Draft Black Country Plan

Object

Representation ID: 22302

Received: 11/10/2021

Respondent: Investin PLC

Agent: Lichfields

Sustainability Appraisal

2.62 Chapter 3 of the ‘Sustainability Appraisal of the Black Country Plan’ (Lepus Consulting, July2021) (‘the SA’) sets out the various housing growth options assessed in sustainability terms. Table 3.1 of the SA outlines the five housing options subjected to the appraisal, as replicated below.
Table 2.4 Sustainability Appraisal Housing Options (May 2021) [see PDF of representation] Source: Sustainability Appraisal of the Black Country Plan (Lepus Consulting, July 2021) Table 3.1
2.63 Although the BCP Preferred Approach (Chapter 3.5) does not actually confirm the BCA’s preferred housing growth option, the Executive Summary confirms that the BCP “proposes a strategy that is most closely aligned with Option 5” (page vii).
2.64 There is seemingly no rationale or justification for the five housing options appraised, other than that “the four authorities developed five housing number and five employment number options to be subject to sustainability appraisal” (paragraph 3.1.2). Notwithstanding, the BCA’s approach is flawed on two grounds.
2.65 Firstly, the preferred option, Option 5, is effectively a duplicate of Option 2 as both options incorporate a housing requirement of 47,837 dwellings within the BCP area boundary. In itself, Option 5 is somewhat disingenuous as it refers to a housing requirement of 76,076 dwellings whilst proposing 28,239 dwellings to be exported outside of the BCP area boundary.
2.66 In this respect, the PPG16 confirms that the reasonable alternatives are to be identified “taking into account the objectives and the geographical scope of the plan or programme”. Consequently, it is not within the remit or scope of the SA to appraise the sustainability credentials of exporting housing growth outside of the administrative area of the Black Country and the area boundary of the BCP.
2.67 This option should therefore be removed, and the SA be amended to clarify that the preferred growth option is indeed Option 2 and not Option 5.
2.68 Secondly, following removal of Option 5 as set out above, the growth alternatives essentially comprise four separate housing quantum options:
• Option 1: 40,117 dwellings;
• Option 2: 47,837 dwellings;
• Option 3: 76,076 dwellings;
• Option 4: 79,076 dwellings.
2.69 Fundamentally, the distinction between Options 1 & 2 and Options 3 & 4 are too broad and wide-ranging such that the sustainability implications of a mid-range growth option have been disregarded. By way of illustration, the proportional difference between Option 1 and 2 amounts to circa 19%, whilst the difference between Option 3 and 4 amounts to circa 4%.
2.70 However, the proportional difference between Option 2 and 3 amounts to circa 59%: this is clearly too significant of a distinction and therefore does not allow for the appraisal of an intermediate growth option and its associated sustainability implications. In this regard, the PPG17 states:
“Reasonable alternatives are the different realistic options considered by the plan-maker in developing the policies in the plan. They need to be sufficiently distinct to highlight the different sustainability implications of each so that meaningful comparisons can be made.”
2.71 By omitting a mid-range growth option, for example an option within a range of between 50,000–70,000 dwellings, the BCA has artificially omitted a reasonable but realistic alternative which could potentially provide more positive and less negative sustainability impacts, whilst still meeting the objectives, than the preferred option.
2.72 In this respect, whilst R (Friends of the Earth) v Welsh Ministers [2015]18 confirms it is for the plan-making body to identify the reasonable alternatives, Hickinbottom J sets out:
“Article 5(1) refers to “reasonable alternatives taking into account the objectives… of the plan or programme…” (emphasis added). “Reasonableness” in this context is informed by the objectives sought to be achieved. An option which does not achieve the objectives, even if it can properly be called an “alternative” to the preferred plan, is not a “reasonable alternative”. An option which will, or sensibly may, achieve the objectives is a “reasonable alternative”.” (paragraph 88)
2.73 Consequently, the SA as currently prepared is unsound as the BCA has failed to identify and test the sustainability implications of a growth option within a range of between 50,000–70,000 dwellings as a reasonable alternative.

Comment

Representation ID: 22303

Received: 11/10/2021

Respondent: Investin PLC

Agent: Lichfields

1.4 Investin seeks to work constructively with the Black Country Authorities (‘BCA’) as it progresses towards the submission and adoption of the BCP and trusts that the comments contained within this document will assist Officers in this regard.
1.5 It is noted that the publication of the replacement (20th July 2021) National Planning Policy Framework (‘NPPF’) post-dates the publication of the BCP (approved at BCA cabinets on 5th and 7th July 2021) and therefore its revised contents will not have been accounted for in the consultation document. The representations draw on the revised provisions where relevant in responding to the questions posed, though it is noted that the BCA recognises the need for future stages of the BCP to take into account the revised NPPF.

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]