Black Country Core Strategy Issue and Option Report
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Black Country Core Strategy Issue and Option Report
Question 4 - Do you consider the employment land requirement identified for the Black Country up to 2036 in the EDNA is appropriate and in line with national guidance? Yes/No; If not, please explain w
Respondent: Four Ashes Ltd
Representation Summary:
FAL supports the Black Country Economic Development Needs Assessment's recommendation that the Core Strategy review should plan for up to 800 ha of additional land to meet the employment land needs of the Black Country.
Full text:
Chapter / Page / Question / Paragraph
Key Issue 3 - Supporting a resurgent economy
Question 4 - Do you consider the employment land requirement identified for the Black Country up to 2036 in the EDNA is appropriate and in line with national guidance?
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL supports the Black Country Economic Development Needs Assessment's recommendation that the Core Strategy review should plan for up to 800 ha of additional land to meet the employment land needs of the Black Country.
Comments (continue on a separate sheet if necessary)
The WMI Market Assessment, which was produced by Savills and published as part of the WMI Stage 2 Consultation (enclosed), supports the general conclusions of the Black Country Economic Development Needs Assessment and found that there is extraordinary scarcity of supply of suitable logistics facilities and locations in the Black Country.
The WMI Market Assessment examines the demand for storage and distribution floorspace within a market area which comprises the Stoke and Stafford, Greater Birmingham and Black Country LEP areas. The Market Assessment concludes that there is a critical undersupply of B8 floorspace within the market area. It was found that there is only 0.8 year's supply of suitable B8 floorspace in the WMI market area and this shortage is particularly evident in the Black Country where there is no modern large-scale warehousing available and the amount of secondary warehousing currently
available is only enough to last approximately 2 - 3 months. There is not a single site in the West Midlands in excess of 25 hectares that meets the needs of a potential major employer. This scarcity of land is a serious threat to the investment, productivity and prosperity of the region.
We agree that the Black Country Core Strategy must plan to meet the identified development needs and we believe that WMI would potentially contribute to meeting the needs/jobs for the Black Country (Black Country Economic Development Needs Assessment, paragraph 8.5). Further details below.
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL agree that, given the identified employment and housing need, a formal review of the Black Country Green Belt should be carried out through the Core Strategy review.
Also, given the strong economic links between the Black Country and South Staffordshire, it is agreed that the Black Country Green Belt Review should be carried out in conjunction with South Staffordshire Council.
In addition, a long-standing need for a large scale Regional Logistics Site / Strategic Rail Freight Interchange to serve the Black Country and Southern Staffordshire was identified as "urgent" as far back as 2009 (West Midlands RSS phase 2 Revision Panel Report). The Development Plans for South Staffordshire and the Black Country both recognise that this urgent need remains outstanding and that a RLS/SRFI facility cannot be located within the confines of the existing green belt boundaries. The WMI proposal is a SRFI which would meet a need that has been repeatedly identified. FAL as seeking to address this through the NSIP process.
Chapter / Page / Question / Paragraph
Strategic Option Area 2B - accommodating employment land growth outside the urban area / Page 46-48
Question 17 - Do you support Spatial Option E2?
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL is supportive of Spatial Option E2 - providing new freestanding employment sites in sustainable locations in the green belt.
Comments (continue on a separate sheet if necessary)
It is clear from the conclusions of the Black Country Economic Development Needs Assessment that the scale of employment need can only be met by development in the green belt.
It is agreed that new freestanding employment sites in sustainable locations in the green belt have the potential to attract national and international investment. They also provide the opportunity to balance supply of employment land across the Black Country including areas not currently well served by a range of employment land.
In addition, large freestanding employment sites can rely on the critical mass required to support viability and produce effective and efficient operations. Services can be shared and substantial infrastructure investments can be offset.
