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PUBLICATION PLAN RESPONSE
SOUTH STAFFORDSHIRE SITE ALLOCATIONS DOCUMENT
LAND OFF PENDEFORD MILL LANE, BILBROOK
ON BEHALF OF BLOOR HOMES
TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED)
PLANNING AND COMPULSORY PURCHASE ACT 2004
Prepared by: Pegasus Group
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
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CONTENTS:
Page No:
1. INTRODUCTION 1
2. PLANNING POLICY CONTEXT 2
3. METHODOLOGY AND SITE SELECTION 10
4. BILBROOK 11
5. LAND AT PENDEFORD MILL LANE, BILBROOK 13
6. CONCLUSION 24
APPENDICES:
APPENDIX 1: SITE PLAN
APPENDIX 2: ILLUSTRATIVE MASTERPLAN - PHASE 1
APPENDIX 3: ILLUSTRATIVE MASTERPLAN - PHASE 2
APPENDIX 4: TECHNICAL NOTE ON FLOOD RISK
APPENDIX 5: TECHNICAL NOTE ON ECOLOGY
APPENDIX 6: TECHNICAL NOTE ON HIGHWAYS
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1. INTRODUCTION
1.1 These representations are made by Pegasus Group on behalf of Bloor Homes
Limited to the South Staffordshire Site Allocations Document (SAD) ‘Publication’
Consultation. This representation relates to land off Pendeford Mill Lane, Bilbrook
(Site Ref: 443) which is within the control of Bloor Homes (Appendix 1).
1.2 These representations respond to the emerging policies and allocations, having
regard to the national and local policy context. The representations also provide
comment in respect of the evidence base that underpins the emerging Site
Allocations Document and the methodology and approach to site selection,
making reference to representations submitted on behalf of Bloor Homes at
earlier stages in the formulation of the Plan.
1.3 The representations are framed in the context of the requirements of the South
Staffordshire SAD to be legally compliant and sound. The tests of soundness are
set out in the National Planning Policy Framework (NPPF), paragraph 182. For a
Plan to be sound it must be:
Positively Prepared – the plan should be prepared on a strategy which
seeks to meet objectively assessed development and infrastructure
requirements, including unmet requirements from neighbouring authorities
where it is reasonable to do so and consistent with achieving sustainable
development;
Justified – the plan should be the most appropriate strategy, when
considered against the reasonable alternatives, based on proportionate
evidence;
Effective – the plan should be deliverable over its period and based on
effective joint working on cross boundary strategic priorities; and
Consistent with National Policy – the plan should enable the delivery of
sustainable development in accordance with the policies in the Framework.
1.4 The representations also have regard to the Government’s recently published
White Paper which places emphasis on planning for the right number of homes in
the right places, in particular making enough land available and assessing
housing requirements.
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2. PLANNING POLICY CONTEXT
2.1 It is recognised that the SAD is intended to deliver the spatial strategy set out in
the Core Strategy, adopted by the Council in December 2012. The Core Strategy
sets out a hierarchy of settlements and a spatial strategy of dispersing growth
across the District, with the majority of development being focussed to the Main
Service Villages (MSV), which includes Bilbrook within Locality Area 4 (Central
Area).
2.2 Within these villages a choice of housing will be delivered to meet local needs,
whilst recognising the constraints that impact upon the District, including
affordable housing, with extra care and specialist housing being regarded as a
priority. The Core Strategy recognises that development to meet the Districts
housing need will be required outside the existing development boundaries of a
number of settlements. Core Policy 1 of the Core Strategy confirms that Green
Belt release will be required around some of the villages to deliver the housing
numbers allocated within Core Policy 6.
Housing Requirement
2.3 The Core Strategy identifies, through Core Policy 6 (Housing Delivery) a minimum
requirement to deliver 3,850 net new homes within the District between 2006
and 2028. This equates to delivery of 175 new homes per annum. Core Policy 6
then provides greater detail as to how the housing requirement will be delivered
across the Locality Areas. This includes the provision of a minimum of 515
dwellings within Locality Area 4 within which Bilbrook is located. Of this
requirement for Locality Area 4, a minimum of 105 dwellings are to be allocated
within or adjacent to Bilbrook.
2.4 It is recognised that net housing completion rates within the Plan period have
often exceeded the annual minimum requirement established through the Core
Strategy, however site opportunities outside of the Green Belt are becoming
significantly diminished.
2.5 In addition to the reduction in deliverable supply, concern is raised that the
housing requirement contained within the Core Strategy has not been informed
by the consideration of the full objectively assessed housing need (FOAN) for the
District. Instead, the Core Strategy requirement has been derived from the West
Midlands Regional Spatial Strategy (WMRSS) Phase Two Revision Panel Report.
