Policy WSA2 – Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall

Object

Representation ID: 19336

Received: 23/09/2021

Respondent: Mr Roy Crook

Having lived here for [redacted - sensitive information] years I do not want to see the area spoiled in any way. It is bad enough with the traffic since the school was built at High Heath. 763 houses would certainly spoil the area

Comment

Representation ID: 19342

Received: 10/10/2021

Respondent: Susan Collins

Ref: WAH238, WAH240(Coronation Rd/Mob Lane) WAH236 (Yorks Bridge)

With regard to the proposal to build 1343 homes on the above sites, I have the following objections and wish them to noted:

It is green belt land and we must protect it as much as possible, we will lose our natural habitat, animals will be homeless, or have to move miles to find a home so the balance of nature will change even more.
It is only by protecting green belt land that we can assist with climate change, keeping trees, hedgerows etc.

The original name for Pelsall meant 'the land between two streams' which is exactly what the village is. How do you propose to prevent the flooding by building on green belt land. Rainfall is increasing and we do not have the capacity to cope currently let alone if more hard surfaces are created and buildings are erected.

Pelsall does not have the infrastructure for such an increase in residential homes, roads are already 'clogged' at peak times particularly from the direction of Shelfield under the bridge into Pelsall, and also from Yorks bridge in both directions, Lichfield Road surely cannot cope with increased traffic and neither can the centre of the village.

Surely there are plenty of brownfield sites that should be utilised first when considering building, old factory sites etc. Instead of them being an eyesore use them to build the new houses and regenerate these sites, most of these kind of sites already have some infrastructure in place already.

We all know that new homes need to be built but NOT on our green belt land.

Object

Representation ID: 21192

Received: 11/10/2021

Respondent: Holford Farm Partnership

Agent: Holland Lloyd

Holland Lloyd is instructed by Holford Farm Partnership to represent their interest in land at allocation WSA2 – land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall at the Regulation 18 stage of the Black Country Plan 2039.

The representation has reviewed the relevant policies within the Black Country Plan and sets out modifications and comments where necessary.

In response to the Plan, it is considered that the document has been developed to be:
• Legally compliant.
• Compliant with the duty to co-operate.
• Positively prepared.
• Effective.
• Consistent with national policy.

However, it is considered that the Plan is not currently ‘sound’ or ‘justified’ as it does not consider matters set out in the updated national framework or consider the deliverability of allocations. Specifically, the draft allocation WSA2 requires highway improvements and the use of land in the ownership of Holford Farm Partnership (HFP), who do not support the proposal in the Local Plan.

As acknowledged by the Black Country Authorities (BCA) prior to consultation, the National Planning Policy Framework was updated in July 2021 after the Plan was agreed for consultation by the relevant cabinets. Paragraph 22 of the National Planning Policy Framework (NPPF) sets out that where strategic policies include significant extensions to existing villages and towns, policies should be set within a vision that looks further ahead (at least 30 years) to take into account the likely timescale for delivery. However, annex 1 of the NPPF identifies that this applies only to plans that have not reached Regulation 19; therefore, this Plan should now consider a longer time period for strategic allocations.

National Planning Policy
The National Planning Policy Framework (2021)
The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these should be applied. Providing a framework within which locally-prepared plans for housing and other development can be produced.

The NPPF sets out in paragraph 15 that the planning system should be genuinely plan-led, providing a positive vision for the future of each area. Paragraph 16 sets out that Plans should:
a) be prepared with the objective of contributing to the achievement of sustainable development;
b) be prepared positively, in a way that is aspirational but deliverable;
c) be shaped by early, proportionate and effective engagement between plan-makers and communities, local organisations, businesses, infrastructure providers and operators and statutory consultees;
d) contain policies that are clearly written and unambiguous, so it is evident how decision-making should react to development proposals;
e) be accessible for the use of digital tools to assist public involvement and policy presentation; and
f) serve a clear purpose, avoiding unnecessary duplication of policies that apply to a particular area (including policies in this framework, where relevant).

Strategic policies should set out an overall strategy for the pattern, scale, and design quality of places. Strategic policies should look ahead to over a minimum of 15-year period from adoption (paragraph 22) to anticipate and respond to long term requirements and opportunities. Where larger-scale developments such as new settlements or significant extensions to existing villages and towns from part of the strategy for the area, policy should be set within a vision that looks further ahead (at least 30 years) to take into account the likely time timescale for delivery.

