to Aldridge Road will be enhanced with infi

planting and groups of native trees Furthermore, it

is proposed that a substantial tract of public open

space in the form of a Linear Eco-Park is located to

the north and west Of the site and school playing fields

surrounded by woodland to the south eastern section

of the site This will provide a substantial landscape

buffer offering visual separation from the landscape to

the north of the Daw End Branch Canal

.1

Impression of the Main Avenue looking North

5 18 The overall elements of the landscape strategy for the

site can be summarised as follows:

• Retention of the existing elements that make up the

site's green infrastructure, such as trees and hedges

and integrating these into the development, giving

the scheme an immediate sense of maturity;

• Ensuring the gaps in the existing hedge adjacent to

the boundaries and Aldridge Road are in-filled with

native trees and hedge planting- Evergreen species

Of holly should be included in the mix to provide

effective screening through the winter months;

• Ornamental and native hedge planting to be planted

in and around the proposed development to soften

the adverse effects of the built form


Aerial impression looking North West across the site from Longwood Bridge

5 19 A range of trees to be introduced to reflect the street

hierarchy including the central avenues, crescents,

squares and mews Native trees should be planted in

the Linear Eco-park and general perimeters including

areas Of public open space and school

5 20 The landscape strategy has been taken into account

when considering the mitigation for the identified

potential adverse landscape and visual effects arising

at the operational stage of the proposed development

and these have been reflected when considering the

overall residual effects

Public Realm and Hard Landscape

5 21 The hard landscape materials palette also reflects the

spatial hierarchy and patterns of movement through

the development. Avenues and Village Streets will be

designed as traditional roads, with the Lanes, Mews

and Squares designed as more intimate, human scale

spaces where pedestrian movement takes priority

over motorised vehicles

From Concept to Masterplan

5 22 Demonstrating this staged approach to developing the

masterplan clearly illustrates our thought processes

from first principles in terms of appreciating the local

context, design philosophy and the utilisation of the

site's own unique features to guide the development

Of the masterplan structure

The Illustrative Masterplan

A Legible Hierarchy

5 23 The hierarchy Of routes, as touched upon previously

is expanded on here and illustrated in Figure 05:02

opposite In effect, the development should be legible

and permeable; a visitor should be able to find their way

around the development intuitively by understanding

the importance Of the streets and spaces through

which they are moving

5 25 The Main & Secondary Avenues are at the top of the

route hierarchy The Main Avenue provides the main

access in the form of a broad tree lined linear green

space into the residential areas from the gateway and

also provides a green setting for the existing Public

Right Of Way as it crosses the site

5 26 The Secondary Avenue provides a link to the school

and a potential route for a diverted bus service into

the site In addition, it also provides access to the

proposed new primary school

Impression of the Crescent Icoking West

5 24 A movement and street hierarchy has been developed

and is set out below in the order of importance:

• The Main & Secondary Avenues

• The Squares, Mews & Crescents

• The Streets & Lanes

• The Shared Drives

5 27 The built form is set back from the road, allowing

sufficient room for the planting of street trees These

add scale to the streetscape and reinforce the green

character Of the development

5 28 The Squares, Mews and Crescents are at the heart

of the development and are fronted and enclosed by

the homes which surround them, with corner buildings

rotated to focus views onto the central spaces

Designed as a piece of public realm or green space,

rather than a traditional road, they provide a focus

within the development for residents and other users

5 29 The Streets and Lanes are the secondary access

routes, linking the Avenues into the heart of the

residential areas The Streets and Lanes will be a mix

Of traditional roads and shared surface areas The

scale is a more domestic feel, as the built form is set

slightly closer to the road and street tree planting will

incorporate smaller growing species Gardens will be

enclosed by native hedgerows

5 30 The Shared Drives are the lastelementin the hierarchy

Of access routes They are domestic in nature,

designed as a simple shared surface route which

provides access to only a small number of properties

along its length and often connects onward into

pedestrian/cycleways at its end Traditional upstand

kerbs and raised pavements are also avoided to

create a more seamless transitional space between

the residential properties and the landscape beyond

This approach also assists with the SuDS strategy by

facilitating the movement of surface water flows from

the roads onto grassed transition strips and from there

to swales and the wider drainage system

Secured by Design

5 31 The layout responds to Secure by Design principles in

terms Of maximising the opportunities for overlooking

of the streetscape, public realm and open spaces

from habitable rooms The streets and spaces are

designed to be legible in terms of movement and their

public, semi-private or private nature Pedestrian/

Cycle routes are safe, secure, overlooked and direct

to ensure they reflect the aspirations for the reduction

Of the occurrence and perception Of crime

Sustainable Urban Drainage Strategy (SuDS)

5 32 The SUDS is part Of the Blue and Green Infrastructure

network and has six site specific objectives:

• To efficiently drain the site whilst not causing flooding

down stream,

• To create suitable habitat for amphibians,

invertebrates, birds, mammals, native aquatic and

marginal plant life,

• Create ecological corridors across the site to enable

wildlife to move more freely and native plants to

spread and colonise the wider area,

• Create an aesthetically pleasing setting for

development,

• Promote the site as a sustainab e place to live and

work,and,

• Use SUDs features at property boundaries as part

of the approach to Secure by Design

In Summary

5 33 In essence the Illustrative Masterplan takes the

constraints, Vision and parameters and demonstrates

that the proposals will create an integrated extension

to the settlement, set into the existing landscape,

creating a high quality addition to the town, offering

much need homes and choice to the local community

534 As illustrated in Figure 05:04 the Stencils Farm

proposals will have a minimal effect on the purpose

of the retained Green Belt between the proposed

Sustainable Urban Extension and Aldridge to the north

east, with a gap of 700 metres between Aldridge's

settlement fringe and the first homes on the site set

behind the proposed ecological buffer


Figure 05:04 Retained Green Belt Wedge


6.0 Summary

The BCA have an urgent need to identify strategic sites

to deliver a significant number of dwellings outside of

the existing Black Country Urban Area There is an

acknowledged need to release land from the Green

Belt to achieve this and at the time Of writing, Green

Belt Review across the Black Country is ongoing to

assist in the site selection process

The land at Stencils Farm is well placed to assist

in meeting this need and this Vision Document has

demonstrated through detailed Landscape and VISual

Impact assessment work and carefully considered

landscaping, that the site can be released from

the Green Belt without compromising the strategic

purposes of including land within it

Indeed, the development of the site, representing a

logical extension Of the existlng urban edge on the

eastern side Of Walsall along a major arterial route

which serves the city, echoes many of the historical

development patterns that are seen across the

Midlands region

The Site could deliver a significant quantum Of housing

to meet the BCA's need and for its size, it is in the

relatively unique position of being under the contro

of just one land owner which will facilitate its efficient

and rapid delivery This will be in partnership with just

one housebuilder possessing a strong track record

for developing quality homes, neighbourhoods and

ultimately communities

A safe and suitable access solution can be delivered

from the A454 Aldridge Road to the south comprising

two separate access points, one from the existing

traffic island, the other from a proposed priority T

junction to the east The site enjoys excel lent proximity

to public transport links and is well catered for in terms

of the number of existing services which operate in

the locality

Aerial impression looking North West across the site from Longwood Bridge


6.6

6.7

Having been thoroughly tested, the site is confirmed

as being at an extremely low risk of flooding from both

fluvial and pluvial sources Nevertheless, the technical

work carried Out to date indicates that there are an

absence Of constraints which would mean that subject

to a suitable sustainable drainage strategy, any sources

of flooding could be satisfactorily mitigated

Preliminary assessments have been undertaken in

respect of technical matters such as archaeology

and ecology and subject to suitable mitigation, these

assessments confirm that the site is wholly suitable for

development

The various constraints and opportunities that have

been assessed have been used to inform an indicative

masterplan which follows the principles Of the garden

suburb movement to deliver some 700 homes, significant

new areas of public open space, green infrastructure

network, a primary school and local centre

Bloor Homes are committed to working collaboratively

with Walsall Metropolitan Borough Council, the other

BCA and other local stakeholders to bring forward this

site for allocation in the Black Country Plan as a high

quality gateway into Walsall from the north east

"Bloor Homes' Vision for Stencils Farm will

create a new sustainable urban extension on

the north eastern edge of Walsall

The new neighbourhood shall create a new

high quality, welcoming and outward looking

gateway into the town and will be designed

following the principles of a 21st Century

Garden Suburb

A network of green spaces, wildlife corridors,

habitats and recreational footpaths/

cycleways will be developed within the

proposed extensive Green Infrastructure

network

The Avenues, Streets, Greens, Mews and

Squares shall be enclosed and overlooked

by the homes, schools and shops, creating a

heart and focus to the neighbourhood

The neighbourhood will develop its own

unique character and contain a choice

and variety of homes. The fringes of the

neighbourhood shall use a range of outward

facing detached properties, using a rural

materials palette to create a softer and more

rural fringe, enabling it to blend and blur into

the open countryside

This organic approach works with the grain

of the existing landscape and sympathetically

overlays development. It will quickly mature

and become a part of the setting and

character of the wider town '

------------------ VISION DOCUMENT ENDS -------------------

[Attachment: Landscape Sensitivity Review]

LANDSCAPE SENSITIVITY REVIEW

PREPARED FOR BLOOR HOMES MIDLANDS

LAND AT STENCIL'S FARM, WALSALL

OCTOBER 2021

PREPARED BY

PGLA

1.1.

1.2.

1.3.

1.5,

INTRODUCTION

PGLA Landscape Architects have by Bloor Homes Mid ands to review the Black Country

Landscape Sensitivity Assessment (BCLSA) prepared by LUC September 2019. n particular, we have been

asked to ascertain whether the applied sensitivity of Moderate-High is an accurate representation of the

parcel of Land at Stencil's Farm, Aldridge Road, Walsall, identified as SA-1X119-WAL / SA-0066-WAL in the

Black Country Plan Assessment Report and is located Within parcel BL32 in the LUC Landscape Sensitivity

We have reviewed the BCLSA assessment methodology and note the following caveats and qualifications

that have influenced the assessor to reach their conclusions on sensitivity to residential development for the

various land parcels.

The purposes of the study and assessment methodology states the following qualifications in the introduction:

• I 6 The study concentrates on understanding the sensitivities to development and does not address potential

landscape capacity in terms of the quantity of built development, as this is a further stage of assessment

that is dependent on a much wider range of considerations other than landscape and visual effects (such as

highways impact. effects, archaeological constraints and Other and

factors) and consideration of cumulative development, landscape objectives and thresholds of acceptable

_ 7 The Study highlights like/y landscape and sensitivities Within each assessment area and provides a

broad landscape character based assessment rather than a 'e gel assessment as might be required for a

planning application.•

Furthermore in 3; paragraph 3.3, Page 7;

"Judging landscape character sensitivity requires professional judgement about the degree to which the

landscape in question is robust, in that it is able to Change Without adverse imp-acts on

Character, This involves making about whether or not Significant Characteristic elements Of the

landscape will be liable to and whether important aesthetic aspects of character be liable to

This is further qualified in Tab e (Page

"Note that the weran rating based in professional judgement and in some cases one criterion may

be sufficient to result in a judgement Of high sensitivity

Therefore, it is clear that final judgements have been made based on intuition guided by the assessors

subjective experiential rationalisation, Va and reasoning and this is Obviously subjective and open to

variation from one assessor to another.

The methodology section (Paragraph 3.5: Page 7) also states that

"This landscape Sensitivity Assessment is a strategic-level study which considers the landscape and visual

1.9.

1.10.

1.8.

1.9.

1.10.

sensitivity of each area to the principle of built development, without knowing the specific size or exact

location of development (as this would be detailed at the planning application level)."

And when describing the purpose of the study (Paragraph 1.7):

"The study highlights likely landscape and visual sensitivities within each assessment area and provides a

broad landscape character based assessment rather than a site level assessment as might be required for a

planning application."

Although both desk and field study is important and will contribute to an accurate judgement being made

on sensitivity there is an apparent flaw in the process whereby large parcels of land that possess varying

andscape qualities are grouped together and the value judgements for the higher levels of sensitivity have

been applied as a blanket grade to areas which obviously should be of a lower sensitivity.

The criteria selection is based on the attributes of the landscape most likely to be affected by development

and considered both 'landscape' and 'visual' aspects of sensitivity. The criteria are:

• Scale (the scale of the landscape);

Landform (the topographical complexity of the landscape);

Landscape pattern and time depth (the complexity of landscape pattern and the extent to which the

landscape has 'time depth' — a sense of being a historic landscape);

• Natural character (the presence of natural or semi-natural features that are important to landscape

character);

• Built character (the extent that built character contributes to landscape character);


Recreational value (the value of the area for recreation in which experience ofthe landscape is important);

Perceptual aspects (qualities such as rurality, traditional land uses with few modern, human influences,

sense of remoteness or tranquility);

• Settlement setting (the extent to which the area relates or contributes to the form and pattern of

existing adjacent settlement, and the character of the adjacent settlement edge);

• Visual prominence (visual prominence of the area and the character of skylines); and

nter-visibility (the degree of inter-visibility with surrounding designated landscapes and the ro e the

area plays in contributing to valued views).