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2.6 The Government’s imperative to boost significantly the supply of housing is set
out clearly in paragraph 47 of the National Planning Policy Framework (NPPF).
This requires local planning authorities to ensure their local plans meet the full,
objectively assessed needs for market and affordable housing in the housing
market area, consistent with the policies set out in the Framework.
2.7 In relation to establishing a housing requirement, paragraphs 50, 158 and 159 of
the NPPF set out a number of matters which should be taken into account. Local
Planning Authorities should ensure that their assessment of, and strategies for
housing, employment and other uses are integrated and they take full account of
relevant market and economic signals. In order to assess full housing needs,
there is a need to take account of evidence of current and future demographic
trends, market trends and the needs of different groups in the community.
Paragraph 159 explains that this means:
Meeting household and population projections, taking account of migration
and demographic change;
Addressing the need for all types of housing including affordable housing
and the need of different groups in the community;
Catering for housing demand and the scale of housing to meet this demand.
2.8 On 6 March 2014 the Department for Communities and Local Government (CLG)
launched the Planning Practice Guidance (PPG). This was accompanied by a
Written Ministerial Statement which included a list of the previous planning
practice guidance documents cancelled when the website was launched.
2.9 The PPG seeks to explain further elements set out in the NPPF. With respect to
the objective assessment of housing need, it makes the following points amongst
others:
Household projections provide the starting point of overall housing need;
They may require adjustment for example to reflect previously suppressed
household formation rates; and
It is relevant to take account of the likely change in job numbers.
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2.10 The recently published White Paper recognises that over 40% of local planning
authorities do not have a plan that meets the projected growth in households in
their area. South Staffordshire District Council falls into this category.
2.11 It is understood that the Council, in conjunction with the Black Country
Authorities, has now undertaken a SHMA to consider the Full Objectively Assessed
Need (FOAN) for the period 2016 to 2036, however this work remains
unpublished and the FOAN remains unestablished. It is noted that the Council is
instead seeking to rely on the minimum housing requirement of 175 dpa
identified through the adopted Core Strategy. Whilst there is likely to be a
significant level of criticism raised that this element of the evidence base is
missing, it is clear that land needs to be taken out of the Green Belt as soon as
possible to boost and enable a continuous supply of housing to meet needs in the
short term. Therefore, the production of the SAD provides the most expeditious
route to significantly boosting housing land supply in line with Government policy.
2.12 Whilst the production of this second tier Local Plan is supported as a mechanism
by which to remove land from the Green Belt and boost housing land supply
within the immediate future, progression of the SAD should not delay the
publication of the Joint SHMA or be at the expense of an early review of the Local
Plan. It is necessary for the SAD to set out a clear commitment in policy to
establishing the FOAN and reviewing the spatial development strategy for
meeting this requirement and clear milestones for undertaking this work.
2.13 Proposed Policy SAD 1 provides a commitment to undertake an early review of
the Local Plan. This review is to be informed by the consideration of the FOAN
and the distribution of any housing shortfall across the wider Housing Market
Area. This approach is supported by Bloor Homes, however, the policy itself
needs to provide clarity and certainty in respect of the following:
The date for when the FOAN is to be established;
The date by which a Memorandum of Understanding to deal with the
distribution of growth and unmet need for the Greater Birmingham Housing
Market Area will be signed; and
The date for adoption of an updated Local Plan
2.14 Whilst paragraph 6.11 of the Publication Plan establishes an ‘aim’ to adopt a New
Local Plan for South Staffordshire by 2022, this commitment should be
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strengthened and incorporated within a redrafted version of Policy SAD1 to
ensure that the FOAN is established and any unmet housing need that is
determined through a review of the appropriate housing requirement can be
delivered expeditiously.
2.15 It is not considered necessary to link the timescales of the Local Plan review as a
whole to that of the Black Country Core Strategy as set out at paragraph 6.14.
Whilst it is appropriate to work collaboratively with other authorities in the
preparation of an evidence base, the South Staffordshire District Council Local
Plan Review should be brought forward without delay and should not be
constrained by the timing of other emerging plans, the timing of which is outside
the control of South Staffordshire District Council.
2.16 The timescales for such a review should instead be aligned to the evidence that
exists of unmet needs across the Greater Birmingham Housing Market Area
(including South Staffordshire) and the adopted Birmingham Development Plan
(BDP).