In examining plans, the NPPF paragraph 35 sets out that local plans and spatial development strategies are examined to assess they have been prepared in accordance with legal and procedural requirements and whether they are sound.
Plans are ‘sound’ if they are:
1. Positively prepared - providing a strategy which, as a minimum, seeks to meet the area’s objectively assessed needs; and is informed by agreements with other authorities, so that unmet need from neighbouring areas is accommodated where it is practical to do so and is consistent with achieving sustainable development;
2. Justified - an appropriate strategy, taking into account the reasonable alternatives, and based on proportionate evidence;
3. Effective - deliverable over the plan period, and based on effective joint working cross-boundary strategic matters have been dealt with rather than deferred, as evidence in the statement of common ground; and
4. Consistent with national policy - enabling the delivery of sustainable development in accordance with the policies in the Framework and other statements and national planning policy, where relevant.

The Regulation 18 Black Country Plan
The Black Country Plan is a joint Local Plan prepared by the four Black Country Authorities (Dudley, Sandwell, Walsall and Wolverhampton). The Plan will guide key issues, including housing, employment land, infrastructure, and other strategic matters.

Upon adoption of the Black Country Plan, it will replace the Black Country Core Strategy (2011) and significant elements of ‘Tier 2’ plans in the form of Area Action Plans and Site Allocations Documents.

The draft Black Country Plan sets out that earlier consultation responses raised concerns with the possibility of building on the Green Belt, with developers questioning the brownfield-first approach and whether it could deliver sufficient capacity based upon past trends.

To deliver sustainable economic and housing growth to meet strategic planning targets, draft Policy CSP1 sets out that the BCA will deliver at least 47,837 net new homes. To achieve this, the policy sets out that growth will be delivered in the most part within existing urban areas, supporting and enhancing the sustainability of existing communities, protecting and enhancing the quality of towns, delivering growth areas in highly sustainable locations, protecting the Green Belt, protecting the Black Country’s character, and minimising and mitigating the likely effects of climate change.

Draft Policy CSP1’s justification sets out a shortage of deliverable sites to meet housing and economic growth needs. While the BCA attaches great importance to the Green Belt, the justification sets out that Green Belt land should be fully assessed for its suitability as designated land and the development potential. The BCA consider they have demonstrated exceptional circumstances to justify removing land from the Green Belt. In total, 7,720 new homes have been allocated on sites that have been removed from the Green Belt.

Draft Policy CSP3 sets out that a defensible Green Belt will help promote urban renaissance within the urban area and provide residents easy access to the countryside. The policy justification sets out that a strong Green Belt is critical to the promotion of urban renaissance.

Draft Policy GB1 – The Black Country Green Belt – sets out that sites removed from the Green Belt and allocated for housing will need to be designed to include physical features that define the Green Belt boundary and provide compensatory improvements. However, the Black Country Green Belt will be preserved to maintain its openness and serve its key functions.

Draft Policy HOU1 sets out that the majority of the 47,837 net housing requirement will be met through the sites with existing planning permission and sites allocated for housing. The development of sites for housing should demonstrate a comprehensive approach, making the best use of available land. Incremental development of an allocated site will only be allowed where it would not prejudice the achievement of high-quality design on the allocation as a whole. The policy justification identifies that no discounts have been applied to sites released from the Green Belt, as no evidence indicates that delivery constraints will affect them. The policy justification makes clear that housing across the five larger sites in Walsall (including WSA2) will be delivered beyond 2039.

WSA2 – Land at Vicarage Road and Coronation Road, High Heath and Land at Mob Lane, Pelsall.
The draft allocation estimates a capacity of 713 dwellings based on a site developable area of 30.19 ha. The draft policy sets out six design principles:
• To deliver appropriate local facilities.
• Remediation of contaminated land.
• Transportation strategy that includes improvements to Mob Lane and Green Lane.
• Site-wide drainage strategy.
• Landscape and habitat creation.
• As a mineral safeguarding area the site requires prior extraction.

The proposed allocation includes land within higher flood zones, the Green Belt (proposed for removal) and sites of local importance for nature conservation. Land to the west of the site, set within the flood zone, is under the ownership of HFP, who do not seek to be part of the proposed allocation of land. Therefore, this allocation should be subsequently reduced and reviewed to ensure the deliverability of this proposal.

Transportation Strategy
HFP hold land set along Green Lane and Mob Lane; should this land be required for infrastructure improvements, the BCA should be aware that HFP does not intend to release agricultural land to facilitate transport improvement. The farm is an active agricultural business that could be detrimentally impacted by infrastructure works.

Any development across the land allocation should be capable of operating without the need to deliver improvements on land in the ownership of HFP or negatively impact the business operations of HFP. Until this is clarified, the site’s feasibility and deliverability should be examined in further detail by the BCA.