[Table Headings Sensitivity /Definition]

High / The landscape has strong character and qualities with notable features which are high y

sensitive to change as a result Of introducing built development


Moderate-

High, Moderate / The landscape has some distinctive characteristics and valued qualities, with some

sensitivity to change as a result Of introducing built development


Low-moderate, Low / The landscape lacks distinct character and qualities and has few notable features, or is

robust with regard to introducing built development


1.1 1.

1.12.

1.13.

1.14.

1.15.

A three-point rating from 'low' to 'high' landscape sensitivity is used to illustrate levels of landscape sensitivity

for each individual criteria - i.e. how sensitive the character and quality of the landscape would be to change.

The overall levels of sensitivity were recorded on a five-point scale (low, low-moderate, moderate, moderate-

high and high, the guideline definitions of sensitivity levels are as follows:

The parcel BL32 Walsall is approximately 228.83 ha in total and the Stencils Farm site is approximately 37.8ha

and represents only about 14% of the total parcel. Therefore, it is likely that within such a large parcel there

will be multiple attributes that have varying degrees of sensitivity, for example the natural characteristics

may change within the parcel and contain many attributes such as SLINCs that contribute to sensitivity levels

within confined areas of the parcel. The three point criteria therefore will require a generalisation in order

to reach a judgement on the parcel where in reality there may be a granularity within the landscape that is

difficult to express within a three point criterion.

Therefore, the flaw in assessing the accuracy of the sensitivity within each parcel is the blanket grade of the

highest sensitivity being applied to the whole parcel whereby a further degree of granularity would likely

lead to a refinement of grades resulting in low sensitivity areas being identified alongside higher sensitivity

areas.

This is certainly evident when considering Parcel BL32 (Figure 1, Landscape Sensitivity Assessment - Walsall

Borough) where at a localised level it is difficult to see how the parcel can be considered as having a Moderate-

High landscape and visual sensitivity in places where its is adjacent to the settlement edge and runs along

major routes such as the A545and the A461 whilst being assessed as being on a par with the landscape and

visual sensitivities in other areas within the parcel such as the area around Rushall Hall Scheduled Monument,

Park Lime Pots Local Nature Reserve, Daw End Railway Cutting SSSI and the canal corridor.

1.16.

1.17.

However, it is worth noting that this study should be considered as a starting point and further assessment

on the particular site will be required when considering future planning applications:

"Whilst landscape sensitivity assessment results provide an initial indication of landscape sensitivity, it should

not be interpreted as a definitive statement on the suitability of individual sites for a particular development

or land use change. It is not a replacement for detailed studies for specific siting and design and all proposals

will need to be assessed on their own merits." (Paragraph 3.27; Pagel 4).

The following is a more detailed analysis of what the likely sensitivities of the areas within and surrounding

the Stencils Farm site would be if subjected to a site specific landscape and visual appraisal .

2. LAND AT STENCILS FARM WITHIN WALSALL BL32 ANALYSIS AND REVIEW

2.1.

2.2.

The site (SA-0019-WAL / SA-0066-WAL) - Land at Stencil's Farm, sits within Parcel BL32 Walsall and the

sensitivity of the landscape and the visual amenity is deemed to be Moderate - High according to the BCLSA.

However, when the narrative and accompanying plans are analysed in detail it is apparent that the sensitivity

of the landscape covered by BL32 is variable and the area within the Stencils Farm site boundary is not




2.3.

2.4.

2.5.

2.6.

considered to be as high as other areas within the wider parcel, which also shows varying degrees of sensitivity.

Within the parcel there are areas which demonstrate higher levels of sensitivity such as the Daw End Railway

Cutting SSSI , Park Lime Potts Nature Reserve, and the setting of the Rushall Hall Scheduled Monument and

Conservation Area. These are demonstrated in Figure 2. Therefore, the Stencils Farm site has been assigned

a higher landscape sensitivity purely on its location within a wider parcel that happens to have some higher

sensitive areas as described above.

As suggested in the BCLSA, and highlighted in paragraph 1.12 above, further analysis needs to be undertaken

regarding the sites suitability for development. The accompanying Vision document, Landscape and Visua

Appraisal (LVA), LVA Addendum and Planning Statement provide further supporting analysis regarding the

sites suitability.

Even within the Stencils Farm site there are varying degrees of sensitivity, from large expanses of species

poor agricultural land adjacent to the settlement edge to localised hedgerows with the SLINC designation.

Further analysis of the site will ensure that any development is located in the appropriate place.

The Site Assessment Report states the site has the Moderate-High Landscape Sensitivity to residential

development. It states that "Large scale development would disrupt the small scale field pattern which contributes

to the settlement setting of Walsall, Aldridge and Rushall." However, the site is primarily made up of a large

scale fie d pattern, with the smaller more intimate fields being located within the wider parcel, in particular

in the area to the east of Daw End Branch Canal which is beyond the site boundary.

2.7.

2.8.

2.9.

2.10.

2.11.

The landform is varied within the site with some undulating landform that falls towards the canal from the

north and east and towards the A454 to the south, and although there is an evident incline this does not

appear to be overly dramatic or a particular distinct landscape feature on the site but consideration will be

given to mitigate any visual sensitivity effects within the development of the masterplan.

The boundaries to the fields are vegetated with hedgerow and trees in varying conditions. There are sections

of hedgerow that have been designated as a SLINC, and there are proposals to extend the designation to

include an area in the southern eastern potion of the site in order to protect further hedgerows and established

habitats along the ecological corridor. These will be retained and left undeveloped as part of the proposals,

however there will enhancements to the green infrastructure which provide opportunities to further extend

the wildlife corridors and increase biodiversity levels.

The western boundary lies adjacent to the settlement edge of Walsall and is bound to the south by the A454

which have low levels of sensitivity, as do the expanses of species poor agricultural land which also have low

sensitivity.

The Daw End Branch Canal Corridor / Beacon Way National Trail adjacent to the site, the existing wetland to

the north of the site and the hedgerows designated as Sites of Local Importance for Nature Conservation

(SLINC) have a higher landscape sensitivity and are localised beyond the site boundary.

n light of the above analysis and review it is more likely that the overall sensitivity of the landscape within

the Stencils Farm Stencils Farm site will be moderate.
2.12.

Figure IA illustrates how this will be appear in the Walsall plan produced by LUC should the CPA accept this

proposal for amendment.

3. CONCLUSION

3.1.

3.2.

3.3.

3.4.

3.5.

t is apparent that the lack of granularity within the parcels of the BCLSA combined with the methodology is

providing an assessment with distorted broad brush and skewed gradings regarding landscape and visual

sensitivity.

This is not a result of error as it is acknowledged up front in the document that "Whilst landscape sensitivity

assessment results provide an initial indication of landscape sensitivity, it should not be interpreted as a definitive

statement on the suitability of individual sites for a particular development or land use change. It is not a

replacement for detailed studies for specific siting and design and all proposals will need to be assessed on their

own merits."

Therefore the assessment should be seen as a starting point and further analysis should be applied within

the parcels as it becomes apparent that there are areas of lesser sensitivity that would not be susceptible to

residential development.

The sensitivity grading is therefore not reflective of the more fine granular nature of the wider character area

which means it usefulness and effectiveness as a tool to inform or strongly influence an assessment for a

specific site such as Land at Stencil's Farm is obviously flawed and will not provide the local authority with an

accurate and helpful evidence base for making decisions on site allocations.

Furthermore, the study is effectively sterilising areas of potential development which are of a lower sensitivity


3.6.

3.7.

which goes against the principles of the Landscape institute Guidelines: "The approach advocated in GLVlA3 is

based on the commonly adopted premise that development should be more readily accepted in the least sensitive

areas and should avoid areas that are highly valued for their scenic, nature conservation, historic, recreational and

perceptual qualities such as tranquility and remoteness, particularly those areas safeguarded by international or

national designations and those where the cumulative effects of existing and consented schemes limit further

development."(Ref: Paragraph 4; Page 3 of assessment methodology & summary).

This suggests that within the parcels consideration should also be given to identify lesser sensitive areas and

in this case the Land at Stencil's Farm.

The above acknowledges that more detail studies are required for understanding the particular sensitivities

for individual sites and therefore it is not appropriate for the higher level study to be used solely as a document

for judging the landscape and visual sensitivities as described and referred to in the Draft Black Country Plan

Site Assessment Report August 2021.



FIGURE 1 and IA

Landscape Sensitivity Assessment Plan - Walsall Borough (PGLA adapted)

[Page 7-9]


FIGURE 2

Parcel BL32 - Plan demonstrating key landscape attributes with the parcel

[Pages 10-11]


FIGURE 3
Landscape Site Appraisal

[Pages 12-13]

--------- LANDSCAPE SENSITIVITY REVIEW ENDS ------

[Attachment: Visual Appraisal Addendum]

































LANDSCAPE + VISUAL APPRAISAL ADDENDUM
LAND AT STENCIL'S FARM I ALDRIDGE ROAD I WALSALL



Prepared for BLOOR HOMES MIDLANDS OCTOBER 2021
STE1804_LVA02

FINAL REPORT













CONTENTS


PAGE

01 INTRODUCTION 03

02 LANDSCAPE BASELINE SUMMARY 03

03 EXISTING SITE AND PROPOSALS 04

04 POTENTIAL LANDSCAPE AND VISUAL EFFECTS 05

05 LANDSCAPE STRATEGY AND MITIGATION 10

06 RESIDUAL EFFECTS 11

06 SUMMARY AND CONCLUSIONS 13

FIGURES 15






















































LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 2
1. INTRODUCTION

1.1. PGLA Landscape Architects have been commissioned by Bloor Homes Midlands to provide an Addendum to the Landscape and Visual Appraisal in support of the representations to the Draft Black Country Plan 2039 (Regulation 18) Consultation.

1.2. This Addendum will analyse the potential effects that a proposed residential development at Land at Stencil's
Farm, Aldridge Road, Walsall, may have on the surrounding landscape and visual amenity.

1.3. This study will consider the potential effects in regard to a proposal to secure this site a residential allocation in the emerging Black Country Core Strategy Review. The proposal will be for the delivery of approximately
350 market and affordable homes with a range of housing sizes and tenures complete with new areas of public open space set within an existing landscape framework.

1.4. PGLA prepared a Landscape and Visual Appraisal (LVA) for Bloor Homes Midlands in December 2018 for the delivery of approximately 700 homes, primary school and new local center with new areas of public open space. The methodology and baseline conditions set out in the PGLA (LVA) are still current and will be used for this assessment of the landscape and visual effects for a proposed development at Stencil's Farm for 350 homes.

1.5. Since the initial LVA was completed LUC prepared the Black Country Landscape Sensitivity Assessment, September 2019. The Assessment found that the site was part of a BL32, a large parcel that lies to the east of the settlement edge of Walsall and that parcel BL32 has a moderate-high level of sensitivity.

1.6. However, the assessment states that:

"Whilst landscape sensitivity assessment results provide an initial indication oflandscape sensitivity, it should not be interpreted as a definitive statement on the suitability of individual sites for a particular development or land use change. It is not a replacement for detailed studies for specific siting and design and all proposals will need to be assessed on their own merits." (Paragraph 3.27; Page 14).

1.7. And that

"The study concentrates on understanding the sensitivities to development and does not address potential landscape capacity in terms of the quantity of built development, as this is a further stage of assessment that is dependent on a much wider range of considerations other than landscape and visual effects (such as highways impact, ecological effects, archaeological constraints and other environmental and sustainability factors) and consideration of cumulative development, landscape objectives and thresholds of acceptable change." (Paragraph 1.16)

1.8. Therefore this appraisal considers the landscape and visual effects on the proposed site at Land at Stencil's Farm as suggested within the LUC assessment in order to assess the site on its own merits and its ability to accommodate development rather than a generic assessment on a wider scale.

2. LANDSCAPE BASELINE SUMMARY

2.1. The site at Stencil's Farm, Walsall is located within the National Character Area (NCA) 67: Cannock Chase and Cank Wood and within the Barr Beacon & Aldridge Fields Character Area (WL09) as stated in the Black Country Historic Landscape Characterisation.

2.2. At a local level, the Designing Walsall SPD Character Assessment states that the site falls within the area noted as 'green belt land' but is adjacent to Character Type Central Suburbs and Character Area 8: Mellish Road.