2.17 Council’s reference to the emerging cross boundary evidence being undertaken in
respect of the Birmingham Housing Market Area is welcomed. It is relevant that
there will be a shortfall in housing provision within the Greater Birmingham
Housing Market Area (HMA), within which South Staffordshire falls. This is clearly
evidenced in the Joint Housing Study commissioned by the GBSLEP and Black
Country Authorities.
2.18 The issue of housing need arising in Birmingham which cannot be met within the
city’s boundaries is not a new issue historically. In its recent iteration, it has been
clear for at least 5 years that there is a significant level of unmet housing need
arising in Birmingham for which provision should be made. This unmet need is
the single largest component of housing growth in the West Midlands, and is a
key driver in the growth of the region generally.
2.19 The scale of the unmet need, whilst not confirmed until very recently, has been
known for some time. This situation led to the agreement between Birmingham
City Council and those Councils in the Housing Market Area (HMA) whose
emerging plans were under examination at the time, that the matter could be
dealt with subsequent to the adoption of these plans. The use of a policy which
promised an early review of the plans from those Councils that might contribute
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to meeting the unmet need became the accepted method of dealing with the
emerging issue of the unmet housing needs of Birmingham.
2.20 The Birmingham Development Plan (BDP) was adopted on 10th January 2017. Its
adoption has given very significant weight to a housing deficit in terms of un-met
need of 37,900 dwellings over the period 2011-2031. The BDP also commits
Birmingham City Council to working actively with neighbouring Councils through
the Duty to Cooperate to ensure that appropriate provision is made elsewhere
within the HMA to meet the shortfall of 37,900 dwellings.
2.21 The BDP also places detailed and significant requirements on the City Council, in
Policy TP48, setting out how this active involvement in the provision and delivery
of the 37,900 should be satisfied. It states:
The Council will also play an active role in promoting, and
monitor progress in, the provision and delivery of the
37,900 homes required elsewhere in the Greater
Birmingham Housing Market Area to meet the shortfall in
the city. This will focus on:
The progress of neighbouring Councils in undertaking
Local Plan reviews to deliver housing growth to meet
Birmingham’s needs.
The progress of neighbouring Councils in delivering
the housing targets set out in their plans.
The extent to which a 5 year housing land supply is
maintained in neighbouring areas.
2.22 Policy TP48 from the BDP then spells out the consequences of the failure of
neighbouring Councils to plan for this unmet need, in terms of the potential
implications for the City itself:
If it becomes clear that progress is falling short of the level
required, the Council will undertake a review of the reasons
for this, and if this indicates that it is necessary to reassess
the capacity for housing provision in Birmingham, a full or
partial review of this Plan will be undertaken.
2.23 Finally, Policy TP48 sets out key indicators which would trigger this, including:
Failure of a relevant Council to submit a replacement or
revised Local Plan, providing an appropriate contribution
towards Birmingham’s housing needs, for examination within
3 years of the adoption of this Plan.
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2.24 Therefore, it is fundamentally important that Policy SAD 1 be redrafted to
explicitly commit the Council to submit a replacement or revised Local Plan for
examination by January 2020 and to incorporate an appropriate contribution
towards Birmingham’s housing needs. This commitment will also assist in
ensuring that homes can be delivered within South Staffordshire to meet the
identified unmet housing needs by 2031 as set out in the currently drafted Policy
SAD1.
Housing Supply
2.25 Policy SAD2 (the Housing Allocations) identifies the proposed housing allocations
that are intended to deliver the housing requirement and spatial distribution of
housing established within the Core Strategy.
2.26 The Housing Background Topic Paper that accompanies the Publication Plan sets
out the housing land supply position at 1st April 2016, identifying completions of
2,450 new homes since 2006; a committed supply of 1,006 new homes; and a
residual requirement to identify land for the delivery of 394 homes to 2028.
2.27 The proposed allocations set out in Policy SAD2 are assumed to be capable of
delivering a minimum of 891 homes. Taken at face value, the proposed
allocations provide an oversupply of 497 dwellings over the Plan period, however
in reality some of these allocations may not result in a start or could be delayed
to such an extent that delivery is pushed back beyond the Plan period. For
example, landowners may not be willing to sell a site as the price that can be
achieved is not what they want; a developer cannot secure finance or meet the
terms of an option; there are supply chain constraints that hinder a site; or, there
are unexpected constraints that render a site undeliverable.