Mineral Extraction
The allocation requires the extraction of minerals from land across the site. The allocation makes clear this is based on environmental and practical feasibility, rather than economic reasons for not undertaking the extraction. Therefore, any proposal to develop the site should follow the extraction and not accelerate the delivery of the site due to a viability case.

The extraction process is likely to delay the delivery of this site for a number of years and, therefore, HFP query the deliverability of the allocation within this plan period.

Local Plan Modification
In this instance, the draft Local Plan has proposed an allocation that requires land within the ownership of HFP. It is understood that the BCA need to deliver housing and that new sites are required to come forward. However, modifications should be made to draft policy WSA2 before the next stage of the emerging Local Plan:
1. Removal of Holford Farm Partnership land from the proposed allocation.
2. Reviewing infrastructure improvements along Green Lane and Mob Lane
3. Reviewing deliverability of the allocation.

1. Removal of land in ownership
Holford Farm Partnership request that land in their ownership is removed from the draft Local Plan allocation. In removing this land from the allocation, the BCA should review the wider site to identify whether the proposal remains an environmentally sustainable proposal.

2. Infrastructure improvements along Green Lane and Mob lane
Holford Farm Partnership retain land holdings along Green Lane and Mob Lane, and any infrastructure improvements that will impact the agricultural operations will be resisted. Therefore, at the present time, no land will be released to widen or provide improvements to Green Lane or Mob Lane.

The BCA should review in further detail the works necessary along Green Lane and Mob Lane and ensure this can be completed within highway or developer ownership and not require the land in the ownership of HFP.

3. Deliverability
The proposed allocation of Land is set within the Green Belt, providing a valuable buffer between urban areas, meeting the following purposes of the Green Belt, as set out in the NPPF:

• To check the unrestricted sprawl of large built-up areas.
• To prevent neighbouring towns merging into one another.
• To assist in safeguarding the countryside from encroachment.
• Finally, to assist in urban regeneration.

The removal of the land from the Green Belt has the potential to bring urban areas closer together and remove natural barriers between settlements.

The site allocation requires the prior extraction of minerals before development should begin. This is likely to delay the development process significantly, with housing provision realised outside of this plan period. Given the need to deliver prior works, the proposal should be considered in line with paragraph 22 of the NPPF, whereby the strategic allocation should be set over a period that looks further ahead (at least 30 years) to take into account the likely timescale for delivery.

Summary
Holford Farm Partnership broadly supports the Black Country Authorities Plan to deliver housing, employment and infrastructure across the Black Country. However, amendments and review should be undertaken to:
1. Remove HFP land from allocation WSA2.
2. Consider the necessary highway improvements for WSA2.
3. The delivery of the allocation across a longer time period (at least 30 years).

These representations seek amendments prior to the next consultation stage, and we welcome further discussion regarding allocation WSA2.

For these reasons, we consider the modification of the Black Country Plan to be appropriate to ensure a ‘sound’ Local Plan.

Support

Representation ID: 21277

Received: 11/10/2021

Respondent: Redrow Homes Ltd

Agent: Savills

Policy WSA2 – Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall
We support the allocation of our client’s land as part of Site Allocation WSA9. Redrow Homes is a leading housebuilder and pride themselves on building high quality homes through an innovative placemaking framework based on the following key principles:
1. Listen to learn - Connecting with local communities and stakeholders.
2. Keeping it local - Designing sites which sensitively fit into the local area.
3. Easy to get around - Creating new or improved connections between developments and existing communities.
4. Places to go & things to do - Providing opportunities for residents to meet and socialize on site.
5. Nature for people - Improving biodiversity on site for the benefits of wildlife and the physical and mental health of residents.
6. Streets for life - Recognising the essential part streets make to creating safe, attractive and friendly places to live.
7. Homes for all – creating robust, balanced and resilient communities
8. Built to impress – creating inviting, memorable entrances and building beautiful, distinctive homes.

In dialogue with the Council, Redrow Homes is intending to undertake technical work in order to further assess the impact of development on this site and the surrounding area. We welcome further discussion with the Council to discuss their approach to SLINCs and the level of infrastructure which will be required to support the allocation.