As the Councils are aware, FAL has an interest in the development of a Strategic Rail Freight Interchange (SRFI) at Four Ashes, referred to as West Midlands Interchange. The WMI project was formally launched in April 2016 and it is intended to submit an
application for a Development Consent Order (DCO) to the Planning Inspectorate (PINS) before the end of the year.
The WMI proposals cover approximately 297 hectares, within the administrative boundary of South Staffordshire District Council, approximately 5 km from the Black Country.
The proposed development comprises:
- An intermodal rail freight terminal with connections to the West Coast Main Line, capable of accommodating up to 10 trains per day and trains of up to 775m long and including container storage, HGV parking, rail control building and staff facilities;
- Up to 743,200 square metres of rail served warehousing and ancillary service buildings;
- New road infrastructure and works to the existing road infrastructure;
- Demolition of existing structures and structural earthworks to create development plots and landscape zones;
- Repositioning and burying of electricity pylons and cables; and
- Strategic landscaping and open space, including alterations to public rights of way and the creation of new ecological enhancement areas and publicly accessible open areas.
WMI would offer intermodal freight facilities located near to junctions of the M6, the M6 Toll and the M54 motorway.
The WMI site is located very near the Black Country conurbation and would provide the opportunity to build on the competitive advantages of the manufacturing and distribution sector in the region. It would make a significant contribution to establishing a critical mass of such activities and by providing a rail freight terminal and encouraging further investment, it would ensure that the area remains competitive against other regions, both nationally and internationally, which have similar facilities already in place.
Additional benefits of the WMI proposal include:
- The intermodal terminal and rail-linked plots would offer a multimodal logistics solution;
- Proximity to the Black Country and Greater Birmingham conurbation giving access to a high density of potential customers and supply chain companies.
- Proximity to West Midlands manufacturers, including Jaguar Land Rover's engine manufacturing plant at i54, makes WMI very well-placed to meet demand from supply chain companies (Gestamp at Bericote, Four Ashes are a good example).
- Access to a high-quality labour pool in South Staffordshire and the Black Country;
- The excellent accessibility to the national road network via Junction 12 of the M6; and
- The scale of the opportunity, which allows for the largest occupier's requirements to be accommodated.
The WMI proposal could make significant contributions to meeting the economic demand generated in the Black Country and provide a new freestanding employment sites in a sustainable location in the green belt.
FAL would welcome the opportunity to meet in the coming months to discuss the WMI project and the Black Country Core Strategy in more detail.
Black Country Core Strategy Issue and Option Report
Question 5 - Do you agree with the proposed approach to the Black Country Green Belt Review? Yes/No; If not, what additional work do you think is necessary?
Respondent: Four Ashes Ltd
Representation Summary:
FAL agree that, given the identified employment and housing need, a formal review of the Black Country Green Belt should be carried out through the Core Strategy review.
Also, given the strong economic links between the Black Country and South Staffordshire, it is agreed that the Black Country Green Belt Review should be carried out in conjunction with South Staffordshire Council.
In addition, a long-standing need for a large scale Regional Logistics Site / Strategic Rail Freight Interchange to serve the Black Country and Southern Staffordshire was identified as "urgent" as far back as 2009 (West Midlands RSS phase 2 Revision Panel Report).
Full text:
Chapter / Page / Question / Paragraph
Key Issue 3 - Supporting a resurgent economy
Question 4 - Do you consider the employment land requirement identified for the Black Country up to 2036 in the EDNA is appropriate and in line with national guidance?
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL supports the Black Country Economic Development Needs Assessment's recommendation that the Core Strategy review should plan for up to 800 ha of additional land to meet the employment land needs of the Black Country.
Comments (continue on a separate sheet if necessary)
The WMI Market Assessment, which was produced by Savills and published as part of the WMI Stage 2 Consultation (enclosed), supports the general conclusions of the Black Country Economic Development Needs Assessment and found that there is extraordinary scarcity of supply of suitable logistics facilities and locations in the Black Country.