2.28 The SAD provides an opportunity to provide a robust contingency to not only
ensure delivery of the housing requirement established through the Core
Strategy, but also to provide an uplift in housing delivery, over and above the
minimum requirement established in the Core Strategy. This opportunity would
provide the benefit of identifying additional housing land at a much earlier point
in time than that which would result through a review of the Local Plan, providing
much needed flexibility in the supply and ensuring a plan led approach can be
maintained within the District upon publication of the SHMA and establishment of
the FOAN.
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2.29 Such flexibility could be provided through the introduction of reserve sites. This is
an approach that has been endorsed by Inspector’s elsewhere, including within
the Stratford on Avon Core Strategy. The Stratford on Avon Core Strategy makes
provision, through Policy CS16 (Housing Development) to identify ‘Reserve
Housing Sites’ through the Site Allocations Plan that have the capacity to deliver
up to 20% of the total housing requirement within the Plan period. Bloor Homes
consider this to be a pragmatic approach in providing flexibility to ensure housing
needs are met and provides additional resilience in the Plan in case slippage is
experienced through the Local Plan review process.
2.30 It is noted that the Council is currently unable to identify a five year housing land
supply and this is highlighted in the Policy Team’s response to the recent planning
application at Hobnock Road, Essington:
Whilst 5 years’ worth of housing supply can be demonstrated
against the Core Strategy housing requirement, and as at
31st March 2016 the Council had oversupplied its target by
700 dwellings, this requirement figure is not based upon an
assessment of the full objectively assessed needs of the
housing market area, as required by NPPF paragraph 47.
Therefore, with regard to the PPG and NPPF, it cannot be
considered an up-to-date housing requirement for the
purposes of measuring housing supply. As a result, the
Council is unable to robustly demonstrate a 5 year supply of
housing land to meet the requirements of paragraph 47 of
the NPPF.
2.31 The scale of uplift should be informed by the evidence that is available. The most
up to date information that is currently published is that which is contained within
the GBSLEP and Black Country Joint Housing Study. This identifies, based on
demographic projections alone, a requirement for 208 dwellings per annum. Bloor
Homes consider that this level of uplift can be provided within the District,
without undermining the spatial development strategy set out in the adopted
Core Strategy.
Green Belt
2.32 The spatial strategy for South Staffordshire requires the removal of land from the
Green Belt. Green Belt release is required as soon as possible to ensure a
continuous supply of housing land is available. Without Green Belt release in the
immediate future, the Council’s ability to demonstrate a rolling five year supply of
housing land (including appropriate buffer) will be significantly diminished. Land
at Engleton Lane, Brewood is a site that is available now and deliverable.
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2.33 In addition, the Core Strategy, through Policy GB2, identifies the requirement to
allocate safeguarded land to meet the longer term needs of the District beyond
the current plan period (post 2028). This equates to the equivalent of 10 years
supply of dwellings (based on the Core Strategy requirement of 175 dwellings per
annum). The National Planning Policy Framework (NPPF) makes it clear that
changes to the Green Belt boundary can only be made through the review of a
Local Plan, as such it is entirely appropriate for the Council to be considering the
Green Belt through the SAD. Paragraph 83 of the Framework is clear that should
Green Belt boundaries be changed regard should be had for their permanence in
the long term, so that they are capable of enduring beyond the current plan
period. For these reasons the principle of identifying safeguarded sites, as set out
in Policy SAD3, is consistent with national policy and supported. However,
evidence suggests that an uplift should be applied to the housing land supply and
this should also be reflected in any longer term requirements.
2.34 The Publication Plan rectifies the flawed calculation utilised by the Council at
Preferred Options stage in determining the quantum of safeguarded land required
to ensure the delivery of 175 dwellings per annum over a ten year period beyond
the Plan. Bloor Homes supports the revised approach in assuming 30dph on a net
developable site area of 70% in calculating the quantum of safeguarded land
identified within the SAD. This approach is now consistent with the assumptions
utilised for calculating the housing yield that will be achieved within the proposed
housing allocations within the Plan period, having regard to the necessary open
space, highways and drainage infrastructure that would be required to support
residential development.
2.35 It should be noted that the White Paper sets out the Government’s proposals to
amend national policy to make it clear that plans and development proposals
should make efficient use of land. Whilst an assumption of 30dph on a net
developable site area of 70% is supported as a sensible and conservative
approach in calculating the potential housing yield that can be achieved, this
should not prevent a higher density being realised, particularly with the Council’s
current emphasis on the provision of smaller homes.
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3. METHODOLOGY AND SITE SELECTION
3.1 South Staffordshire District Council have published, alongside the Publication
Plan, a Methodology Paper and a Site Selection and Discounted Sites Paper which
demonstrates how the proposed allocations have been chosen.