Object

Representation ID: 21396

Received: 11/10/2021

Respondent: Ms Samantha Wilson

I would like to object to the planning of housing development on the site situated of Coronation Road, Pelsall. been a resident of Coronation Road for 49 years, this would not be a good action plan.
This planning proposal is not justified, the consideration to the local area or residence has been completly missed when making the alocation of land to this project.
Firstly, the wildlife that will be affected and the impact this could have on their home, farming land that we require since Brexit and we need to keep produce in the UK, a current example of shortage of supplies(October 2021) coming in to the UK, if this project goes ahead, Additionally, i have mobility issues and perscribed a walk in nature for both a disability and mental health, i use the site as it is situated at the back of my property for daily use of health benefits, you may think a walk down the street is just as good, however, this does not work for my mental health, especially if trying to escape from the four brick walls i trapped in 24/7. the bit of green, fresh air, nature on this proposed site is vastly important to my health.
If the proposal goes ahead, the increased traffic, the lack of facilaties in the area, ie doctors has not been thought about. Pelsall is not able to cope with the amount of homes that would be built on this site.
Careful consideration has to be made when considering this application, consider those that live in the are, listen to what they are saying, we have to live here.
What you could consider, is.... there are many sites in the UK that have industrial unit that are unoccupied, why not build on these sites...
I state again... I OBJECT to this proposal

Object

Representation ID: 21457

Received: 11/10/2021

Respondent: Cllr Lorna Rattigan

Comments on WAL1238/WAH240 Coronation Road / Mob Lane. 763 Homes.
Not suitable for 763 homes
1. It has protected wildlife species within the trees, [species redacted].
2. It has flooding issues and protected trees.
3. It is not suitable due to the infrastructure regards to Highways, Coronation Road is already a narrow road and has traffic congesting issues with cars and buses as difficult at the moment with 2 way traffic and lack of parking for residents.
4. Infrastructure : Not enough schools, medical services to cater for such a large development, already challenged with school parking, causing chaos with secondary and primary schools already in the area.

Object

Representation ID: 22340

Received: 11/10/2021

Respondent: Mr Ross Taylor

Ref Policy WSA2 – Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall

Development on this site would cause devastation to the local area in terms of;
1. Wildlife -creating a bottle neck along the greenway for movement of deer up to Cannock chase and
destruction of indigenous bat, butterfly and bird species in the area.
2. Flooding- this area is a floodplain which is already boggy and causes flooding during periods of
heavy rainfall.
3. Loss of direct access for dogwalkers/ramblers/and other recreational open nature space users.
3. Traffic- the traffic is already impassable with tailbacks from Vicarage Road – Mill Road and Coronation Road during peak times.

Object

Representation ID: 23096

Received: 20/09/2021

Respondent: Mr Craig Cotterill

WAF238 (Coronation Road)
There are far too many houses on green belt land. No provision for schools, doctors. The amount of traffic it will cause which is already a major problem at peak times. This could see a further 2,500+ cars on the road (approx 2 per household).
The loss of both animals / birds as well as flora and fauna . The leisure facilities for walks and bike rides will be lost. I suggest looking at other brown field sites like the Goscote Lane site currently being built on.
Pelsall will lose its village identity and become a urban sprawl. I don't want that

Object

Representation ID: 23112

Received: 25/08/2021

Respondent: Mr Daniel Swann

Coronation Road/MOB Lane WAH238
WAH240

I have serious concerns that the development of this land will result in devastating and irreversible consequences for the local wildlife including the deer that live within this area.

I appreciate the need for the new housing nationally and the impact of this at a local level, however there are much more suitable sites on brownfield land which could be reclaimed for housing with the political will of Walsall Council. The cost of this is nothing when compared to the impact on local wildlife. Although this is my primary concern I also feel for the impact upon health of local residents both mental and physical, this land is invaluable as a 'green lung' for local residents.

I would also ask you to carefully consider the ongoing judicial reviews across the country in respect of population growth.

I a monitoring the development of these cases with interest as i am sure are you planning department.

Object

Representation ID: 23308

Received: 06/10/2021

Respondent: Mr David Brown

Objection to the proposed Coronation Road / Mob Lane site in Walsall. Our main objection is the loss of our privacy in our home and garden by being overlooked by houses which will result in noise and light pollution with good chance of anti-social behaviour and crime not to mention more traffic etc both behind and in front of our house. Also the loss of our views of fields and peace and quiet to the rear of our house, and loss of precious green belt land. So we do strongly object to this proposed site. If it goes ahead it will cause many problems and stress to us and fellow residents in our road not only the building of the houses but with privacy, noise, crime, traffic and pollution. Once this goes ahead with no regard or care to the aforementioned problems which are very real and a true concern for us and future problems it will cause. It is too late so please consider seriously our valid honest points of view thank you.