2.3. The site does not fall within any landscape or environmental designations such as nature reserves, SSSl's or ancient woodland. However to the north of site lies the Daw End Railway Cutting 5551 and Park Lime Pits Local Nature Reserve lies to the north west of the site and a hedgerow within the site has a SLINC designation.

2.4. The site does not contain any listed buildings, scheduled monuments and is not within a designated




LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 3
conservation area. The Wyrley and Essington Canal Daw End Branch Riddion Bridge lies to the north of the site.

2.5. The site is located within Walsall Council and this assessment has taken into account the landscape related policies and documentation relating to landscape character and the visual amenity.

3. EXISTING SITE AND PROPOSED DEVELOPMENT EXISTING SITE
3.1. The proposed site is located at Land at Stencil's Farm, Aldridge Road, Walsall. It is on the north eastern settlement edge of Walsall and the approximate centre of the site is located at National Grid Reference SP
03447 99475.

3.2. The site which currently comprises agricultural land split into a series of fields, extends to approximately 37.8 hectares and is irregular in form with large scale field patterns. The land gently rises from the northern and southern edges to an elevated central area. The Park Lime Pits Nature Reserve and Country Park bounds the site to the north/north west whilst the Daw End Branch canal defines the north/north east edges.

3.3. The southern edge of the site is contained by the A454 Aldridge Road, which for almost the full length of the site's southern edge is dual carriageway and includes a traffic island which provides access to Calderfields Golf Club and the Di Ike pub/restaurant which are to the south. Vehicular access is currently taken from A454, Aldridge Road, Walsall.

3.4. The boundaries are mostly delineated by native hedgerows with mature trees in groups or as single specimens. Within the boundaries the majority of land cover is taken up with arable fields bound by partly removed hedges. One of the hedge alignments to the south is designated as a Site of Local Importance for Nature Conservation (SLINC). There is an area of semi-improved grassland located to the south west and is currently recommended to receive a SLINC designation and there is an area of wetland adjacent to the northern boundary.

3.5. The topography gently rises from the east to west from approximately 135m AOD to 150m AOD.

3.6. There is a Public Rights of Way (FP Wal59) that travels across the site that links Beacon Way to Aldridge Road on the southern boundary.

3.7. The site is not subject to designations such as conservation areas or SSSl's. A Grade 2 listed bridge is within close proximity (but outside of the site) to the north and provides pedestrian access across the Daw End Branch Canal.

PROPOSED DEVELOPMENT

3.8. The proposals aim to deliver circa 350 new homes as part of a mixed use development. The area of development will be concentrated to the western portion of the site and the land to the east that runs adjacent to Daw Bank Branch Canal will be retained as agricultural land (which equates to approximately
15.27 ha of the site area).

3.9. The development of this site will create a sustainable urban extension on the north eastern edge of Walsall.
The development shall integrate and become part of the existing settlement pattern of the town, whilst also being bounded, enclosed and softened by the retained hedgerows, associated trees and new complimentary native planting.

3.10. The development shall create a new high quality and outward looking gateway into the town. This new neighbourhood will be designed to create a series of high quality green spaces. These green spaces, along with wildlife corridors, ecological habitats and recreational footpaths/cycleways will be developed within an over arching and extensive Green Infrastructure network, linking the site to the local facilities, wider settlement and countryside, as well as buffering the site from the wider Green Belt.

3.11. The fringes of the neighbourhood shall use a range of outward facing properties, using a rural materials





LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 4
palette to create a softer and more appropriate rural fringe, enabling it to blend and integrate into the open countryside.

3.12. This organic approach works with the grain of the existing landscape and sympathetically overlays development. It will quickly mature and become a part of the setting and character of the wider town.



4. POTENTIAL LANDSCAPE AND VISUAL EFFECTS

4.1. This section assesses the potential effects that the proposed development may have on the landscape character as described in the baseline in Section 2 above. The nature of the receptor, (sensitivity), and the nature of the effect, (magnitude of change) have been considered, however, as this report is a landscape appraisal rather than a full LVIA only the potential significance of effects have been stated as stated in the Guidelines for Landscape and Visual Impact Assessments, Third Edition 2013 (GLVIA3) (Para 3.3 and Table3.1 ).

4.2. GLVIA3, suggests that potential landscape effects should be measured at three levels;

i) effects on the site;

ii) effects on the setting of the site; and

iii) effects on the broader landscape context.

4.3. It also offers guidance on measuring effects during the Operational Stage i.e. at point of completion; and also residual effects such as long term effects after a certain time period. In this case we have measured the effects of the development after ten yea rs.

4.4. Mitigation measures have also been considered and recorded as part of the appraisal to explain how the introduction of certain landscape treatments can help reduce the overall effect of any potential adverse effects.

4.5. The nature and magnitude of landscape and visual effects will change during the construction and development process. Some impacts may be severe, but short term, whereas others are minor impacts with residual effects, which may be of a permanent nature. In addition, some impacts could be mitigated by landscape and other measures, which will have benefits in the longer term. Potential impacts that may occur during the stages of the proposed development are summarised below.

4.6. Short term impacts are those that occur during the construction period. These are considered as follows:

• Site access, delivery and traffic movements;

• Earthworks and materials stockpiles;

• Construction equipment and plant;

• Utilities, including water and lighting;

• Temporary parking;

• Site compound and accommodation;

• Additional noise; and

• Additional mud to roads.

4.7. Construction impacts can be mitigated through use of good practice in construction management and through immediate restoration of areas such as site compounds used during the construction phase of the project. The residual impacts of construction will be very limited and overall are considered to be negligible.

4.8. Medium term impacts are those that occur on completion of the works:

• Presence of built structures

• New or modified access road, and

• New landscape planting.



LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 5
4.9. Long term effects are considered following the completion of the works, and can be considered as residual effects. These are similar to the effects on completion but may be partially or wholly mitigated by maturing proposed landscape infrastructure, site management and other development proposals.

LANDSCAPE EFFECTS

Potential Effects on the Physical Fabric of the Site

Operational Stage

4.10. This section assesses the potential landscape effects of the impact caused by the proposed development.
The assessment has been made based on the operational phase only as it is difficult to fully anticipate what the construction phasing of this project will be at this stage. However, in the initial instance it is usual that there will be short term temporary adverse effects during the construction stage. This will be closely regulated by a Construction Management Plan with controlled times and vehicular movements. The site is likely to be temporarily secured along the boundaries of the site with timber hoarding to reduce noise and adverse visual effects.

4.11. In general terms, changes to the landscape fabric will only occur within the application boundary for the proposed development. The impact of the proposed development on the site will cause long term effects on the landscape fabric through the removal of the existing agricultural fields which will be replaced with residential development, retail facilities, areas of public open space and associated infrastructure.

4.12. The site generally accords with the key characteristics of the Landscape Character descriptions described in the Landscape baseline (PGLA LVA December 2018), however the site falls outside the local character area descriptions for Walsall. The sensitivity of the site is deemed to be medium to account for the poor species agricultural land, location adjacent to the existing settlement edge, large scale irregular field pattern and takes account of the current hedgerow and recommended SLINC designation.

4.13. The degree of change is considered to be medium/major due to the obvious change to the fabric and cover of the landscape by the introduction of the proposed development. The design of the layout has focussed on keeping the development area close to the existing settlement edge of Walsall and retaining the agricultural fields are adjacent to the Daw End Branch Canal, introducing an eco park to the north of the site to provide a buffer to the adjacent Daw End Branch Canal and retain ecological beneficial attributes associated with the site.

4.14. The design intent is to retain the landscape features within the site where appropriate including the majority of boundary hedgerows and trees and wetland areas to the north of the site. The proposals seek to incorporate the existing landscape features and protect and enhance the more ecological sensitive features and retain large areas of agricultural land.

4.15. Therefore, the potential overall effect on the site are likely to be moderate major.

4.16. This accounts for the small scale loss of part of the hedgerow along Aldridge Road to allow for access and a change in the fabric and cover of part of the landscape within the site boundary from open fields to a residential development and large areas of POS and associated infrastructure with newly introduced planting.

4.17. The change will be permanent and deemed to be adverse initially, due to the dominating effects of the infrastructure and introduced built form.

Residual Effects

4.18. The proposal demonstrates that additional planting within the site and the substantial landscape buffer incorporated into Eco Park and in the areas of POS provide potential for mitigation to the adverse effects arising at the operational phase. These will not have matured sufficiently at the early stages after construction but after a period of time the introduced landscape elements will mature to soften the effects of the built development within the site and offer enhanced and positive benefits to offset some of the initial adverse effects of the development. It will create a softer settlement edge to Walsall and interface with the green belt. The materials of the development will be of an appropriate high quality and therefore offer the potential to





LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 6
provide an integration of the scheme into the wider landscape. Therefore, the nature of effects is likely to be
moderate leading to potential overall residual effects of moderate beneficial.

Potential Effects on the Landscape Setting of the Site

Operational Stage

4.19. At time of completion the noticeable effects on the setting of the development site will have taken place at the location of the newly introduced roundabout on the southern boundary adjacent to Aldridge Road. The remainder of the setting on the perimeters will remain intact and the hedgerows and trees will be retained to provide an immediate setting to the proposed development. The character of Aldridge Road is likely to undergo change with the visibility of the houses becoming apparent and this is assessed further in the Visual Effects Section.

4.20. The sensitivity to change of the setting is deemed to be low on Aldridge Road due to the urbanised character of the carriageway and small section that will be affected. The sensitivity of the western and northern boundaries adjacent to the Daw End Canal and proximity to the nature reserve is considered to be medium.

4.21. The nature of effects is likely to be minor as the majority of the perimeter vegetation will be retained and enhanced with additional landscape planting. The planting will help to extend the existing and retained wildlife and ecological corridors present within the site and the wider landscape, enhancing the overall biodiversity levels on site.

4.22. The potential significance of effects on the setting of the site are likely to be moderate adverse.

Residual Effects

4.23. The appraisal recognises that there will be a degree of change to the setting which will include the introduction of built form that contributes to the overall character combined with the introduction of further structure planting to the perimeters and within the areas of public open space to offset and reduce the adverse effects identified at the operational stage.

4.24. Therefore, the residual effects are likely to be minor beneficial.

Potential Effects on Broad Landscape Context

Operational Stage

4.25. This section describes the effects on the local landscape character area Barr Beacon and Aldridge Fields WL09
Character Area.

4.26. The nature of receptor (sensitivity) of this character area has been assessed as medium as it describes a general rural landscape bound by settlement. The site is not located within any nationally recognised landscape or cultural designations. The general quality of the wider landscape is agricultural with recreational and leisure facilities.

4.27. The public rights of way networks are relatively extensive and include National Cycle Routes, bridleway and national walking routes such as the Beacon Way.

4.28. The nature of effects (magnitude of change) has been assessed as minor. The proposed development will have no adverse effect on the broader character area. Change in views experienced by users of the rights of way within the immediate vicinity of the site and the character areas are assessed in the Visual Amenity section later in this document.

4.29. The proposed development will be introducing a number of new hedgerow plants and trees as part of the overall design and therefore the adverse effects are considered to be reduced by the beneficial effects that the planting and other landscape interventions will introduce.

4.30. The potential likely significance effects on this LCA has been assessed as minor moderate due to the associated landscape interventions which will improve the current condition and status of the landscape




LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 7
characters as described in Section 2 above.

Residual Effects

4.31. The overall landscape character area will benefit from the maturity of the introduced landscape which will help to integrate the mixed use development into the landscape and potentially enhance the ecological and biodiversity of the green infrastructure in and around the development site. The nature of effects (magnitude of change) has been assessed as imperceptible.

4.32. Therefore, the potential significance of effects are likely to be negligible due to the maturing of the proposed landscape planting.

VISUAL EFFECTS

4.33. This section considers the potential visual effects of the impact caused by the proposed development. The appraisal has been made based on the operational phase only as it is difficult to fully anticipate what the phasing and construction operations of this project will be at this stage.

4.34. The appraisal was carried out during Autumn when the deciduous trees and vegetation, on and surrounding the site, were starting to lose their leaves. The screening effect of the deciduous trees, hedgerows and understorey shrubs will therefore increase during the summer months and decrease during the winter months.

4.35. The potential landscape and visual effects noted in this document are those experienced during the operational phase of the development as well as the long term residual effects.

4.36. Figure X: Viewpoints Location Plan, illustrates the locations of the considered and identified visual receptors.

4.37. Viewpoints were selected on the basis of which locations provide the clearest views of the site and are also the most accessible to the public. Visual receptors have been analysed for the likely visual effects on the landscape and residential amenity from a relatively close range and from within the immediate setting. Medium to long-range views were tested within the area through site visits but many views towards the development are screened by the prominent built form that surrounds it and extensive vegetation within the vicinity and surrounding the site. This was verified by field study.