3.2 The Methodology Paper details the approach that has been taken by the Council
in arriving at the proposed allocations. The process has been robust and allowed
a number of opportunities for stakeholder consultation and evidence gathering
which has supported the emergence of the selected sites.
3.3 Bloor Homes generally support the methodology as set out in the Methodology
Paper. Each site has been scored against a number of criteria as part of the tier 1
site selection, then those sites with the higher scoring have been progressed to
tier 2 where a qualitative assessment has been undertaken to identify the
preferred options. This has resulted in the ‘sound’ sites in Bilbrook being
identified, including land off Pendeford Mill Lane, Bilbrook (identified as site 443).
3.4 Land off Pendeford Mill Lane, Bilbrook is included within the ‘Site Assessment and
Discounted Sites’ paper at page 11, identified as site 443. The assessment
confirms that the site progressed through the first tier of assessment. Following
the tier 2 assessment it is concluded that part of the site should be allocated for
residential development to meet the entire housing need for Bilbrook within the
plan period. It is also considered that a proportion of the site will also meet
Bilbrook’s proposed safeguarded land requirement.
3.5 Whilst the Site Assessment and Discounted Sites Paper considers that for Bilbrook
no site outperformed another through the tier one assessment it is clear from the
RAG (Red-Amber-Green) assessment that land at Pendeford Mill Lane scored well
in comparison to other sites. This provides a clear evidence-based illustration of
how the site has been selected in part as a proposed allocation, with further land
identified as safeguarded to meet longer term development need. This
demonstrates that the process thus far has been positively prepared, justified and
effective.
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4. BILBROOK
4.1 The Core Strategy splits the District into a number of locality areas with each
locality area having its own vision.
4.2 Bilbrook is identified as a Main Service Village within locality area four. These
villages represent the highest order settlement within the Council’s settlement
hierarchy and are ‘the main focus for housing growth, employment development
and service provision’ as established by Core Policy 1 (The Spatial Strategy).
These settlements are identified as delivering approximately 90% of the District’s
housing growth within the Plan period. Bloor Homes support this proportion of
growth to the Main Service Villages.
4.3 The Main Service Villages are considered to be the most sustainable locations in
terms of the level of services and facilities that are present within the
settlements. These locations are considered to represent the best opportunity for
delivering growth that utilises and consolidates existing physical, social and green
infrastructure.
4.4 Chapter 7 of the Preferred Options Document provides detail on the proposed
allocations which will meet the identified housing numbers for each settlement.
The Core Strategy allocated the provision of a minimum of 105 dwellings for
Bilbrook between 2010 and 2028. The Publication Plan refines this requirement
taking account of completions and commitments which have been achieved since
between 2010 and December 2015. For Bilbrook this means a refined
requirement of 102 dwellings. It is important however that the requirements
continue to be expressed as a minimum given that the Core Strategy housing
requirement is based on historic evidence which does not reflect the FOAN.
4.5 Following the site selection process as detailed within the Methodology Paper and
Site Assessment and Discounted Sites Topic Paper, Policy SAD2 ‘The Preferred
Option Housing Allocations’ details the allocations which are proposed to meet the
residual housing requirement within South Staffordshire. In terms of the
allocation for Bilbrook the preferred option is land at Pendeford Mill Lane (in part)
which is allocated for a minimum of 102 dwellings.
4.6 The Core Strategy set out that safeguarded land to accommodate 10 years
housing supply would be allocated at Main and Local Service villages through the
site allocations document to provide certainty for development beyond 2028. As
one of the identified Main Service Villages Bloor Homes’ site at Pendeford Mill
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Lane (in part) is identified within Policy SAD3 ‘Safeguarded Land for Longer Term
Needs’ as safeguarded land.
4.7 The identification of further safeguarded land at Bilbrook, to rectify the flawed
calculation utilised by the Council in determining the quantum of safeguarded
land required within the Preferred Options document is supported, however Bloor
Homes consider that this further provision should have been accommodated on
the balance of land that is available within Site 443 (Pendeford Mill Lane,
Bilbrook) to Barnhurst Lane and within the control of Bloor Homes.
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5. LAND AT PENDEFORD MILL LANE, BILBROOK
5.1 Bloor Homes is in control of Land to the south of Pendeford Mill Lane, Bilbrook
which has been promoted for residential development. As has been detailed
above the site, in part, represents the Council’s proposed housing allocation at
Bilbrook, and further land has been identified as safeguarded land to meet longer
term development needs beyond the Plan period.