Object

Representation ID: 23398

Received: 11/10/2021

Respondent: West Midlands CPRE

Agent: Gerald Kells

WAM238/240 (WSA 2) Walsall High Heath/Pelsall
This is sited on land beyond Mob Lane, High Heath and is in a Minerals Safeguarding Area so would require prior extraction and there may be some remediation requirements. The Green Belt boundary is not clearly defined.
Green Belt assessment in Land Use Consultants’ 2019 Green Belt Study - High

Object

Representation ID: 23557

Received: 11/10/2021

Respondent: Pelsall First Councillor Team

Number of people: 3

WAH238 Vicarage Road/Coronation Road
WAH240 Mob Lane, High Heath
WAH236 Land at Yorks Bridge

This form is submitted on behalf of Cllr Edward Lee, Cllr Rose Martin and I [Cllr Gary Perry]. In short the proposals for neighbourhood growth housing allocation across the aforementioned footprints is both nonsensical and inappropriate.

The consultation has fuelled an anger the likes we have not seen for sometime. Selection of this land in the Green belt, whilst beneficial to housing need allocation, will cause a level of harm that will never be rectified. Green belt land has environmental benefits and once it is lost it is lost for good. The proposed sites if approved and furthermore acted on will create urban sprawl, changing neighbourhood identity, pressurising local services and will require significant investment in infrastructure. Infrastutcture costs that will fall on the taxpayer and ill affordable as we recover economically from covid.

School places are already at capacity locally, GP access is diminished, changed and challenged, the surroudning road network is overloaded - Lichfield Road, Coronation Road, Mob Lane, Norton Road, Fordbrook Lane - all arterial routes experiencing traffic volume, speed and congestion - very much evidenced at peak times. Access to all sites would be difficult and would only excercabate the already disruptive effects described. The aforementioned sites and land volume acts as a natural flood plain. Again building on this land would create signifiant issues locally - some of the adjacent roads already experiencing problems with the flood risk real and heightened by loaclised events during storms.

Ecologically the effects are also significant - resulting in loss of habitats, loss of wildlife, forestry, and agriculture. Building on such land can affect our rarest species such as [Redacted-sensitive information] - whose habitats can and will be devastated by the noise and pollution from the extra traffic developments generate. The strategy needs switching - we dispute the figures used in the consultation re Brownfield and if all brownfield sites were realised would negate the need for the idle proposal where Green Belt is the convenient choice.

Comment

Representation ID: 43806

Received: 11/10/2021

Respondent: Burrowes Street Tenant Management Organisation

I've looked at the proposals as they might affect this ward. and the stand-out ones appear to me to be:

Coronation Road/Mob Lane, High Heath: I understand that you would have received numerous objections both from residents councillors, Combined Authority members and perhaps the MP also, so I will leave you to review the proposal in the light of what all these people have to say, and will comment in detail when the second-round consultation and the Examination in Public come round.

Object

Representation ID: 44767

Received: 26/09/2021

Respondent: Miss Kathryn Selmes

objection to site number WAH238 WAH240 Coronation Road/Mob Lane

These are the only green fields that we can walk to without crossing busy roads or driving some distance. These have been vital to [text redacted] convalescence recently enabling [text redacted] to walk in the fresh air away from traffic. During Covid, we have all seen the importance of green spaces and fresh air for people s wellbeing and mental health. The West Midlands is such a built-up area already, this small section of natural landscape needs to be retained. It is home to wildlife such as deer, and their habitat would be destroyed by this proposal.

Support

Representation ID: 44957

Received: 11/10/2021

Respondent: Taylor Wimpey

Agent: Lichfields

Policy WSA.2 - Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall

24.1 Taylor Wimpey fully supports the allocation of the Mob Lane site as part of Strategic Allocation WSA.2 (Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane, Pelsall).

24.2 The estimated capacity of the Strategic Allocation is 713 homes. Mixed tenure housing is considered to be suitable with higher densities of at least 35dph and affordable housing provision. The Strategic Allocation is identified as a Neighbourhood Growth Area in the BCP spatial strategy.

24.3 Policy WSA.2 sets out the following design principles:
• Deliver appropriate local facilities to support the new residents and to enhance the sustainability of the existing area, including a new primary school and local health centre.
• Investigation of and detailed proposals for the remediation of contaminated land.
• A transport strategy that includes improvements to Mob Lane and Green Lane.
• A site-wide Sustainable Drainage Strategy, to ensure that drainage requirements can be met on site and that is designed to deliver landscape, biodiversity and amenity benefits.
• A strategy for landscape and habitat creation that provides enhancement, retention and / or mitigation for established trees and hedges, to ensure there are no significant adverse impacts on visual amenity and character or on protected animal species.
• The site is in a MSA and requires prior extraction where practical and environmentally feasible. Where practical and environmentally feasible prior extraction for bedrock and superficial sand and gravel, shall take place.