4.38. The ZTV (within the previous PGLA LVA) suggests that some views may be achieved from an extensive area around the site but these were discounted in the field due to the screening effects of extensive blocks of woodland and farm buildings. Likewise, views from the many of the surrounding footpaths are verified as non-existent.

Visual Receptors

4.39. The visual receptors are represented by viewpoints that consider the likely effects on the nearby settlements and residential amenity; recreational areas such as public footpaths, national trails and parks. Consideration has also been given to transport routes such as roads.

Settlements and Residential Amenity Receptors:

4.40. Within the vicinity of the site residential receptors include a relatively small number of dwellings on Mellish Road, Aldridge Road and Stencils Road to the south west of the site. There are a number of individual dwellings and farmsteads to the north of the proposed development, such as College Farm and Berryfields Farm, but these will have little to no visual connectivity with the site due to the existing landform and vegetation within the countryside. Likewise, the housing on the south western edge of Aldridge has limited inter-visibility with the proposed development site due the existing rolling landform and roadside hedgerows aligning the B4154. It may be possible to see the north western edge of the proposed development from the upper storey windows of dwellings facing Bosty Lane from some locations.








LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 8
Recreational Receptors

4.41. The site is visible from some parts of the Public Rights of Way (PRoW) network within the vicinity of the site primarily FP Wal 55, 56, 58, 59 and the Beacon Way. FP Aid 22 runs to the north of the Riddian Bridge and connects to Bosty Lane. The majority of the proposed site is visually contained by the mature planting along both banks of the Daws End Branch Canal, but it is likely that the upper storeys of the new housing in the northern parcels will be visible above and between the vegetation from a small number of locations on the footpath when looking southwards.

4.42. Views to the site from the public footpaths Wal55; 56 and 58 to the north west of the site are limited or non• existent due to the intervening hedgerows and dense block of woodland in the landscape. Likewise, views are limited or non-existent from the Beacon Way to the south east of the site and from the recreational sports ground to the north of Hayhead Wood.

4.43. The recreational receptors are represented by viewpoints 1-9.

Cultural Receptors

4.44. There are no listed buildings or scheduled monuments within the site boundary. However, Riddian Bridge is Grade 2 listed and crosses the canal to the north of the site. This receptor is represented by Viewpoint 6. There are also a number of listed buildings within the vicinity, and these are clustered to the west around Rushall Hall but have no visual connection with the development.

Transport and Road Receptors

4.45. These receptors include those using major and minor roads in the vicinity that experience some visibility of the site. In this case the only road in close proximity to the site are Aldridge Road and Mellish Road to the south and the side roads of Burton Farm Road, Mellish Drive and Stencills Road. Walsall Road travels towards Aldridge from the site to the east and Bosty Lane (B4154) travels along the south western edge of Aldridge to the north. Travelling receptors are considered to be low in terms of sensitivity to development.

Predicted effects on residential receptors

Operational Stage

4.46. The sensitivity of the residential receptors is deemed to be medium high due to the proximity of the existing built development of the settlement and major road infrastructure but also accounting for the status of the adjacent Green Belt.

4.47. Residential properties located on the western end of Aldridge Road directly opposite the south western parcel will experience a moderate degree of change in view at the operational stage. However, the new housing will be seen behind the Aldridge Road carriageway and landscape buffers and areas of POS and in context with the existing buildings on the north side of the road. The likely effects is moderate for these houses.

4.48. Houses in the immediate vicinity on Burton Farm Road, Mellish Drive and Stencills Road are likely to experience very limited visibility of the proposed development from some of the upper back rooms that looks eastwards towards the site boundary. The magnitude of change is likely to be minor.

4.49. It is likely that some of the houses on Bosty Lane will experience some views of the northern parcels of the proposed development from the upper storey windows, but the magnitude of change is likely to be minor. This will lead to moderate minor effect.

4.50. Other dwellings in the vicinity such as farmsteads on College Farm and Berryfields Farm will have limited or no direct views of the proposed development and it is anticipated that the magnitude of change will be imperceptible. Therefore, the likely significance of effects will be negligible.

Predicted Effects on Recreational Receptors





LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 9
Operational Stage

4.51. Public footpath Wal59 travels across the middle of the site in a general north to south direction and connects Aldridge Road with the Daw End Branch Canal and the Beacon Way. It is represented by Viewpoint 3. The sensitivity of the footpath to change for residential development is deemed to be Medium to account for the general landscape character features.

4.52. The alignment of the footpath will be maintained and incorporated into the green avenues and green infrastructure within the development proposals, but the long-range views of fields will be replaced by residential development. The likely magnitude of change is moderate major leading to the likely effects being moderate major.

4.53. The Beacon Way travels along the north eastern boundary to the site on the alignment of the Daw End Branch Canal. The sensitivity of the Beacon Way is considered to be high to account for its status as a national trail. The footpath and Beacon Way are represented by Viewpoints 4-9.

4.54. Viewpoint 4 demonstrates that there will be little visibility of the proposed development to the north west of the site, whilst Viewpoint 5-7 demonstrate there will be varying degrees of visibility in the vicinity of Riddian Bridge. However, most of the built form of the development will be set back into the site and the immediate agricultural fields adjacent to the canal will be retained as existing. Likewise, Viewpoints 8-9 will experience some visibility of the development, but it will be beyond a landscape buffer and seen as an advancement of the settlement edge. The magnitude of change will be minor to account for the existing vegetation of the canal side providing screening and the set back of the built form. The likely significance of effects is therefore moderate.

4.55. Viewpoints 1-2 represent public footpaths FP 55 and 56 and demonstrate that only a portion of the western parcels are likely to be visible from very limited locations due to the distance to the site and the extensive hedgerow vegetation and blocks of woodland within the landscape. The sensitivity of these footpaths is medium and the magnitude of change will be minor. The likely significance of effects is moderate minor.

Predicted Effects on Cultural Receptors

4.56. The are no predicted effects on the general heritage receptors from a landscape or visual perspective apart from what has been described above for the visual effects on Riddian Bridge. Please refer to the Heritage Assessment for information regarding further heritage related effects on the listed buildings, structures and scheduled monuments.

Predicted Effects on Travelling Receptors

Operational Stage

4.57. Viewpoints 1 and 9-14 generally illustrate the range of visibility that can be achieved from the roads when travelling nearby and it is clear that any experience of the proposed development will be in the form of glimpsed views of the built form of the development from gaps in the roadside vegetation on the south of the proposed development site. The sensitivity of the transport receptors is deemed to be low due to the speed of travel and the focus of drivers to the road. The most obvious location where change will occur is at the access point, and the magnitude of change will be moderate. The landform rises towards a ridge from the southern boundary and therefore only the edge of the southern parcels of development will be visible from Aldridge Road in areas where the vegetation is sparse in the hedgerows. The landscape strategy outlined in the next section proposes that the existing hedgerows and perimeter planting should be gap• filled and reinforced to provide screening in these locations.

4.58. Views from roads further north and east such as Bosty Lane and Walsall Road are limited to non-existent due the intervening landform and vegetation within the countryside. The likely effects on these transport receptors are likely to be negligible.

5. LANDSCAPE STRATEGY AND MITIGATION

5.1. The development of the layout for this site has taken the existing green infrastructure into account to provide a residential led mixed use development set within a substantial landscape structure.




LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 10
5.2. There are significant opportunities for new tree planting and landscaping within the site, and infill planting especially on the southern and northern perimeters.

5.3. The overall elements of the landscape strategy for the site can be summarised as follows

• Retention of the existing elements that make up the site's green infrastructure, such as tree and hedges and integrating these into the development, giving the scheme an immediate sense of maturity;

• Ensuring the gaps in the existing hedge adjacent to Aldridge Road and the Daw End Branch Canal are in-filled with native trees and hedge planting. Evergreen species of holly should be included in the mix to provide effective screening through the winter months;

• Ornamental and native hedge planting to be planted in and around the proposed development to soften the effects of the built form.

5.4. A range of trees to be introduced to reflect the street hierarchy including the central avenue and crescents.
Native trees should be planted in the Daw End Branch Linear Eco-Park as well as all other areas public open space.

5.5. The landscape strategy has been taken into account when considering the mitigation for the identified potential adverse landscape and visual effects arising at the operational stage of the proposed development and these have been reflected when considering the residual effects below

6. VISUAL RESIDUAL EFFECTS

6.1. Mitigation measures can be introduced to assist with the offsetting or reducing of any identified adverse effects and this includes introducing a robust landscape strategy and framework into the development including perimeter structure planting and linear parks. The buildings should be of such a quality to provide an attractive interface between the settlement and the wider landscape. The development should be reflective of the local vernacular in terms of materials and styles for the buildings and the landscape should be consistent with the overall character of the area.

6.2. The residual effects on the landscape character have been described above.

6.3. In time the planting will mature providing a substantial screen to the development from the general visual receptors and the potential significance of effects identified at the operational stage could be reduced to as described below:

Predicted Residual Effects on Residential Receptors

Residual Stage

6.4. The sensitivity of the residential receptors is deemed to be medium due to the proximity of the existing built development of the settlement and major road infrastructure.

6.5. Residential properties located on the western end of Aldridge Road directly opposite the south western parcel will initially experience a medium degree of change in view at the operational stage. However, the new housing will be seen behind the Aldridge Road carriageway and in context with the existing buildings on the north side of the road. The proposed tree and hedge planting to the southern boundary will mature over time and therefore the likely residual effects is minor for these houses.

6.6. Houses in the immediate vicinity on Burton Farm Road, Mellish Drive and Stencills Road are likely to experience very limited visibility of the proposed development from some of the upper back rooms that looks eastwards towards the site boundary. The magnitude of change is likely to be imperceptible when the landscape planting matures leading to minor residual effects.

6.7. It is likely that some of the houses on Bosty Lane will initially experience some views of the northern parcels of the proposed development from the upper storey windows, but the magnitude of change is likely to be Imperceptible when the planting in the linear and eco parks on the northern boundary of the development matures in time. This will lead to negligible residual effects.





LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 11
6.8. Other dwellings in the vicinity such as farmsteads on College Farm and Berryfields Farm will have limited or no direct views of the proposed development and it is anticipated that the magnitude of change will be minor or imperceptible. Therefore, the likely residual effects will be negligible.

Predicted Residual Effects on Recreational Receptors

Residual Stage

6.9. Public footpath Wal 59 travels across the middle of the site in a general north to south direction and connects Aldridge Road with the Daw End Branch Canal and the Beacon Way. The sensitivity of the footpath to change for residential development is deemed to be medium high to account for the general landscape character features.

6.10. The alignment of the footpath will be maintained and incorporated into the green avenues and green infrastructure within the development proposals and these will mature over time to provide a very robust landscape structure within the heart of the development. The likely magnitude of change is moderate minor leading to the likely residual effects being moderate.

6.11. The Beacon Way travels along the north eastern boundary to the site on the alignment of the Daw End Branch Canal. The sensitivity of the Beacon Way is considered to be high to account for its status as a national trail.

6.12. Most of the built form of the development will be set back into the site with large landscape buffers along the boundaries and within the site. This will mature in time and the magnitude of change will be minor to account for the existing vegetation of the canal side and within the site maturing providing filtered screening to the built form. The residual effects is likely to be moderate where the development can be seen.

6.13. Viewpoints 1-2 represent public footpaths FP 55 and 56 and demonstrate that only a portion of the western parcel are likely to be visible from very limited locations due to the distance to the site and the extensive hedgerow vegetation and blocks of woodland within the landscape. The sensitivity of these footpaths is medium high and the magnitude of change will be minor to imperceptible. The likely residual effects is Moderate Minor.

Predicted Effects on Cultural Receptors

Residual Stage

6.14. The are no predicted residual effects on the general heritage receptors from a landscape or visual perspective apart from what has been described above for the visual effects on Riddian Bridge. Please refer to the Heritage Assessment for information regarding further heritage related effects on the listed buildings, structures and scheduled monuments.

Predicted Residual Effects on Transport Receptors

Residual Stage

6.15. The sensitivity of the transport receptors is deemed to be low. The most obvious location where change will occur is at the points of access, including a new roundabout off Aldridge Road, and the magnitude of change will be moderate minor when the associated landscape planting matures over time and integrates the roundabout into the development and Aldridge Road. The landscape strategy proposes that the existing hedgerows and perimeter planting should be gap-filled and reinforced to provide screening in these locations and these will mature to integrate the development into the locality and provide localised screening and filtered views of the development. The residual effects are likely to minor.