5.2 The site is located to the east of Bilbrook adjacent to the existing development
boundary. The site is bounded to the north by Pendeford Mill Lane which provides
good opportunities for vehicular and pedestrian access. To the south the extent of
the proposed allocation is defined by existing field boundaries while the western
most boundary abuts existing residential development. It should be noted that
Bloor Homes is also in control of land to the east of the proposed allocation,
which includes a parcel of safeguarded land identified by the Council, as well as
additional land beyond extending to Barnhurst Road, as identified on the plan
contained at Appendix 1.
5.3 The Site Assessment and Discounted Sites Paper demonstrates, on page 11 (Site
443), that the site has a low/medium impact on the natural and historic
environments and with regards to impact on environmental quality the site is
acceptable in principle with no quality issues. In landscape terms the site is to be
considered of low sensitivity due to its location adjacent to the existing settlement
boundary. With regards to the impact on land use and loss of facilities,
development on this site would result in the loss of greenfield
agricultural/grassland, however no other site in Bilbrook outperforms site 443 for
this criteria.
5.4 It is noted that the site is closely located to local amenities and facilities with
clear pedestrian routes. The assessment therefore considers that local amenities
in Bilbrook are well accessed on foot and by car from this site when compared to
other sites in Bilbrook. Appendix 1 of the SAD (page 61) identifies that the site is
approximately 0.5km from the village centre, 1.1km from Bilbrook railway station
and around 1.3km away from Codsall Community High School, all distances of
which are considered accessible by foot.
5.5 In addition, the site scores positively in respect of flooding and highways, with
only minor surface water flood risk concerns identified and minor highway works
required. These are matters which can be considered and overcome through a
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detailed design stage. The illustrative layouts attached at Appendices 2 and 3
demonstrates a suitable access can be gained from Pendeford Mill Lane.
5.6 Further technical work has been commissioned by Bloor Homes to supplement the
information relied upon by the Council in considering Site 443 against the scoring
criteria. This is set out in summary below, with relevant technical information
appended to these representations.
Landscape Sensitivity
5.7 The Adopted Core Strategy (2012) sets out a number of landscape relevant
policies for the district. These include Policy OC1: Development in the Open
Countryside Beyond the West Midlands Green Belt; Core Policy 2: Protecting and
Enhancing the Natural and Historic Environment; Policy EQ4: Protecting and
Enhancing the Character and Appearance of the Landscape; and Policy EQ12:
Landscaping.
5.8 Core Strategy Strategic Objective 4 is to protect, conserve and enhance the
countryside, character and quality of the landscape and the diversity of wildlife
and habitats. In relation to landscape character, Core Policy EQ4 is central to this
and focuses on maintaining the intrinsic rural character and local distinctiveness
of the South Staffordshire landscape.
5.9 At a national level the site is located within the National Character Area Profile
61: Shropshire, Cheshire and Staffordshire Plain, as published by Natural England
(2014).
5.10 Landscape character at a local level is defined by Staffordshire’s landscape
character assessment: Planning for Landscape Change: Supplementary Planning
Guidance (2000). The site is located within the Sandstone Estatelands Landscape
Character Type (LCT).
5.11 South Staffordshire Council’s Landscape Sensitivity Study 2015 considers the
detailed landscape character of the landscape around main service villages,
including Bilbrook. The site is located within parcel BK4 and the study states:
“The LCP is reasonably well-contained visually but there are
urban influences from the settlement edge and Pendeford Mill
Lane, which is a main route in and out of the village. There is
also a large industrial site immediately beyond the canal to
the east. These elements reduce any sense of a strongly
rural landscape. Development would be relatively
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unobtrusive and would relate well to the settlement pattern if
confined to the eastern part of the LCP.”
5.12 The study finds that parcel BK4s sensitivity to housing development is low/
medium (see Plate 1 below). In relation to potential for mitigation and
improvement of settlement edge the study states that any development should
link to the eastern settlement edge. Site 433 abuts the existing eastern
settlement edge, with the indicative schemes included at Appendices 2 and 3
demonstrating how development can be seamlessly integrated with the existing
settlement edge to provide a logical extension to Bilbrook.