The WMI Market Assessment examines the demand for storage and distribution floorspace within a market area which comprises the Stoke and Stafford, Greater Birmingham and Black Country LEP areas. The Market Assessment concludes that there is a critical undersupply of B8 floorspace within the market area. It was found that there is only 0.8 year's supply of suitable B8 floorspace in the WMI market area and this shortage is particularly evident in the Black Country where there is no modern large-scale warehousing available and the amount of secondary warehousing currently
available is only enough to last approximately 2 - 3 months. There is not a single site in the West Midlands in excess of 25 hectares that meets the needs of a potential major employer. This scarcity of land is a serious threat to the investment, productivity and prosperity of the region.
We agree that the Black Country Core Strategy must plan to meet the identified development needs and we believe that WMI would potentially contribute to meeting the needs/jobs for the Black Country (Black Country Economic Development Needs Assessment, paragraph 8.5). Further details below.
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL agree that, given the identified employment and housing need, a formal review of the Black Country Green Belt should be carried out through the Core Strategy review.
Also, given the strong economic links between the Black Country and South Staffordshire, it is agreed that the Black Country Green Belt Review should be carried out in conjunction with South Staffordshire Council.
In addition, a long-standing need for a large scale Regional Logistics Site / Strategic Rail Freight Interchange to serve the Black Country and Southern Staffordshire was identified as "urgent" as far back as 2009 (West Midlands RSS phase 2 Revision Panel Report). The Development Plans for South Staffordshire and the Black Country both recognise that this urgent need remains outstanding and that a RLS/SRFI facility cannot be located within the confines of the existing green belt boundaries. The WMI proposal is a SRFI which would meet a need that has been repeatedly identified. FAL as seeking to address this through the NSIP process.
Chapter / Page / Question / Paragraph
Strategic Option Area 2B - accommodating employment land growth outside the urban area / Page 46-48
Question 17 - Do you support Spatial Option E2?
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL is supportive of Spatial Option E2 - providing new freestanding employment sites in sustainable locations in the green belt.
Comments (continue on a separate sheet if necessary)
It is clear from the conclusions of the Black Country Economic Development Needs Assessment that the scale of employment need can only be met by development in the green belt.
It is agreed that new freestanding employment sites in sustainable locations in the green belt have the potential to attract national and international investment. They also provide the opportunity to balance supply of employment land across the Black Country including areas not currently well served by a range of employment land.
In addition, large freestanding employment sites can rely on the critical mass required to support viability and produce effective and efficient operations. Services can be shared and substantial infrastructure investments can be offset.
As the Councils are aware, FAL has an interest in the development of a Strategic Rail Freight Interchange (SRFI) at Four Ashes, referred to as West Midlands Interchange. The WMI project was formally launched in April 2016 and it is intended to submit an
application for a Development Consent Order (DCO) to the Planning Inspectorate (PINS) before the end of the year.
The WMI proposals cover approximately 297 hectares, within the administrative boundary of South Staffordshire District Council, approximately 5 km from the Black Country.
The proposed development comprises:
- An intermodal rail freight terminal with connections to the West Coast Main Line, capable of accommodating up to 10 trains per day and trains of up to 775m long and including container storage, HGV parking, rail control building and staff facilities;
- Up to 743,200 square metres of rail served warehousing and ancillary service buildings;
- New road infrastructure and works to the existing road infrastructure;
- Demolition of existing structures and structural earthworks to create development plots and landscape zones;
- Repositioning and burying of electricity pylons and cables; and
- Strategic landscaping and open space, including alterations to public rights of way and the creation of new ecological enhancement areas and publicly accessible open areas.
WMI would offer intermodal freight facilities located near to junctions of the M6, the M6 Toll and the M54 motorway.