6.16. Views from roads further north and east such as Bosty Lane and Walsall Road are limited to non-existent due the intervening landform and vegetation within the countryside. The likely residual effects on these transport receptors are likely to be negligible.






LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 12
7. SUMMARY & CONCLUSIONS

7.1. The site of the application is located at Land at Stencil's Farm in Walsall. The approximate centre of the site is located at National Grid Reference SP 03447 99475. The site currently comprises of agricultural land used for arable farming and is on the eastern settlement edge of Walsall. The Daw End Branch Canal runs along the northern and eastern site boundary with Aldridge Road running along the southern boundary.

7.2. The land gently rises from the northern and southern edges to an elevated central area. The Park Lime Pits Nature Reserve and Country Park bounds the site to the north/north west whilst the Daw End Branch Canal defines the north/north east edges.

7.3. The southern edge of the site is contained by the A454 Aldridge Road, which for almost the full length of the site's southern edge is dual carriageway and includes a traffic island which provides access to Calderfields Golf Club and the Di Ike Arms pub/restaurant which are to the south.

7.4. The boundaries are mostly delineated by native hedgerows with mature trees in groups or as single specimens. Within the boundaries the majority of land cover is taken up with arable fields bound by partly removed hedges. One of the hedge alignments to the south is designated as a SLINC. An area of semi• improved grassland is located to the south west and an area of wetland is adjacent to the northern boundary.

7.5. Vehicular access is currently taken from A454, Aldridge Road, Walsall. The proposals seek to retain access from Aldridge Road at the existing roundabout to Di Ike Pub and Calderfields Golf and County Club.

7.6. There is one Public Rights of Way (Wal59) on the site and there are numerous public footpaths within the vicinity of site including National Trail Beacon Way which runs around the north and east of the site.

7.7. The Proposed Development aims to provide a residential development for circa 350 homes and mixed use area set within a strong landscape framework that comprises of:

• the retention of the existing elements that make up the site's green infrastructure, such as tree and hedges and integrating these into the development, giving the scheme an immediate sense of maturity;

• Ensuring the gaps in the existing hedge adjacent to Aldridge Road and the Daw End Branch Canal are in-filled with native trees and hedge planting. Evergreen species of holly should be included in the mix to provide effective screening through the winter months;

• Ornamental and native hedge planting to be planted in and around the proposed development to soften the effects of the built form;

• A range of trees to be introduced to reflect the street hierarchy including the central avenue and crescents. Native trees should be planted in the Eco-Park as well as all other areas public open space.

7.8. The proposed development as described will be set within a strong retained and enhanced landscape framework and will seek to introduce additional structure planting and screening.

7.9. The assessment of the potential effects on the landscape concludes that there will be a moderate major change in the landscape fabric of the existing site as the proposed development and associated infrastructure are introduced. There is potential for any identified adverse effects being reduced over time as the planting and landscape framework within the site matures.

7.10. The setting of the site will benefit from the introduced planting to infill the gaps in the hedgerows, particularly on the southern and northern boundaries. The proposed development is likely to have an imperceptible effect on the broad landscape character. However, the landscape proposals are considered to be potentially beneficial as they reflect the species of the adjacent landscape and are consistent with the Landscape Character description for the Black Country.

7.11. The visual assessment that has been carried out has demonstrated that the proposed development will have some general effects on the immediate visual amenity along Aldridge Road and the Beacon Way, however, views into the site are mostly localised to the immediate vicinity of the site boundaries.

7.12. The residential amenity of the properties on Aldridge Road, Mellish Drive and Stencills Road will undergo

LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 13
varying degrees of change. However as the proposed landscape structure planting and the proposals seek to reinforce the screening, the residual effects are deemed to be moderate to negligible.

7.13. Further north properties on the south western edge of Aldridge will experience little to no visibility of the proposed development from principal rooms facing Bosty Lane but limited and glimpsed views of the site may be achieved from upper storey rooms.

7.14. The users of the public footpath networks will experience some moderate effects to the visual amenity at time of completion and the residual effects are likely to reduce to minor moderate as the proposed planting matures. The long to medium view range footpath network will experience negligible residual effects due to the existing settlements, landform and vegetation within the countryside.

7.15. In conclusion, the long term residual effects of the development are not likely to exceed moderate in terms of significance to the overall landscape and visual amenity. Potential adverse effects that have been identified to be present at the operational stage, especially on the site and its setting will be reduced and offset by the mitigation provided in the potential planting scheme described within the landscape strategy.

7.16. Therefore, the findings of this report demonstrate that the site is able to accommodate the proposed development without causing undue harm to the landscape character and visual amenity of the site and surrounding countryside and footpath network.

LANDSCAP.E AND VISUAL AP.P.RAISAL ADDENDUM 14

FIGURES

---------- VISUAL APPRAISAL ADDENDUM ENDS ---------

[Attachment: Development Options]

Land at Stencils Farm, Walsall
Development Options
October 2021
BLOOR HOMES Cerda Waterman Orion, pgla Landscape Architecture, e*SCAPE urbanists

Contents
Executive Summary
01: Introduction Page 06
02: Planning Policy Background Page 10
03: Working with the Site Page 12
04: Options for Creating a New Neighbourhood Page 24

 
Executive Summary
Purpose

This Development Options document has been prepared on behalf of Bloor Homes by a professional, multi-disciplinary team in support of the land at Stencils Farm, Walsall.

In recognition of the work which has been undertaken by the respective Black Country Authorities to review the Black Country Core Strategy and with it the acknowledged need to release a significant quantum of land from the Green Belt in order to deliver additional houses within the Black Country, this document re-emphasises the suitability of the land at Stencils Farm for residential development.

The primary purpose of this document is to demonstrate the site is suitable to be released from the Green Belt having regard to the purpose it serves and by consequence that the site is suitable and available to deliver a significant quantum of homes to meet the need which is identified across the Black Country. The site at Stencils Farm represents a logical and sustainable extension to Walsall on its eastern edge, contiguous with the existing settlement boundary and within close proximity to existing services, employment opportunities and public transport links.

Previously, Bloor Homes had submitted a Vision document setting out proposals for the potential development at Stencil’s Farm. Since then a Landscape Sensitivity Assessment (LSA) by LUC has contributed to the current draft strategic housing site allocations evidence base. We have reviewed those findings, offered our thoughts on the high level nature of that assessment, whilst also exploring an option to take account of LUC’s assessment; providing an alternative option which will still aid in meeting local housing needs.

This development options document therefore offers proposals for Stencils Farm that range in housing numbers from circa 370 homes to 700 homes, both options contain a strong green infrastructure network offering a positive contribution to the wider landscape setting of the site, canal corridor and wider rural landscape.

The following sections of this document set out the site specific approach to creating a sustainable and deliverable residential led development at Stencils Farm. Ultimately, it is a development which works with the existing landscape form, reintroduces some of the historic smaller grain field boundaries, takes full account of the site’s existing features and is therefore truly responsive to its context.

Through this process we will demonstrate Bloor Homes, credentials as a developer that is sympathetic to the environment in which they work and that the site at Stencils Farm represents a logical, sustainable and deliverable one which it is entirely appropriate to release from the Green Belt.

Bloor Homes looks forward to continuing a constructive dialogue with the BCA and is committed to promoting the land at Stencils Farm through future stages of the Core Strategy Review process.

Headline Benefits

Key benefits of the proposed scheme include the delivery of:

• approximately 370 to 700 market and affordable homes with a range of housing sizes and tenures to help meet the demand for new housing in the area;
• new areas of public open space;
• a new two form entry primary school (Option 1)
• a new Local Centre/Mixed use zone;
• a development which respects the adjoining neighbours in terms of providing landscape buffers between existing and proposed homes,
• a sensitive, high quality green infrastructure network that maintains and improves the wildlife corridors and biodiversity in the area, whilst maintaining/ reinstating much of the existing planting, hedgerows and trees; and
• a development which works with the existing constraints to ensure that the purposes of the retained Green Belt are strengthened, not diminished by creating this new sustainable urban extension.

1.0 Introduction
Homes at Stencils Farm

1.1 The Black Country Authorities (BCA,s) have published their Draft Plan in the form of the Draft Black Country Plan 2018-2039, with this Regulation 18 consultation open between 16th August and 11th October 2021.

1.2 The plan identifies an overall housing need of 76,076 across the BCA’s Councils. There is therefore an acknowledged significant supply shortfall for the plan period of a minimum of 36,819 new homes based on the most up to date Black Country Urban Capacity Review Update (2021 ), which increases to 38,469 taking account of a need to consider a reduction in the windfall numbers. This figure is likely to increase further as the evidence supporting the plan continues to be tested.

1.3 Given the urban areas within the Black Country are, for the most part, contained by the West Midlands Green Belt. The Draft Plan confirms that exceptional circumstances have been demonstrated in order to remove areas of Green Belt in order to meet both housing and employment needs.

1.4 As a consequence, the Draft Plan proposed to allocate a number of Green Belt sites, acknowledging this need and that the release of Green Belt sites needs to play a significant role in meeting the BCAs housing requirement over the Review plan period.

1.5 Bloor Homes are confident that this site, which adjoins the eastern edge of Walsall and is contiguous with the existing residential development is a logical, highly sustainable and therefore obvious candidate for site allocation in the Draft Black Country Plan.

The Opportunity

1.6 Previously Bloor Homes had submitted a Vision document setting out proposals for the potential development at Stencil’s Farm.

1.7 Based on the findings of the recent Landscape Sensitivity Assessment (LSA) by LUC which contributed to the current draft strategic housing site allocations we have reviewed those findings, offered our thoughts on the high level nature of that assessment, whilst also exploring an option to take account of LUC’s assessment; providing an alternative option which will still aid in meeting local housing needs.

1.8 This development options document therefore offers proposals for Stencils Farm that range in housing numbers from circa 370 homes to 700 homes both contain a strong green infrastructure network offering a positive contribution to the wider landscape setting of the site, canal corridor and wider rural landscape.

1.9 The site which currently comprises arable land is split into a series of large fields and extends to approximately 37 .8 hectares. The land gently rises from the northern, eastern and southern edges to an elevated central area. The greater part of the western boundary abuts existing residential development, fields abut the remainder of the site to the west/north west whilst the Daw End Branch canal defines the north/north east edges. The southern edge of the site is contained by the A454 Aldridge Road, which for almost the full length of the site’s southern edge is dual carriageway.

1.10 Bloor Homes currently controls the land as illustrated in the Site Location Plan (Figure 01 :01) and is committed to the delivery of a high-quality, contextually responsive and comprehensive residential-led scheme providing much needed new housing and community facilities for the local area.

Creating A Strategic Gateway

1.11 Based on the previous work as set out in the Vision Document relating to 21st Century Garden Towns and Villages, the site is well located to create a new Garden Suburb as part of the wider Walsall conurbation. But not only a suburb but also a new gateway into the town, as described below.

1.12 Walsall has eight strategic routes into the town from the surrounding settlements, as illustrated in Figure 02:05. The A454, Aldridge Road connects the large settlement of Aldridge with Walsall. Stencils Farm creates the ideal opportunity to create a strong and positive gateway into the town from the north east.

1.13 The ,Aldridge Gateway, would provide a positive, welcoming and outward looking, finished edge to the town from this approach.

1.14 The new Green Belt boundary would be well protected by the canal and the on-site ecological buffers to create a well defined boundary and strong green gap between Walsall and Aldridge.

1.15 The Garden Suburb represents a very special opportunity to showcase what Walsall can achieve in a partnership between the public and private sectors.

1.16 The residential-led mixed use development at Stencils Farm will provide a strong, cohesive and strategically logical opportunity for Walsall to meet the demands of a growing population.

A Vision for the Stencils Farm

1.17 Our Vision for Stencils Farm sprang out of the appreciation of the surrounding context and features of the site itself, the panel to the right summaries that Vision which is still relevant to both options.

2.18 This new neighbourhood will create a sympathetic and high quality development set into a strong and bold network of green spaces, wildlife corridors, habitats and recreational footpaths/cycleways. All these elements form an integral part of the Green Infrastructure network, linking the site to the local facilities, adjoining suburbs and countryside via the already identified wildlife corridors which run through the whole borough of Walsall.

2.19 The masterplanning team has carefully considered all the opportunities and constraints to inform the options, which demonstrates that the site can comfortably accommodate a sustainable neighbourhood of between 350 to 700 dwellings. The proposals will enable the provision of a network of public open spaces for use by the existing and new members of the community.

2.20 The result will be a sympathetic, sustainable and integrated Gateway neighbourhood on the north eastern edge of Walsall, within a logical Green Belt release site, creating a strong addition to Walsall and complementing the surrounding neighbourhoods and green spaces.
 

"Bloor Homes' Vision for Stencils Farm will create a new sustainable urban extension on

the north eastern edge of Walsall.

