Draft Black Country Plan

Support

Representation ID: 22440

Received: 11/10/2021

Respondent: First City Limited

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.

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