The WMI site is located very near the Black Country conurbation and would provide the opportunity to build on the competitive advantages of the manufacturing and distribution sector in the region. It would make a significant contribution to establishing a critical mass of such activities and by providing a rail freight terminal and encouraging further investment, it would ensure that the area remains competitive against other regions, both nationally and internationally, which have similar facilities already in place.
Additional benefits of the WMI proposal include:
- The intermodal terminal and rail-linked plots would offer a multimodal logistics solution;
- Proximity to the Black Country and Greater Birmingham conurbation giving access to a high density of potential customers and supply chain companies.
- Proximity to West Midlands manufacturers, including Jaguar Land Rover's engine manufacturing plant at i54, makes WMI very well-placed to meet demand from supply chain companies (Gestamp at Bericote, Four Ashes are a good example).
- Access to a high-quality labour pool in South Staffordshire and the Black Country;
- The excellent accessibility to the national road network via Junction 12 of the M6; and
- The scale of the opportunity, which allows for the largest occupier's requirements to be accommodated.
The WMI proposal could make significant contributions to meeting the economic demand generated in the Black Country and provide a new freestanding employment sites in a sustainable location in the green belt.
FAL would welcome the opportunity to meet in the coming months to discuss the WMI project and the Black Country Core Strategy in more detail.
Black Country Core Strategy Issue and Option Report
Question 17 - Do you support Spatial Option E2? Yes/No; What type of sites are needed to meet the needs of industry and what criteria should be used to select sites e.g. quick motorway access, good su
Respondent: Four Ashes Ltd
Representation Summary:
It is clear from the conclusions of the Black Country Economic Development Needs Assessment that the scale of employment need can only be met by development in the green belt.
It is agreed that new freestanding employment sites in sustainable locations in the green belt have the potential to attract national and international investment. They also provide the opportunity to balance supply of employment land across the Black Country including areas not currently well served by a range of employment land.
In addition, large freestanding employment sites can rely on the critical mass required to support viability and produce effective and efficient operations. Services can be shared and substantial infrastructure investments can be offset.
Full text:
Chapter / Page / Question / Paragraph
Key Issue 3 - Supporting a resurgent economy
Question 4 - Do you consider the employment land requirement identified for the Black Country up to 2036 in the EDNA is appropriate and in line with national guidance?
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL supports the Black Country Economic Development Needs Assessment's recommendation that the Core Strategy review should plan for up to 800 ha of additional land to meet the employment land needs of the Black Country.
Comments (continue on a separate sheet if necessary)
The WMI Market Assessment, which was produced by Savills and published as part of the WMI Stage 2 Consultation (enclosed), supports the general conclusions of the Black Country Economic Development Needs Assessment and found that there is extraordinary scarcity of supply of suitable logistics facilities and locations in the Black Country.
The WMI Market Assessment examines the demand for storage and distribution floorspace within a market area which comprises the Stoke and Stafford, Greater Birmingham and Black Country LEP areas. The Market Assessment concludes that there is a critical undersupply of B8 floorspace within the market area. It was found that there is only 0.8 year's supply of suitable B8 floorspace in the WMI market area and this shortage is particularly evident in the Black Country where there is no modern large-scale warehousing available and the amount of secondary warehousing currently
available is only enough to last approximately 2 - 3 months. There is not a single site in the West Midlands in excess of 25 hectares that meets the needs of a potential major employer. This scarcity of land is a serious threat to the investment, productivity and prosperity of the region.
We agree that the Black Country Core Strategy must plan to meet the identified development needs and we believe that WMI would potentially contribute to meeting the needs/jobs for the Black Country (Black Country Economic Development Needs Assessment, paragraph 8.5). Further details below.
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL agree that, given the identified employment and housing need, a formal review of the Black Country Green Belt should be carried out through the Core Strategy review.
Also, given the strong economic links between the Black Country and South Staffordshire, it is agreed that the Black Country Green Belt Review should be carried out in conjunction with South Staffordshire Council.