24.4 The Mob Lane site itself is identified as Allocation WAH240 in Table 31 of the Draft Plan (Walsall Sites Allocated for Housing by Black Country Plan (Policy HOU1). WAH240 has an indicative capacity of 209 new homes at 35dph. The anticipated delivery timescale of site WAH240 is between 2027-2031. The remainder of the Strategic Allocation is identified as Allocation WAH238 (Land at Vicarage Road / Coronation Road, High Heath) which has an indicative capacity of 504 new homes at 35dph. The anticipated delivery timescale of site WAH238 is 400 by 2039.

24.5 Walsall Council has indicated that the full extent of the technical issues on the strategic allocation are still being investigated and we are keen to work with the Council and provide input into these matters where required.

24.6 In this regard, the transport impacts of the Mob Lane site have been assessed on behalf of Taylor Wimpey and there are no technical highways constraints preventing development of the site (please see the Transport Note submitted alongside these representations). The Site can be accessed from the existing road network, with a single vehicular access proposed within the existing constraints of the highway boundary and land ownership on Mob Lane. This access point represents a suitable location, and limits impact on existing residents and established hedgerows. Further work is to be undertaken to investigate the cumulative impact of the whole of Strategic Allocation WSA.2.

24.7 There is also potential to provide a pedestrian and cyclist only access onto Mob Lane at the southwestern corner of the Site, allowing for a continuous footway on the northern side of Mob Lane. This will maximise the permeability of the Site for active travel users, ensuring full integration with the existing active travel environment.

24.8 Taylor Wimpey supports the delivery of education and healthcare facilities on the Strategic Allocation in principle. However, as set out in our response to Policies HW2 and HOU5, we consider that the evidence required to justify the provision of these facilities needs to be produced as part of the preparation of the BCP in order that the requirement for theses facilities is transparent and the implications of this provision can be fully assessed.

24.9 The draft policy does not indicate where the new primary school and health centre are envisaged on the site and we understand that the BCP authorities have yet to determine where these facilities would go. Clarity should be provided on this matter in time for the next stage of consultation on the BCP in order to assist in the delivery of the site.

24.10 In terms of the delivery timescales identified for Mob Lane, we would emphasise that site is capable of delivery in advance of 2027. It is deliverable and is capable of coming forward for development shortly after the anticipated adoption of the BCP (i.e. 2024) and the BCP should be updated to reflect this position. The site is capable of early delivery as it is not reliant on the wider Strategic Allocation for access or any other technical reasons.

24.11 Whilst not mentioned specifically in the policy, the draft proposals map identifies parts of the
Mob Lane site as a Site of Local Importance for Nature Conservation [SLINC]. The Birmingham
& Black Country Local Sites Assessment Report identifies the site as part of a wider area
referred to as ‘Land at Vicarage Road / Coronation Road, High Heath’. It provides the following
assessment:

“When assess against the Birmingham and Black Country Local Sites Criteria, Land at Vicarage Road / Coronation Road, High Heath scores mostly low to medium and medium for the ecological criteria. This ecological value is attributed specifically to the intact native hedgerows, woodland plantation and semi-improved neutral grassland.

In addition, the site provides an important ecological corridor through the site to the nearby protected sites. Therefore, these specified habitats above, meet the threshold for selection as a Site of Local Importance for Nature Conservation (SLINC).

The arable farmland, defunct hedgerows and improved grassland fields holds some ecological value for protected species such as ground nesting birds and local bat population, however, are limited in species and structural diversity, as such when assessed against the Birmingham & Black Country Local Sites Selection criteria, however, it fails to meet the criteria of Local Wildlife Site”.

24.12 We would request further clarification on any resultant implications for development in this part of the site in order to inform future development proposals.

24.13 For the reasons set out in the Green Belt Technical Report submitted with these representations we consider that the assessment of the site in the Council’s Green Belt evidence is not accurate as it has not been considered in isolation. We consider that the site does in fact make a lower contribution to the Green Belt purposes and provide more detail to justify this position in the Green Belt Technical Report.

24.14 The suitability of the site for Green Belt release has been established through its identification as a draft allocation and we consider that the evidence provided in our Technical Report further supports the allocation of the site.

Object

Representation ID: 45031

Received: 04/10/2021

Respondent: Mrs Nicole Norris

WAH236 (Yorks Bridge)
WAH238 WAH240 (Coronation Road/Mob Lane)

We object to planning on all of these green belt sites when there are plenty of brown field sites across the Midlands. By building in these areas it puts increased pressure on existing infrastructure including road networks, schools, doctors and dental surgery and other adjacent green spaces. It is also a policy which is counterintuitive to a greener future which protects echo systems and green spaces. The argument that house building, creates new jobs is not in dispute, however building on brown field sites would create an equal number of jobs, if note more. The only argument for building on green belt is by property developers keeping costs low and profits high.