Plate 1: Codsall & Bilbrook – Extract from Landscape Sensitivity Study
5.13 Landscape and visual constraints can be used to guide the development of a
proposal in a positive manner, often leading to opportunities and not just creating
absolute constraints to development. The constraints are considered to be:
the limited local PROW network, (providing recreational opportunities for
potential high sensitivity visual receptors); and
the location of the site within the Green Belt, which will have some influence
on the value of the local landscape.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
5.14 Landscape and visual opportunities can be summarised as follows:
Notwithstanding that the site is located within Green Belt, there are no
overriding statutory landscape planning designations;
The location of the site on the eastern edge of Bilbrook and other urbanising
elements such as the commercial buildings to the east of the canal, which
reduces any sense of a strongly rural landscape and increases the sites
relationship with the settlement;
Existing vegetation and green infrastructure throughout the site, including
hedgerows, providing opportunities to enhance this through a
comprehensive landscape strategy; and
The presence of mature vegetation including the mature boundary
hedgerows along Pendeford Mill Lane and Barnhurst Lane, which will help to
minimise the visual envelope of the site and will contribute to the capacity
of the site to accommodate development.
5.15 The illustrative masterplans included within Appendices 2 and 3 provide an
indication as to how these landscape and visual opportunities can be incorporated
within a development proposal to the east of Bilbrook, including the retention of
the existing field pattern, the strengthening of existing green infrastructure and
the provision on new public open space, to minimise the visual envelope of the
site.
Impact on Green Belt
5.16 The South Staffordshire Partial Green Belt Review Method Statement (November
2016) sets out a review of parcels of land around main and local service villages
against the five purposes of the Green Belt set out in the National Planning Policy
Framework (NPPF). The western extent of the site is located within parcel 3(B). in
relation to parcel 3, the review document states that:
“Portions of the land within parcel 3 lie less than 500m from
Wolverhampton boundary at its southern edge, thereby
providing an important separating function. However, the
presence of a waterway and some significant pockets of
woodland between the settlements inhibit the encroachment
of some of the countryside between the two settlements. The
fields bordering the settlement edge make less of a
contribution, being over 500m from Wolverhampton and less
open having been compromised by residential dwellings on
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
the settlement edge. The narrower the gap, the greater the
contribution of the fields to the purposes; however, based on
the current width of the gap all the land between the
settlements is considered to make a considerable
contribution to the Green Belt purposes.”
5.17 Whilst the remainder of the site lies outside of parcel 3, the extent of land within
the control of Bloor Homes, including land up to Barnhurst Lane (identified at
Appendix 1) remains at least 500m from the built up edge of Wolverhampton.
5.18 In accordance with the NPPF, Green Belt boundaries should be defined clearly,
using physical features that are readily recognised and likely to be permanent. It
is considered that the Green Belt boundary, upon the inclusion of the additional
land to Barnhurst lane, would then encompass the industrial use to the east of
Barnhurst Lane. The landscape and green infrastructure strategy for the site
could also include new planting and public open space which would serve to break
down the scale of built form and provide further containment. These potential
mitigation measures, as identified within the illustrative masterplans included at
Appendices 2 and 3 will help to establish and enhance a robust landscaped
edge to the proposed development and provide a definitive boundary to the
future Green Belt.
5.19 Table 1, overleaf, below sets out a summary of the likely impacts on Green Belt
purpose, in landscape and visual terms, using the criteria set out by the South
Staffordshire Green Belt Review (2016). This assessment considers the extent of
land within the control of Bloor Homes as identified at Appendix 1.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
Table 1: Green Belt Impact of Site 443
Green Belt purpose
Criteria Summary
To check the unrestricted sprawl of large built-up areas.
Is the parcel abutting the boundary of Wolverhampton, Dudley, Walsall or Cannock?
Does the parcel play a role in preventing ribbon development?
The site is located on the eastern edge of
Bilbrook and is contained to the west by the existing settlement edge and to the east by a road corridor, the Shropshire Union Canal and industrial land use. The sites mature green infrastructure boundaries serve to contain it both physically and visually.
To prevent neighbouring towns merging
into one another.
What is the distance to the nearest neighbouring settlement?
Does the parcel play a major role in maintaining separation? (This will partly be a function of the size of the parcel). Are there natural or man-made
features that could prevent settlements from merging with one another? (These could be outside the parcel itself).
The closest settlement in this location is the north-western extent of Wolverhampton.
Development of the site will represent a relatively small scale extension on the eastern edge of Bilbrook. Beyond the site to the south
and east there is an extensive area of open land (at least 500m) which serves to maintain separation. Overall, development of the site will not lead to coalescence (‘merging’) of neighbouring settlements.
To assist in
safeguarding the countryside from encroachment.
Has the parcel already been
affected by encroachment of built development within the parcel? Are there existing natural or manmade features / boundaries
that would prevent encroachment in the long term? (These could be
outside the parcel itself). Is there evidence of positive use of the countryside in this location (e.g. footpaths, bridleways, formal or informal sport and recreation)?
