Jewellery Line Core Regeneration Area

Support

Representation ID: 10706

Received: 07/09/2021

Respondent: Mr Richard Slaughter

Like the concept. Little detail available. The railway line is a great asset, but more trains need to stop at Lye, it is poorly served by timetables and the appalling unreliability and generally shambolic performance of West Midlands Rail hinder its potential. Services need to be transferred and operated by West Midlands Combined Authority, not the current private operator.

Brierley Hill Metro extension is a huge positive development for communities along the route, but will not improve connectivity for Lye itself.

Tree planting and new recreational land needs to be fully factored into the Garden City concept.

Object

Representation ID: 21331

Received: 11/10/2021

Respondent: Pegasus Grab Hire Ltd

Agent: Emery Planning

[Unsound Plan]

We do not consider that the plan as drafted is sound. The Jewellery Line Core Regeneration Area objectives are not entirely viable. The allocation of land at Bott Lane for housing would result in a loss of employment land, a business which is critical to the sustainability objectives of the plan and Local Authorities and the viability of delivering the site for housing is uncertain due to former and surrounding uses.


10.1 We do not consider that the plan as drafted is sound for the following reasons:


• The plan fails to meet employment land need, which results in significant social and economic adverse impacts.

• There is insufficient justification for failing to meet the Black Country's employment needs within the Black Country.

• There are no firm agreements with neighbouring authorities to meet the identified unmet needs.

• The proposed designation of Land at Bott Lane for housing is not justified and is outdated.

• The site assessment is flawed. The impacts of the recycling facility are overstated and unjustified. The site has been operating since the granting of planning permission Pl 8/0218 with no significant harm to the nearby residential properties.

Object

Representation ID: 21370

Received: 11/10/2021

Respondent: Pegasus Grab Hire Ltd

Agent: Emery Planning

The Jewellery Line Core Regeneration Area

8.1 We do not consider that the regeneration area can be developed as proposed in the BCP.


Land availability

8.2 The Vanguard Foundry site is not available and now excluded from the BPC which suggests that this viable business will remain, but which undermines the regeneration of the area on a housing led basis given the relationship of what is a heavy industrial use with anticipated housing sites. Our client's site, DUH003, seen below is proposed for housing and sits adjacent to a heavy industrial area with no restrictions on hours and no buffer between the sites as can be seen with some of the other nearby sites which have started to come forward, but which themselves were progressed under the previous assumptions that Vanguard would relocate. This would have an adverse impact on any residential developments in its immediate area and is not considered to be sound.

Map in Attachment

8.3 The probability of the owners of The Vanguard Foundry releasing this land is highly unlikely, which further undermines any future prospects of the site being allocated or developed for housing. Our clients, the occupiers and part owners of site DUH003, are not looking to dispose of the site, which means this section of the regeneration area could only be developed through Compulsory

Purchase Orders, which further reduces the likelihood of the residential development.

The market

8.4 There is no evidence of any developer interest in site DUH003. It is unlikely that a housing developer is likely to come forward to develop the site in the short and medium term, considering the site neighbouring a heavy industrial area which is no longer allocated for housing or relocating.

8.5 The removal of The Vanguard Foundry as an allocation, owing the fact that the exiting premises within this location are well occupied, reflects a clear demand for employment land in this location.

8.6 Paragraph A34 of Chapter 13 recognises the need to realise the economic potential of The Jewellery Line Core Regeneration Area. The Core Regeneration Areas strive for both housing and business regeneration, therefore the protecting existing sustainable employment sites within these areas would also meet the strategy objectives whilst ensuring the regeneration areas can be developed. The operations at our client's site are actually part and parcel of the employment regeneration of the area as they are focussed on the green economy in terms or achieving high levels of recycling and re-use of materials for use in the utilities, infrastructure and construction sectors.

10.3 The Jewellery Line Core Regeneration Area is not sound and cannot be delivered as currently proposed. The site to the north is no longer allocated for housing, which undermines the specific housing regeneration of the area and further impacts on the proposal for housing on our client's site. Our client and The Vanguard Foundry are not likely to dispose of the sites.