The new neighbourhood shall create a new high quality, welcoming and outward looking

gateway into the town and will be designed following the principles of a 21st Century

Garden Suburb.

A network of green spaces, wildlife corridors, habitats and recreational footpaths/

cycleways will be developed within the proposed extensive Green Infrastructure network.

The Avenues, Streets, Greens, Mews and Squares shall be enclosed and overlooked by the

homes, schools and shops, creating a heart and focus to the neighbourhood.

The neighbourhood will develop its own unique character and contain a choice and variety

of homes. The fringes of the neighbourhood shall use a range of outward facing detached

properties, using a rural materials palette to create a softer and more rural fringe, enabling

it to blend and blur into the open countryside.

This organic approach works with the grain of the existing landscape and sympathetically

overlays development. It will quickly mature and become a part of the setting and character

of the wider town."







2.0 Planning Policy Background
Housing Need

2.1 As has already been set out in the preceding section 2.6 of this document, there is a significant supply shortfall within the Black Country for the plan period.

2.2 It is important to highlight that the housing need identified utilising the standard method only provides a minimum starting point for establishing housing need. It is likely that the minimum need identified would increase when factors such as affordability are taken into account.

2.3 The need to embrace a review of the existing Green Belt boundaries has been undertaken in the Draft Plan and this site in our opinion would be an appropriate site to remove from the Green Belt which performs better within the undertaken site assessments than other sites which have been allocated. Indeed, this site is considered appropriate for development and should be allocated in the plan aiding the BCA in meeting more of its need within its administrative area.

Green Belt Policy

2.4 Evidenced and justified exceptional circumstances exist in order for the Green Belt boundaries within the Black Country, and changes to the boundaries are proposed within the plan.

2.5 When reviewing Green Belt boundaries, the Framework, at paragraph 138 is clear, that the need to promote sustainable patterns of development should be taken into account. Furthermore, plans should give first consideration to land which is well served by public transport. Plans should also set out ways in which the impact of removing land from the Green Belt can be offset through compensatory improvements to the environmental quality and accessibility of remaining Green Belt land.

2.6 When defining new Green Belt boundaries, plans should, amongst other things: define boundaries clearly, using physical features that are readily recognisable and likely to be permanent.

2.7 With this in mind the land at Stencils Farm presents an excellent opportunity to deliver some of the identified housing need in a highly sustainable location without undermining the identified purposes which Green Belt land should fulfil.

2.8 As the revised presented master plan makes clear, the site immediately adjoins the existing eastern edge of Walsall where the development is concentrated, the site is well contained by the Aldridge road to the south. The canal corridor and areas between the site and the Nature Reserve will remain unchanged due to the generous buffer of POS on its eastern and western edge. The presence of these robust features and the creation of a defensible corridor along the canal corridor helps to contain the site both visually and physically and will ensure that a long-term defensible new Green Belt boundary is established.

2.9 The site has been assessed against the recognized Green Belt purposes which are enshrined within the Framework at paragraph 134.

a) to check the unrestricted sprawl of large built up areas

The site is well contained to the East, South, North and West by existing houses, the Aldridge road, with landscape buffers to the Daw End Branch Canal respectively. All these features provide permanent and robust boundaries that would clearly restrict the further expansion of the built form in these directions. Thus, there is no potential for unrestricted sprawl as a consequence of the site’s development. Accordingly, in terms of the site’s current performance against this purpose, it is concluded that it does not score highly.

b) to prevent neighbouring towns merging into one another

Aldridge, the settlement which is closest to the eastern side of Walsall lies just over a kilometre away to the north east. Whilst the development would bring the eastern edge of Walsall closer to Aldridge, there is no risk of any settlement coalescence on the basis that the proposed landscape buffers and Daw End Branch Canal would easily and physically contain the development site along its northern/northeastern/ eastern edges. Beyond the canal there would remain a significant quantum of open agricultural land in excess of half a kilometre in depth which would clearly maintain the separation between the two settlements.

c) to assist in safeguarding the countryside from encroachment

At a basic level there will inevitably be some degree of countryside encroachment as a result of almost all Green Belt land release. Nevertheless, the proposed development would simply infill a logical gap that is, as we have already demonstrated, well contained. Thus, the site at present does not perform a particularly strong role in safeguarding the countryside from encroachment but owing to the physical features which have been identified will, once developed, present a robust settlement edge that would be difficult to extend beyond.

d) to preserve the setting and special character of historic towns

The Stencils Farm site is not part of, or adjacent to any Conservation Area and does not contain any listed buildings. Its development would not have any impact on any such area or other designated heritage asset. Accordingly, the site does not perform strongly against this purpose

e) to assist in urban regeneration by encouraging the recycling of derelict and other urban land

The BCA’s acknowledge that there will be scope to provide for some housing within the urban area but as the emerging evidence base already acknowledges, there is insufficient capacity within the Black Country’s urban areas to accommodate the level of housing growth that is required during the plan period. Accordingly, the inclusion of this site within the Green Belt serves no real purpose in assisting in urban regeneration because edge of settlement Green Belt release is required in order to meet identified housing need. The development of the site will be of no consequence to the development or redevelopment of any smaller windfall site within the urban area.
 
Green Belt purposes, a summary

2.10 As is evident from the commentary above the land at Stencils farm does not perform strongly against any of the framework’s stated green belt purposes. The , site benefits from appropriate containment by robust features which would prevent further expansion of Walsall to the North East, East, and South which in turn would prevent any risk of settlement coalescence with Aldridge. Furthermore, the topography of the site is such that when viewed from Aldridge road no long distance views are possible that the site is viewed very much in its immediate context.

2.11 Whilst there will be some loss of countryside as there will with any greenfield site, the land at Stencils farm does not perform any particular function in safeguarding the wider countryside from encroachment.

2.12 The BCA’s acknowledge that Green Belt release will be necessary to deliver the quantum of homes that are required within the housing market area and thus the exclusion of this land from the Green Belt and its subsequent development will not prejudice the ability for smaller windfall sites to come forward within the urban area.
2.13 For these reasons, the site represents an obvious candidate for release as part of the BCA’s overarching Green Belt review in order to facilitate the site development to provide for a significant quantum of homes in a highly sustainable location in order to assist in meeting the identified housing need across the Black Country

3.0 Working with the Site

Introduction

3.1 This site has been intensively farmed for many years and has been used primarily for arable crops with the original field patterns lost as the fields were enlarged. Some smaller fields and their associated hedgerows have been retained for livestock grazing on the peripheries of the site.

3.2 There are remnants of the former field patterns and areas of ecological interest in the form of native hedgerows, associated watercourses, wetland flushes and tree stands. These existing features will form the backbone of the Green Infrastructure network and shall inform the layout of the proposed neighbourhood.

3.3 e*SCAPE follow the principles of ,landscape-led, masterplanning, whereby the existing site features, land form and general flow of the landscape and surrounding context govern the form and scale of the development. Indeed this approach is as much grounded in ,New urbanism, as any other.

3.4 New urbanism in itself calls on a rediscovery of walkable neighbourhoods and the priority of walking, cycling and public modes of transport over private motor vehicles. The approach thus allows streets to be taken back by communities as social spaces, as opposed to domination by the car. New urbanism in turn has its roots in the Garden Cities, Towns, Villages and Suburb movement of the early 20th Century.

3.5 Such an approach works with the grain of the townscape and landscape in which it sits, creates a place which has a varied mix and density of housing and places homes within a green environment. The following paragraphs provide the material to aid our understanding, of the site and its surroundings.

Appreciating the Physical Context

3.6 In demonstrating that Stencils Farm represents an appropriate and logical location for development, Bloor Homes is also seeking to understand how the site interacts with the town, surrounding settlements and countryside, so that future development can be integrated into the townscape and landscape setting.

3.7 This appreciation of these levels of context which include both the local area and site, is set out below.

Local Context

3.8 The site sits within a good communications network within the West Midlands lying just to the east of Walsall Town Centre within the A454 Aldridge Road corridor.

3.9 The site lies in the metropolitan borough of Walsall and adjoins the established residential suburb of Longwood.

3.10 Historically Walsall emerged as a market town in the 13th Century and evolved from a village of just 2,000 people in the 16th Century to an industrial town of 86,000 by the 18th Century.

3.11 The town’s industries have changed throughout its industrialisation from coal and limestone extraction, to metal working, leather goods and more recently plastics, electronics, chemicals and aircraft parts.

3.12 The site is well located in terms of the current employment opportunities, being in close proximity to the Walsall Business Park, Aldridge Fields Business Park in Aldridge and the various business and industrial parks located in Walsall, as illustrated in Figure 03:01.

3.13 Walsall is home to various departments from the university of Wolverhampton which are located in the town centre and there are a variety of primary and secondary schools located locally to the site. In addition a new primary school is proposed on the proposed allocation site to the south offering additional places and capacity to the wider community.

3.14 The Di Ike Public House and Restaurant lies immediately across the A454, Aldridge Road from the site, with the Calderfields Golf and Country Club just slightly further south. A good number of other public houses, cafes and restaurants are located in the surrounding towns and settlements.

3.15 Walsall Town Centre is located just 1.5 miles from the site and offers a range of services and facilities including shops, pharmacies, medical services, art gallery, museums, hotels, restaurants and cafes.

3.16 The site has a series of bus stops located along its frontage with the A454, as illustrated in Figure 03:02 over page. The services include the number 6, 7,
7A, 7S and 40 providing connections to Walsall Town
Centre, Aldridge, Sutton Coalfield and Castlefort and the various stops in between.

3.17 In planning terms the site currently lies within the Green Belt as illustrated in Figure 03:02 but is well contained by the existing settlement edge, canal and Aldridge Road.

3.18 As is clearly indicated by Figure 04:02, even if the site is developed the remaining gap between Aldridge and Walsall will be substantial at more than 575 metres width to the site boundary. In addition, the intention is to provide a substantial eco-park along the site frontage with the canal which will increase the width of the separation to between 700 to 750m before any development will occur, depending on option.

3.19 In summary therefore both development options on the site:

• would form part of a new gateway to Walsall;
• would create a strong green infrastructure network and green corridor along the Daw End Branch Canal;
• create a new sustainable urban extension; and
• is enclosed by existing residential uses, the canal and Aldridge Road which represents enduring boundaries, which means there is no potential for further expansion to the east.

3.20 The proposed neighbourhood will be a residential led mixed use urban extension, with a clearly defined heart and a strong and active community.

Site Constraints & Opportunities

Introduction

3.21 As stated previously, Bloor Homes believe in developing proposals which complement the character of the local area, working with the natural grain and flow of the land and utilising existing natural and man• made features, which will give our evolving designs an immediate sense of place and maturity.

3.22 An important part of the masterplanning process is to understand the site and surrounding context in detail. Desktop and physical assessments have been undertaken by a multi-disciplinary team of consultants to inform the development of the opportunities and constraints plan, which is illustrated in Figure 04:03 over page. A summary of that work which has informed the formulation of the development framework is provided below. In summary, no technical barriers preventing the development of the site have been identified.

3.23 The site is bounded by the A454 Aldridge Road to the south which is separated from the site by an intermittent native hedgerow, woodland stands and intermittent trees which provide some screening of the site from the road.

3.24 To the east and north east the site abuts the Daw End Branch Canal before the canal swings north away from the site.

3.25 To the north west the site adjoins open fields with the Park Lime Pits Local Nature Reserve visible beyond them.

3.26 The eastern boundary consists of the former Stencils Farm and has an extant planning permission for residential development. This area and the adjoining established residential properties will require a sensitive treatment within the proposals for the site.
Landscape & Visual Appraisal

Landscape Character

3.27 The site is located within the Barr Beacon and Aldridge Fields Character Area (WL09) as documented by the Black Country Historic Landscape Characterisation document funded by English Heritage for the four Black Country Authorities, including Walsall. The document summarises the area as, "This area is the most rural landscape in Walsall, with field systems covering more than two thirds of its surface (although recreational land is also important). Four fifths (80%) of the area dates to before 1900. It is bounded on almost all sides by settlement, and in the north-east and south-east by the boundaries with Staffordshire and Birmingham respectively."

3.28 The site generally accords with the more detailed descriptions under the heading of Modern Character and highlights that the area is characterised by agricultural land and dispersed farms. It acknowledges that important recreational areas around Barr Beacon are within the character area and this is located to the south of the proposed development site. There are also three golf courses that were laid out in the 20th century in the area such as Druids Heath in the north of the character area, the Great Barr in the south and one adjacent to Walsall Arboretum in the west.