Object

Representation ID: 45378

Received: 11/10/2021

Respondent: Mr Noel Davies

Site Ref WAH236 (Yorks Bridge)
WAH238
WAH240 Coronation Road/Mob Lane

Can't believe that yet again the greenbelt is being chipped away at for housing development. We are forever being reminded about the environment and how we should look after what we already have and especially resources eg "farm land" which provides food. I fully understand the need for housing for the future growing population but why are we allowing more people into the country when we cant house or fully support the population we have. How do you feed people if you remove all farmland?
The greenbelt provides habitat for such a large varied wildlife population the 'deer' roam freely why destroy this precious habitat and resource.
Hope this isn't money making exercise for land developers!!
N.Davis

Object

Representation ID: 45477

Received: 04/10/2021

Respondent: Miss Sue Hill

Site No's WAH236 (Yorks Bridge) and WAH240 (Coronation Road)
I feel very strongly against the 2 proposed sites in the Pelsall area (both Walsall MBC sites) as
listed above.
There are plenty of opportunities to explore the development of Brown Field sites around the
Walsall Borough, as well as unused shops/shopping centre in the middle of town, without messing around with Green Field sites. Whilst I read that the Plan has considered certain Brownfield sites, more work should be done to explore more plots, including domestic development of the mostly
disused white elephant that is the Saddlers Centre!
Not enough consideration is being given to the destruction of wildlife habitats in the planned sites. It will also destroy possibilites for walking/recreation time in the area .... a facility which has been highlighted in the past 18 months especially, an important factor in mental well being. Even if the fields are left as they are and people not allowed to walk across them, the site of hundreds of
buildings in their place must have a detrimental effect upon well being.
There is currently insufficient infrastructure in the way of GP surgeries, schools and hospitals, in Pelsall and its surrounding areas to facilitate so many new properties being built.
Furthermore, the villages and towns surrounding Pelsall are fast moulding into one, with no
distinction between their individuality. Both of these proposed developments can only add to that "fudging" of boundaries. A sad day indeed!

Comment

Representation ID: 45728

Received: 11/10/2021

Respondent: The Wildlife Trust for Birmingham and the Black Country

WAH238 - Land at Vicarage Road / Coronation Road, High Heath - WTBBC strongly recommend that alternative development sites are sought in order to prevent loss of green belt. It is WTBBC’s position that features within the site should be retained:
• Site includes an area of Site of Local Importance for Nature Conservation (SLINC). It is therefore WTBBC’s position that the SLINC and a suitable buffer between this and the development area be retained.
• The western portion of the site forms part of an important ecological corridor which links a number of areas of the Walsall green belt. This area should therefore be excluded from any development.