In addition, a long-standing need for a large scale Regional Logistics Site / Strategic Rail Freight Interchange to serve the Black Country and Southern Staffordshire was identified as "urgent" as far back as 2009 (West Midlands RSS phase 2 Revision Panel Report). The Development Plans for South Staffordshire and the Black Country both recognise that this urgent need remains outstanding and that a RLS/SRFI facility cannot be located within the confines of the existing green belt boundaries. The WMI proposal is a SRFI which would meet a need that has been repeatedly identified. FAL as seeking to address this through the NSIP process.
Chapter / Page / Question / Paragraph
Strategic Option Area 2B - accommodating employment land growth outside the urban area / Page 46-48
Question 17 - Do you support Spatial Option E2?
Do you agree or disagree with the approach set out in the relevant section and / or question?
FAL is supportive of Spatial Option E2 - providing new freestanding employment sites in sustainable locations in the green belt.
Comments (continue on a separate sheet if necessary)
It is clear from the conclusions of the Black Country Economic Development Needs Assessment that the scale of employment need can only be met by development in the green belt.
It is agreed that new freestanding employment sites in sustainable locations in the green belt have the potential to attract national and international investment. They also provide the opportunity to balance supply of employment land across the Black Country including areas not currently well served by a range of employment land.
In addition, large freestanding employment sites can rely on the critical mass required to support viability and produce effective and efficient operations. Services can be shared and substantial infrastructure investments can be offset.
As the Councils are aware, FAL has an interest in the development of a Strategic Rail Freight Interchange (SRFI) at Four Ashes, referred to as West Midlands Interchange. The WMI project was formally launched in April 2016 and it is intended to submit an
application for a Development Consent Order (DCO) to the Planning Inspectorate (PINS) before the end of the year.
The WMI proposals cover approximately 297 hectares, within the administrative boundary of South Staffordshire District Council, approximately 5 km from the Black Country.
The proposed development comprises:
- An intermodal rail freight terminal with connections to the West Coast Main Line, capable of accommodating up to 10 trains per day and trains of up to 775m long and including container storage, HGV parking, rail control building and staff facilities;
- Up to 743,200 square metres of rail served warehousing and ancillary service buildings;
- New road infrastructure and works to the existing road infrastructure;
- Demolition of existing structures and structural earthworks to create development plots and landscape zones;
- Repositioning and burying of electricity pylons and cables; and
- Strategic landscaping and open space, including alterations to public rights of way and the creation of new ecological enhancement areas and publicly accessible open areas.
WMI would offer intermodal freight facilities located near to junctions of the M6, the M6 Toll and the M54 motorway.
The WMI site is located very near the Black Country conurbation and would provide the opportunity to build on the competitive advantages of the manufacturing and distribution sector in the region. It would make a significant contribution to establishing a critical mass of such activities and by providing a rail freight terminal and encouraging further investment, it would ensure that the area remains competitive against other regions, both nationally and internationally, which have similar facilities already in place.
Additional benefits of the WMI proposal include:
- The intermodal terminal and rail-linked plots would offer a multimodal logistics solution;
- Proximity to the Black Country and Greater Birmingham conurbation giving access to a high density of potential customers and supply chain companies.
- Proximity to West Midlands manufacturers, including Jaguar Land Rover's engine manufacturing plant at i54, makes WMI very well-placed to meet demand from supply chain companies (Gestamp at Bericote, Four Ashes are a good example).
- Access to a high-quality labour pool in South Staffordshire and the Black Country;
- The excellent accessibility to the national road network via Junction 12 of the M6; and
- The scale of the opportunity, which allows for the largest occupier's requirements to be accommodated.
The WMI proposal could make significant contributions to meeting the economic demand generated in the Black Country and provide a new freestanding employment sites in a sustainable location in the green belt.
FAL would welcome the opportunity to meet in the coming months to discuss the WMI project and the Black Country Core Strategy in more detail.
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