3.29 Farmland in the area is almost entirely enclosed field systems and t is likely that the earliest of these were created in the late medieval and early post medieval periods through the piecemeal enclosure of the open fields which once covered most of this area. There is some evidence of ridge and furrow earthworks surviving, however some of these fields have been subject to boundary loss, especially during the 20th century. To the east lie field systems enclosed during the late 18th/ early 19th century, which exhibit straight roads and boundaries typical of parliamentary enclosure.

3.30 Like the fields systems, the associated farms date from many different periods. The earliest have medieval origins, although the oldest surviving farm buildings date to around the early 18th century. Others have been rebuilt between the 18th and 20th centuries but have much earlier origins.

3.31 Two small clusters of housing lie in the centre of the area. One is a distinctive estate of large houses in woodland at Bourne Vale, dating to the inter/ post war period. It was built on the site of a landscaped park belonging to Bourne Vale House. The other is a number of detached houses from a similar period located on the Longwood and Erdington Roads south of Aldridge.

3.32 Also, south of Aldridge, small areas of woodland survive - originating from at least the 18th or 19th centuries. Some of these are areas of former limestone quarrying. A further survival is the heath land at Barr Beacon, which is the only area of what had once formed part of Cannock Forest to survive the planned enclosures of the 18th/19th century.

3.33 The area of proposed development is located at Land at Stencils Farm, Aldridge Road, Walsall. It is on the north eastern settlement edge of Walsall within the Birmingham Green Belt designation.

3.34 The site which currently comprises agricultural land split into a series of fields, extends to approximately 37.8 hectares and is irregular in form.

3.35 The land gently rises from the northern and southern edges to an elevated central area. The Park Lime Pits Nature Reserve and Country Park bounds the site to the north/north west whilst the Daw End Branch canal defines the north/north east edges.
3.36 The southern edge of the site is contained by the A454 Aldridge Road, which for almost the full length of the site’s southern edge is dual carriageway and includes a traffic island which provides access to Calderfields Golf Club and the Dilke pub/restaurant which are to the south.

3.37 The boundaries are mostly delineated by native hedgerows with mature trees in groups or as single specimens. Within the boundaries the majority of land cover is taken up with arable fields bound by partly rem oved hedges. One of the hedge alignments to the south is designated as a Site of Local Importance for Nature Conservation. An area of semi-improved grassland is located to the south west and an area of wetland is adjacent to the northern boundary .

3.38 The topography of the proposed development area gently rises from the east to west from approximately 135m AOD to 150m AOD. There is a Public Rights of Way (FP Wal59) that travels across the site that links Beacon Way to Aldridge Road on the southern boundary. A Grade 2 listed bridge is within close proximity (but outside of the site) to the north and provides pedestrian access across the Daw End Branch Canal.

3.39 PGLA Landscape Architects have prepared a Landscape and Visual Appraisal (LVA) for Option 1 and provided an updated Landscape and Visual Appraisal Addendum to take account of the potential effects of Option 2. The studies have identified the landscape to be Medium sensitivity which is based on an assumption that the site will need to be released from the Green Belt to be developed.

3.40 The assessment of the potential effects on the landscape concludes that there will be a moderate major change in the landscape fabric of the existing site as the proposed developments and associated infrastructure are introduced, however, there is potential for any identified adverse effects being further reduced over time as the planting and landscape framework within the site matures.

3.41 The setting of the site will benefit from the introduced planting to infill the gaps in the hedgerows, particularly on the southern and northern boundaries. The proposed development is likely to have an imperceptible effect on the broad landscape character. However, the landscape proposals are also considered to be potentially beneficial as they reflect the species of the adjacent landscape and are consistent with the Landscape Character description for the Black Country.

Visual Amenity

3.42 The site is located on mixed arable and pastoral farmland with gently rolling landform to either side of a central ridge. The landscape is adjacent to the eastern edge of the urban area of Walsall.

3.43 Sensitive visual receptors are identified as being localised to the western and northern edges accounting for the interface with the existing residential area of Walsall and the Daw End Branch Canal which forms a well vegetated and defensible boundary to the development site. The southern boundary is adjacent to Aldridge Road.

3.44 There is one public footpath (Wal59) that crosses the proposed development site and travels north to south linking Aldridge Road to the Beacon Way and the B4154 just the south of Aldridge to the north of the site. There will be an obvious change in view to these receptors as residential housing is introduced but the landscape strategy outlines the mitigation measures that will be introduced as part of the two development options to reduce any potential adverse effects on the visual amenity of these receptors.

3.45 Generally, the proposed development site is visually well contained when viewed from further afield. Views from the west and south are screened by the existing Walsall settlement and from the north and east by Aldridge and the vegetation on the B4154 roadside and within the hedgerows in the landscape and canal corridor.

3.46 It is likely that some immediate views are achievable into the site from Aldridge Road and to some degree from Walsall Road to the east, but these will be sporadic and limited due to the landform and vegetation within the existing countryside. The landscape strategy will ensure that appropriate planting is introduced to provide mitigation for any identified adverse effects.

3.47 The visual assessment that has been carried out has demonstrated that the proposed development will have some general effects on the immediate visual amenity along Aldridge Road and the Beacon Way, however, views into the site are mostly localised to the immediate vicinity of the site boundaries.

3.48 The residential amenity of the properties on Aldridge Road, Mellish Drive and Stencils Road will undergo varying degrees of change. However, as the proposed landscape structure planting and the proposals seek to reinforce the screening, the residual effects are deemed to moderate to negligible.

3.49 The users of the public footpath networks will experience some moderate major effects to the visual amenity at time of completion and the residual effects are likely to reduce to minor moderate as the proposed planting matures. The long to medium view range footpath network will experience negligible residual effects due to the existing settlements, landform and vegetation within the countryside.

3.50 A substantial degree of visual separation will be maintained from the south of Aldridge to the northern built edge of the development due to intervening vegetation and this will be further enhanced by the separation provided by the planting within the introduced linear park immediately south of the canal on the development side.

3.51 Generally, it is not considered that any long term significant adverse effects will pervade in respect of the likely impacts on the landscape character and visual amenity.

3.52 Although any major development on a green field site will result in some landscape change, the LVA and LVA Addendum concludes that ,the development is likely to have an imperceptible effect on the broad landscape character, and whilst there ,will be some general effects on the immediate visual amenity along Aldridge Road and Beacon Way, views into the site are mostly localised to the immediate vicinity of the site boundaries.,

Existing Vegetation & Trees

3.53 A remnant field pattern of native hedgerows sub• divides the site into a number of field compartments, as illustrated opposite. Most of the hedgerows are very gappy and heavily flailed. However, the hedgerow which forms the Site of Local Importance for Nature Conservation (linear) as illustrated in Figure 04:03, as the designation suggests is physically of a better form and creates an important feature in the landscape of the site currently. All hedgerows shall be integrated into the development where possible as part of the green infrastructure network.

3.54 A number of mature native trees are located either within the hedgerows or fields and create a setting for the site and wider landscape.

3.55 The trees and hedgerows combine to filter views of the site from the wider area and all shall be retained where possible with only shorts breaks being created through the existing hedgerows to allow access between the field compartments.

Drainage & Flood Risk

3.56 The site has been subject to a preliminary flood risk assessment and consideration of the surface water drainage discharge options. Infiltration potential and foul water discharge solutions have also been considered.

Fluvial Sources

3.57 Several watercourses are situated within reasonable proximity of the site. Notably the Daw end branch canal is the largest river in the vicinity and it flows along the eastern boundary of the site. A further small water course channel is shown to flow from the larger of the two lakes that are situated within the park lime pits local nature reserve which lies some 0.4 km beyond the north west boundary of the site.

3.58 The entire development site is located within flood Zone 1 based on the EA’s mapping and thus has a less than 1 in 1000 annual probability of river or sea flooding in any year. Thus, it has the lowest probability of flooding as defined in national planning policy.

3.59 Whilst the site also lies in close proximity to the Daw End Branch Canal, the management of this watercourses is such that it presents an extremely low risk of flooding.

3.60 Furthermore, the topography of the site is such that it increases as progress is made away from the existing watercourses which consequently provides additional flood resilience.

3.61 Accordingly, it is asserted that there is an extremely low risk of flooding from both natural and artificial fluvial sources.
Pluvial Sources

3.62 In terms of surface water flooding, the Environment Agency’s maps indicate that the majority of the site is in an area classified to have a very low risk of surface water flooding. There are a limited number of areas within the site that are affected by surface water flooding, it should be noted that all accumulations/ flow paths are shown to flow away from the site in accordance with the local topography. Thus in terms of establishing an overall risk of flooding from surface water sources, it is concluded that the risk is a low one.

3.63 Nevertheless, preliminary mitigation strategies have been explored in order to deal with any residual risk. Firstly it is recommended that developed areas of the site are prioritised on elevated land and situated away from any local drainage ditches. Site boundaries, where surface water flooding may occur would be best suited to areas of public open space which could also include the provision of sustainable drainage features. Secondly, it is proposed that the development will include a positive surface water drainage system that will intercept the majority of run• off generated within the site itself. This will minimise the risk to new buildings in addition to reducing the risk to others across the wider area. The overall effect will be to provide a significant reduction in surface water flow rates post development through the utilisation of this sustainable drainage system.

3.64 In addition to potential sources of fluvial and pluvial flooding, the drainage assessment also considers the development site’s infiltration drainage potential. Desktop research reveals that the ground conditions are however such that infiltration based drainage is unlikely to be suitable. Nevertheless, infiltration testing will of course be undertaken to further explore the potential for drainage by this mechanism as the development site progresses through the plan making process.

3.65 In terms of foul water disposal, initial investigations suggest that a pumping station will be required to convey flows to public foul sewers which are assumed to be present within the Aldridge Road to the south of the site.

3.66 Accordingly, the preliminary drainage and flooding assessment concludes that the site is at low risk of flooding from both fluvial and pluvial sources and that there are no particular constraints which indicate that subject to a suitable sustainable drainage strategy, any sources of flooding could not be satisfactorily mitigated.

Ecology

3.67 Preliminary ecological assessment of the site has been undertaken. In the main, the site comprises two grassland fields in arable use which are of relatively limited ecological value. The field in the south west corner of the site is less intensively managed however and does present the potential to support reptiles. Their presence would be confirmed by further survey work.

3.68 Ordnance Survey mapping also indicates that a pond is located in this south west area too but initial survey work indicates that it is likely to only hold water during very heavy rainfall events. There is an absence of any wetland vegetation here and there are no records of any Great Crested Newts (GCN) within the local area. Nevertheless, should this pond hold any water during the GCN breeding season, further survey work should be undertaken.

3.69 Confirmed wetland in the northern part of the site holds the greatest ecological value. This presents an opportunity for retention and enhancement as part of the development proposals.

3.70 The field margins support a range of box cut hedgerows and thick tree belts containing a number of mature specimens. These margins provide foraging opportunities for bats and accordingly, further survey work will be undertaken to establish activity and mitigation as necessary. further survey work will be undertaken to confirm the extent and importance of this sett and any others.

3.71 In summary, through further survey work and appropriate mitigation the existing ecological value of the site can not only be safeguarded but there are numerous opportunities for enhancements across a wide range of flora and fauna.

Heritage & Archaeology

3.72 The development site has been subject to a comprehensive desktop heritage assessment undertaken by Orion Heritage which, in accordance with the Framework draws together all available archaeological, historic, topographic and land-use information to clarify the heritage significance and archaeological potential of the site.

3.73 There are no designated archaeological assets within the site or indeed within the wider area which surrounds the site such that their significance would be impacted by the proposed development.

3. 74 Whilst there are designated heritage assets to southwest of the site, namely the registered Park and Garden of the Arboretum and the Arboretum Conservation Area, the site does not form part of the setting of either of these designated heritage assets and furthermore does not contribute to their significance.

3.75 The Daw End Branch of the Wyrley and Essington canal which contains the site to the north east/east is a non-designated heritage asset. As has already been set out within this document, it significance will not be unduly impacted as a result of the development rather it presence has informed the masterplanning of the site, increasing the opportunities which are available to the public to enjoy it by improving the accessibility to it from the public realm and ultimately safeguarding its setting by virtue of the development of a eco-park adjacent to it along the site’s north eastern/eastern boundary.

3.76 Although no physical archaeological investigation of the site has taken place, desktop research has revealed that there may be the remains of a World War II camp within the site and further archaeological investigation will be undertaken as the plan making process continues.

3. 77 Nevertheless, on the basis of the historical information that is available, Bloor Homes heritage consultant concludes that there ,are unlikely to be any archaeological assets within the site of such significance that would preclude or constrain development or adversely affect the deliverability of the site.,

Public Rights of Way

3. 78 A Public Right of Way cross the site roughly from north to south as illustrated in Figure 04:03 and connects the site up to the fringes of Aldridge and the tow path of the Daw End Branch Canal. The majority of the route will be retained on its current alignment and within a green corridor.