Comment

Representation ID: 45875

Received: 09/03/2022

Respondent: Taylor Wimpey

Agent: Lichfields

24.0 Sub Areas and Site Allocations – Walsall
Policy WSA.2 - Land at Vicarage Road and Coronation Road,
High Heath and land at Mob Lane, Pelsall
24.1 Taylor Wimpey fully supports the allocation of the Mob Lane site as part of Strategic Allocation
WSA.2 (Land at Vicarage Road and Coronation Road, High Heath and land at Mob Lane,
Pelsall).
24.2 The estimated capacity of the Strategic Allocation is 713 homes. Mixed tenure housing is
considered to be suitable with higher densities of at least 35dph and affordable housing
provision. The Strategic Allocation is identified as a Neighbourhood Growth Area in the BCP
spatial strategy.
24.3 Policy WSA.2 sets out the following design principles:
• Deliver appropriate local facilities to support the new residents and to enhance the
sustainability of the existing area, including a new primary school and local health centre.
• Investigation of and detailed proposals for the remediation of contaminated land.
• A transport strategy that includes improvements to Mob Lane and Green Lane.
• A site-wide Sustainable Drainage Strategy, to ensure that drainage requirements can be met
on site and that is designed to deliver landscape, biodiversity and amenity benefits.
• A strategy for landscape and habitat creation that provides enhancement, retention and / or
mitigation for established trees and hedges, to ensure there are no significant adverse
impacts on visual amenity and character or on protected animal species.
• The site is in a MSA and requires prior extraction where practical and environmentally
feasible. Where practical and environmentally feasible prior extraction for bedrock and
superficial sand and gravel, shall take place.
24.4 The Mob Lane site itself is identified as Allocation WAH240 in Table 31 of the Draft Plan
(Walsall Sites Allocated for Housing by Black Country Plan (Policy HOU1). WAH240 has an
indicative capacity of 209 new homes at 35dph. The anticipated delivery timescale of site
WAH240 is between 2027-2031. The remainder of the Strategic Allocation is identified as
Allocation WAH238 (Land at Vicarage Road / Coronation Road, High Heath) which has an
indicative capacity of 504 new homes at 35dph. The anticipated delivery timescale of site
WAH238 is 400 by 2039.
24.5 Walsall Council has indicated that the full extent of the technical issues on the strategic
allocation are still being investigated and we are keen to work with the Council and provide
input into these matters where required.
24.6 In this regard, the transport impacts of the Mob Lane site have been assessed on behalf of Taylor
Wimpey and there are no technical highways constraints preventing development of the site
(please see the Transport Note submitted alongside these representations). The Site can be
accessed from the existing road network, with a single vehicular access proposed within the
existing constraints of the highway boundary and land ownership on Mob Lane. This access
point represents a suitable location, and limits impact on existing residents and established
hedgerows. Further work is to be undertaken to investigate the cumulative impact of the whole
of Strategic Allocation WSA.2.
24.7 There is also potential to provide a pedestrian and cyclist only access onto Mob Lane at the
southwestern corner of the Site, allowing for a continuous footway on the northern side of Mob
Lane. This will maximise the permeability of the Site for active travel users, ensuring full
integration with the existing active travel environment.
24.8 Taylor Wimpey supports the delivery of education and healthcare facilities on the Strategic
Allocation in principle. However, as set out in our response to Policies HW2 and HOU5, we
consider that the evidence required to justify the provision of these facilities needs to be
produced as part of the preparation of the BCP in order that the requirement for theses facilities
is transparent and the implications of this provision can be fully assessed.
24.9 The draft policy does not indicate where the new primary school and health centre are envisaged
on the site and we understand that the BCP authorities have yet to determine where these
facilities would go. Clarity should be provided on this matter in time for the next stage of
consultation on the BCP in order to assist in the delivery of the site.
24.10 In terms of the delivery timescales identified for Mob Lane, we would emphasise that site is
capable of delivery in advance of 2027. It is deliverable and is capable of coming forward for
development shortly after the anticipated adoption of the BCP (i.e. 2024) and the BCP should be
updated to reflect this position. The site is capable of early delivery as it is not reliant on the
wider Strategic Allocation for access or any other technical reasons.
24.11 Whilst not mentioned specifically in the policy, the draft proposals map identifies parts of the
Mob Lane site as a Site of Local Importance for Nature Conservation [SLINC]. The Birmingham
& Black Country Local Sites Assessment Report identifies the site as part of a wider area
referred to as ‘Land at Vicarage Road / Coronation Road, High Heath’. It provides the following
assessment:
“When assess against the Birmingham and Black Country Local Sites Criteria, Land at
Vicarage Road / Coronation Road, High Heath scores mostly low to medium and medium for
the ecological criteria. This ecological value is attributed specifically to the intact native
hedgerows, woodland plantation and semi-improved neutral grassland.
In addition, the site provides an important ecological corridor through the site to the nearby
protected sites. Therefore, these specified habitats above, meet the threshold for selection as a
Site of Local Importance for Nature Conservation (SLINC).
The arable farmland, defunct hedgerows and improved grassland fields holds some ecological
value for protected species such as ground nesting birds and local bat population, however,
are limited in species and structural diversity, as such when assessed against the Birmingham
& Black Country Local Sites Selection criteria, however, it fails to meet the criteria of Local
Wildlife Site”.
24.12 We would request further clarification on any resultant implications for development in this
part of the site in order to inform future development proposals.
24.13 For the reasons set out in the Green Belt Technical Report submitted with these representations
we consider that the assessment of the site in the Council’s Green Belt evidence is not accurate
as it has not been considered in isolation. We consider that the site does in fact make a lower
contribution to the Green Belt purposes and provide more detail to justify this position in the
Green Belt Technical Report.
24.14 The suitability of the site for Green Belt release has been established through its identification as
a draft allocation and we consider that the evidence provided in our Technical Report further
supports the allocation of the site.

Object

Representation ID: 45906

Received: 11/10/2021

Respondent: Mrs Patricia Burton

I object to both proposals for in Pelsall.
There is not much green belt land left and I also feel that we don't have the amenities for more people ie. schools are already full, doctors are already struggling with too many patients we can't get appointments now, how will they cope with more?
I also might add that Walsall itself has only 1 hospital which is already over stretched too.