Micaela Test Document

Location of the additional housing Plan (Regulation 18) sites.

A summary and location map of each of the three sites that have been assessed as suitable for allocation in the Plan is shown below. The detailed assessments of each of the sites are available on the Plan Website at: https://blackcountryplan.dudley.gov.uk/t2/p4/t2p4l/

Land West of xxxx 

Land East of xxxx

Pacific Nurseries (North), East of xxxx

Strategic Allocations Comment

Two of the new sites that form part of this consultation are being classed as strategic allocation, these are:

• WAH 257 – Land West of Chester Road North of Little Hardwick Road, Streetly which is a new strategic allocation WSA10 - Land West of Chester Road North of Little Hardwick Road, Streetly
• WAH 259 – Pacific Nurseries, which is being added to Policy WSA9 – Land to the east of Chester Road, north of Pacific Nurseries, Hardwick which was consulted on last year as part of the main Reg 18 consultation

The following strategic allocations are large sites that are significant in size and that have specific development considerations. Decisions on planning applications for these sites should be made in accordance with the specific policy requirements listed in this document.

For each site where the allocation includes housing, an indicative site capacity is provided. The precise number of homes to be developed will be determined through the planning application process.

Streetly

Policy WSA9 – Land to the east of xxxx

General introduction

Land to the east of Chester Road (WAH230), north of Pacific Nurseries (WAH246), Pacific Nurseries (WAH254) and Pacific Nurseries (North) (WAH277) are a cluster of four sites, currently used for a mix of agriculture, horse grazing and a garden centre. To the east is a railway line with a golf course beyond it; to the south lies the urban edge of Streetly; and to the west are agricultural fields. Within the area there is a bungalow which is not part of the development allocations

The developable site area is 14.19ha.

The estimated capacity of the site is 496 houses.

Mixed tenure housing is suitable with higher densities of at least 35dph and affordable housing provision.

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 and detailed proposals for remediation of contaminated land.
• A transport strategy that ensures the transport impacts of the development are appropriately managed and mitigated.
• Enhanced provision for pedestrians and cyclists, including enhanced connectivity with the local centre.
• 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 which provides enhancement, retention and mitigation for established trees, to ensure there is no significant adverse impact on visual amenity and character nor on protected animal species.
• The site is in a Mineral Safeguarding Area (MSA), which means that prior extraction of sand and gravel will take place where it is practical and environmentally feasible to do so.

Policy WSA10 - Land West of xxxxx

General introduction

Land West of Chester Road North of Little Hardwick Road, Streetly (WAH275) are existing fields predominantly used for agriculture. To the West is Bourne Vale a low density residential area with a woodland setting, to the South is Little Hardwick Road a residential street which meets the crossroads to Chester Road with a mix of uses including restaurants, retail and a public house. Chester Road is to the East which in this locality is residential and to the North is The Coppice a residential estate on the site of Water Works Farm with fields beyond.

The developable site area is 25.98ha.

The estimated capacity of the site is 655 houses.

Mixed tenure housing is suitable with higher densities of at least 35dph and affordable housing provision.

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 and detailed proposals for remediation of contaminated land.
• A transport strategy that ensures the transport impacts of the development are appropriately managed and mitigated.
• Enhanced provision for pedestrians and cyclists, including enhanced connectivity with the local centre.
• 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 which provides enhancement, retention and mitigation for established trees and SLINCS, to ensure there is no significant adverse impact on visual amenity and character nor on protected animal species.
• The site is in a Mineral Safeguarding Area (MSA), which means that prior extraction of sand and gravel will take place where it is practical and environmentally feasible to do so.

Why are we proposing to develop in the Green Belt?

The green belt around the BC forms part of the West Midlands Green Belt which has been in place since 1975. Green belt is a national planning designation and national policy strictly controls which types of development can take place within it.

The councils attach great importance to the green belt. However, the green belt boundary is drawn tightly around the urban edges. To help meet our future housing and employment land needs, there is an exceptional circumstance to alter the green belt boundaries through the Plan review process, to release land for housing and employment development. It is proposed to remove 6% of the green belt area in the BC for development.

The Councils have undertaken an extensive review of the green belt, taking into account evidence on historical, ecological and landscape value and local character. A comprehensive site assessment process has taken place to ensure that all sites selected for removal from the green belt can deliver sustainable development and the necessary supporting infrastructure by 2039 and will not cause harm to the natural or historic character of the BC or breach any other planning policies. Where sites are removed from the green belt, developers will be required to pay for improvements to the environmental quality and accessibility of remaining green belt land nearby

Are we able to build all future housing and employment land in the BC?

No. We need to find enough land to build 76,076 homes and provide 565 ha of new employment land. The land we identified in the Draft Plan document in 2021 made provision for 47,837 homes and 354ha of employment land, allowing most of our housing and employment land needs to be met in the BC. However, there was a shortfall of 28,239 homes and 211 ha of employment land as we do not have enough land available to accommodate all of our development needs.

The Government requires neighbouring local authorities to work together to meet housing and employment land needs when producing Local Plans – this is called the “Duty to Cooperate”. Under the Duty to Cooperate, we are asking neighbouring authorities, such as South Staffordshire, Lichfield, Cannock Chase, Shropshire and Telford & Wrekin, to provide additional housing and employment land in their areas to meet the needs of the BC. Currently there have been offers from neighbouring authorities of between 8,000 to 9,500 homes and 102- 173 ha of employment land to be tested through their own Local Plan reviews.

What does this mean for Walsall?

The 2021 Draft Plan (Regulation 18) consultation for Walsall proposed land to provide an additional 13,344 new homes and 164ha of employment land over the period to 2039.

This consultation held in July – September 2022, proposes an additional 820 new homes over the period to 2039. The responses received though this consultation will be analysed, and used to inform the content of the Regulation 19 Publication Plan.