3.79 Additional connections to the public right of way and the canal tow path will be created through the proposed extensive green infrastructure network to ensure the site is permeable and well connected to the surrounding areas.

Access & Movement

3.80 The development site’s immediate proximity to the A454 Aldridge Road to the south, provides obvious and easily accessible means of connection to the existing highway network. To this end, Waterman, the appointed transport consultant concludes that ,a safe and technically sound solution, which achieves the necessary visibility splays can be delivered. The site will integrate directly into the existing footpath network. Further, there are not considered to be any particular concerns in relation to the capacity of the existing network to accommodate the trips that the proposed development would generate.

3.81 More specifically, the access strategy would include the provision of two vehicular accesses from Aldridge Road, the first comprising an additional arm from the existing roundabout, the second a new a priority T junction further to the east.

3.82 Not only is the ability for the site to connect to the existing transport network excellent, the site also enjoys excellent sustainability credentials. A total of five bus services serve the immediate area providing access to various areas within Walsall as well as Aldridge and Sutton Coldfield. The two nearest bus stops to the site are approximately 120m and 260 m away from site to the south and east respectively.

3.83 Furthermore, Walsall has been identified as a ‘Sprint Corridor’ destination from Birmingham city centre along the A45. It is anticipated that this service will be operational by 2022 in order to support the Commonwealth Games and will incorporate some
20 stops in each direction with the journey time being around 40 minutes with priority given to ,Sprint, services at traffic signals.

3.84 The site also enjoys close proximity to Walsall railway station which is approximately 2 ½ km away. There are direct services to Birmingham New Street, Rugeley Trent Valley and Wolverhampton on a frequent basis.

3.85 The site is evidently well located therefore to allow easy access to public transport options thus reducing reliance on private motor vehicle use.

3.86 The transport assessment has also analysed the site’s accessibility to various amenities and facilities within its proximity including those relating to education, healthcare, employment, leisure and retail.

3.87 There are 9 infant and primary schools and 4 secondary schools within 3 km of the development site. It should also be noted that the development is likely to incorporate a primary school of its own in order to cater for the educational needs that a development of this scale will give rise to.

3.88 In terms of health care, the most accessible primary health care facility is just some 3.1 Km from the development site.

3.89 There are retail/leisure facilities and employment opportunities in abundance within Walsall itself as well as within the centres of Birmingham and Wolverhampton which are clearly within sustainable travelling distance.

Residential Amenity

3.90 Existing residents who front or back onto the site will be considered in the design and layout of the proposals. Landscape buffers shall be used to create a stand• off from the sensitive boundaries and built from will be set back to ensure minimum overlooking distances are exceeded.

Wider Green Infrastructure Network

3.91 The internal green infrastructure network and Sites of Local Importance for Nature Conservation (SINC’s) as illustrated in Figure 03:02 shall be retained, as will the connections out to the wider area.

3.92 This network shall form the structure of the proposed layout and provide not only a backdrop to the proposed development, but also links between surrounding wildlife habitats and the site to ensure good connectivity is maintained in the form of wildlife corridors into and through the proposed development.

4.0 Options for Creating a New Neighbourhood

A Vision for Land at Stencils Farm

4.1 Out of this contextual appreciation of place and analysis of the site springs our Vision. The development of this site will create a sustainable urban extension on the north eastern edge of Walsall. The development shall integrate and become part of the existing settlement pattern of the town, whilst also being bounded, enclosed and softened by the retained and reinstated hedgerows, associated trees and new complimentary native planting.

4.2 The development shall create a new high quality, welcoming and outward looking gateway into the town. This new neighbourhood will be designed following the principles of a 21st Century Garden Suburb, developing a new neighbourhood which creates a series of high quality green spaces. These green spaces, along with wildlife corridors, ecological habitats and recreational footpaths/cycleways will be developed within an over arching and extensive Green Infrastructure network, linking the site to the local facilities, wider settlement and countryside, as well as buffering the site from the wider Green Belt.

4.3 This new Garden Suburb will be focussed around the Open Spaces, Mews and Squares and shall be enclosed and overlooked by new homes, shops and offices, creating a heart and focus to the neighbourhood, utilising existing features such as the trees and hedgerows as focal features within them.

4.4 The neighbourhood will develop its own unique character and contain a choice and variety of homes. The fringes of the neighbourhood shall use a range of outward facing properties, using a rural materials palette to create a softer and more rural fringe, enabling it to blend and blur into the open countryside.

4.5 This approach works with the existing landscape, sympathetically overlaying development which will become a part of the character of the wider town.

An evolving masterplanning process

4.6 Developing a visionary and unique masterplan, if done correctly, is an iterative process. Initial ideas develop out of the site’s own context, constraints and opportunities, as touched upon in the previous chapter.

4.7 That initial process provides a logical structure and framework for the masterplan and also, as further work is undertaken and discussions are held with stakeholders on ecology, movement, landscape, the appreciation of the local character and vernacular, our understanding develops of the historical evolution and development of the surrounding settlement. Additional layers of detail can then be added in terms of layout, access, hierarchy of streets and public realm, detailing of the built form, materials and landscape.

4.8 That original locally contextual and site focused analysis still holds true for the site, but in order to offer an alternative option which takes account of LuC’s findings in their much more broad brush and less site focused LVIA we have developed an alternative and lower key option.

Optioneering

4.9 As stated previously we still strongly believe that the originally conceived option illustrated in Figure 04:01 works in sympathy with the site and its constraints, as well as the wider local context

4.10 However, the work related to the emerging Black Country Local Plan and specifically LuC’s Landscape and Visual Impact Assessment has meant that we have developed an alternative option which takes account of those broader findings to create development that responds to the potential issues identified in their study, as illustrated in Figure 04:02 over page.

4.11 Whilst we have disputed the fact that our site is not typical of the wider Parcel used in LuC’s analysis Bloor Homes wanted to demonstrate that they are open to alternative proposals in order to bring their site forward as an allocation.

4.12 The primary differences between the two options are set out below.

4.13 Option 1 deliveries circa 700 homes across the whole site, whereas Option 2 delivers 370 homes on just over half the original site area.

4.14 Option 2 introduces open spaces (the Village Greens) in key locations on the ridge line to reduce the impact of built development when viewed from the surrounding rural landscape.

4.15 Option 2 also pulls the housing back from the lowers slopes to the north, creating a wider landscape and ecology buffer to the SINC, providing naturalistic open space for enjoyment by the local community and also minimising the inter-visibility of the homes from the canal.

4.16 Options 2 also takes account of the recently designated Stencils Farm SINC on Aldridge Road and reinstates historic hedgerow boundaries within the site.

Creating a Place

4.17 In order to deliver the Vision, the masterplan must take account of the site’s context and constraints and turn them into opportunities for use in developing the proposals. The parameters masterplan options illustrated here in Figures 04:01 and 04:02 are both as a result of that process.

4.18 Option 1, as stated previously, emerged out of a site specific analysis of the constraints, whereas Option 2 not only developed out of that work but also took account of the broader_brush and less specific assessment undertaken by LuC. The following paragraphs describe each element within the options, many are common to both masterplans.

Use and Quantum

4.19 Both options illustrates residential_led development complimenting the surrounding established use mix, set within a Green Infrastructure network. The site in total is circa 37.80 hectares.

4.20 Option 1 includes:

• some 19.34 hectares of residential development,
• a Two Form Entry School (2.0 hectares),
• Local Centre (0.64 hectares), and
• 15.82 hectares of Green and Blue Infrastructure which will include woodlands, wetlands and grasslands, incorporating naturalistic play areas, orchards/allotments, cycle routes and nature trails.

4.21 Option 2 includes:

• 9.40 hectares of residential development,
• 15.27 hectares of land retained in agriculture,
• a mixed_use parcel (0.62 hectares), and
• 12.51 hectares of Green and Blue Infrastructure which will include woodlands, reinstated hedgerows, wetlands and grasslands, incorporating naturalistic play areas, orchards/allotments, cycle routes and nature trails.

4.22 Both new neighbourhoods would also contain a range of housing densities, offering choice and variety in terms of locations and size of homes. Densities would vary from the fringes at circa 18 homes per hectare up to 55 homes per hectare at its heart. This varied density would roughly equate to a net average of between 36 to 39 homes per hectare, or a gross density of around 17 to 20 homes per hectare.

Layout and Movement

4.23 Both layouts have emerged from the earlier constraints and opportunities work as set_out in Chapter 3. Figure 04:01 and 04:02 illustrates how the trees, wetlands and topography have been used to provide a starting point for developing each layout. These drivers have been used to establish a route hierarchy that forms the basis of the design. The primary element on both options is the Main Avenue which would be flanked by street trees and creates a bold green avenue from the main gateway right through the centre of the site.

4.24 In Option 1 and running from the Main Avenue there is a Secondary Avenue which could be used as a looping bus route into the site connecting the Main Avenue out to the proposed primary school and providing a secondary access back onto Aldridge Road.

4.25 In both options Streets and Lanes feed off the avenue and form the movement network based around traditional Streets, shared surface Lanes and Mews style spaces. Where these routes intersect. Raised thresholds, public squares or landscape features will be introduced to aid legibility and reduce traffic speeds. The layout is also designed to ensure pedestrian and cycle permeability. There are clear opportunities to link into surrounding footpaths, towpaths, open spaces and other routes, thus ensuring that maximum permeability and integration is achieved.

Scale, Mix and Massing

4.26 Depending on the chosen option It is proposed that approximately between 350 to 700 homes can be accommodated on the site. The proposals have the potential to provide a range and choice of housing from one and two bedroom apartments to larger more aspirational 4 and 5 bed detached housing.

4.27 The form of the adjoining neighbourhood suggests principally 2 storey (between 8 to 10 metres to ridgeline) development would be appropriate. However, in order to create interest in the streetscape and roofscape appropriate increases in scale could be used at principle junctions, within mews and around key green spaces to aid legibility and enclosure.

Landscape Strategy

4.28 The development of the layout for this site has taken the existing green infrastructure into account to provide a landscape led mixed use development set within a substantial landscape framework.

4.29 There are significant opportunities for new tree planting and landscaping within the site, and infill planting especially on the western interface with the existing settlement edge of Walsall and the southern boundary adjacent to Aldridge Road. The hedgerow adjacent to Aldridge Road will be enhanced with infill planting and groups of native trees. Furthermore, it is proposed that a substantial tract of public open space in the form of a Linear Eco_Park is located to the north and west of the site and school playing fields surrounded by woodland to the south eastern section of the site. This will provide a substantial landscape buffer offering visual separation from the landscape to the north of the Daw End Branch Canal.

4.30 The overall elements of the landscape strategy for the site can be summarised as follows:

• Retention of the existing elements that make up the site’s green infrastructure, such as trees and hedges and integrating these into the development, giving the scheme an immediate sense of maturity.
• Ensuring the gaps in the existing hedge adjacent to the boundaries and Aldridge Road are in_filled with native trees and hedge planting. Evergreen species of holly should be included in the mix to provide effective screening through the winter months.
• Ornamental and native hedge planting to be planted in and around the proposed development to soften the adverse effects of the built form.

5.31 A range of trees to be introduced to reflect the street hierarchy including the central avenues, crescents, squares and mews. Native trees should be planted in the Linear Eco_Park and general perimeters including areas of public open space and school.

5.32 The landscape strategy has been taken into account when considering the mitigation for the identified potential adverse landscape and visual effects arising at the operational stage of the proposed development and these have been reflected when considering the overall residual effects.

Public Realm and Hard Landscape

5.33 The hard landscape materials palette also reflects the spatial hierarchy and patterns of movement through the development. Avenues and Village Streets will be designed as traditional roads, with the Lanes, Mews and Squares designed as more intimate, human scale spaces where pedestrian movement takes priority over motorised vehicles.

From Concept to Masterplan

5.34 Demonstrating this staged approach to developing the masterplan clearly illustrates our thought processes from first principles in terms of appreciating the local context, design philosophy and the utilisation of the sites own unique features to guide the development of the masterplan structure in both options.

5.35 In essence both options demonstrate that the proposals will create an integrated extension to the settlement, set into the existing landscape, creating a high quality addition to the town, offering much need homes and choice to the local community. The options also provide a choice in terms of the quantum of development the surrounding area has the capacity to accommodate.

5.36 As illustrated in Figure 05:04a & b the Stencils Farm proposals will have a minimal effect on the purpose of the retained Green Belt between the proposed Sustainable urban Extension and Aldridge to the north east, with a gap of 700 (Option 1) to 750 metres (Option 2) between Aldridge’s settlement fringe and the first homes on the site set behind the proposed ecological buffers.


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