Development of the site will result in the retention of an area of open land in the context of the edge of Bilbrook. The site has already
been encroached upon by built development. The canal, road and industrial land use to the
east is likely to preclude development further east, therefore limiting the chance of encroachment beyond the site. There is no public access on site, nor is there any evidence to suggest informal use of the site for
recreation.
To preserve the setting and special character of historic towns.
Are there features of historic significance in the parcel or visible from the parcel? The site is not located near to any conservation
areas or other features of historic significance.
To assist in
urban regeneration,
by encouraging the recycling of derelict and other urban
land.
Does the settlement contain
significant areas of brownfield land?
The site is influenced by urbanising features
such as the road corridors, existing urban edge, the sewage works to the north and
industrial land uses to the east. It is considered that all areas of Green Belt by their nature and designation should contribute to the recycling of derelict and urban land as Green Belt is
generally a prohibitive designation where development is rarely acceptable, thus development is focused into urban areas.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
Accessibility to Amenities
5.20 The summary of the sites second tier assessment highlights land off Pendeford
Mill Lane as being able to deliver sustainable development which is closely located
to existing facilities with the village. The site has excellent links to the strategic
highway network and local employment opportunities, including the i54 Business
Park. The SAD second tier assessment states that the western part of the site is
close to the village centre with clear pedestrian routes. Further to this the site is
of an appropriate size that it can meet the allocated housing requirement for
Bilbrook and provide significant benefits in terms of open space provision and
opportunities for community infrastructure. It is for these reasons that the council
identifies the western parcel of the wider site as an allocation.
Surface Water Flooding
5.21 Included as Appendix 4 is a technical note on flood risk in relation to the whole
of site 443. The technical note identifies that there is a very low risk of fluvial and
pluvial flood risk, and a low risk of groundwater flooding on this site. The
technical note also sets out how an appropriate development drainage strategy
for surface water could work on site, this includes the incorporation of SuDS. In
conclusion there are no overriding flood risk constraints to the allocation of this
site for development.
Highways Accessibility
5.22 In the Council’s assessment the site has scored a low/medium impact with
regards to highways and access. Included as Appendix 6 is a technical note on
highway access for this site. With regards to the proposed access strategy, it is
considered that the proposed allocated site would be developed prior to the
delivery of the safeguarded land to the east. The allocated site would therefore
require its own access. The safeguarded site would have a separate access that
could eventually be connected to the access on the allocated site within the site
via a loop road. The proposed access strategy for the allocated site comprises a
ghost island junction that has sufficient capacity to serve the minimum dwelling
requirement. The safeguarded site will be served by a new roundabout. The
highways strategy seeks to support additional dwellings, which would allow
‘headroom’ for future phases, including the additional land up to Barnhurst Lane
within Bloor Homes Ltd control, would also enable a range of development scales
and mixes to be considered.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
5.23 The overall access strategy for the whole of site 443 has been reviewed by
Staffordshire County Council the local highway authority, who has confirmed that
it is acceptable to them in-principle.
5.24 Preliminary capacity assessments of the two proposed access junctions have been
undertaken to ensure that their layout would be suitable for possible future traffic
demands. The results show that the junctions would operate within capacity at all
times and would have sufficient capacity to accommodate a total development at
the site comprising around 400 dwellings and would also enable a range of
development scales and mixes to be considered.
5.25 The technical advice note on highways concludes that satisfactory vehicular
access to both sites can be achieved in a manner that would enable the proposed
development to be accessed in a safe and satisfactory manner by vehicles and
sustainable travel modes such as public transport, walking and cycling, subject to
local enhancements to the network.
Impact on the Natural Environment
5.26 The SAD Site Assessment and Discounted Sites Paper demonstrates, on page 11,
that the site has a low/medium impact upon the natural environment. Included as
Appendix 5 is an Ecological Constraints and Opportunities Report covering this
site. The report sets out a number of recommendations which include retention of
the hedgerow network and trees, within any development proposals, this will
provide retained habitat for a range of wildlife. The creation of new green
corridors and areas of open space throughout the study area as part of any
development proposals, along with the creation of new areas of species-rich
grassland, new native hedgerow planting, and tree planting, and the creation of
new ponds would create new opportunities for a range of wildlife.
5.27 It is considered that taking account of the recommendations in this report and
with an appropriate scheme/design any potential impacts on habitats and
protected species could likely be mitigated/compensated. It is likely to be possible
to demonstrate a net gain for biodiversity within the study area where
appropriate enhancement measures can be implemented. As such, there are no
overriding ecological constraints to the allocation of this land for development
purposes.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
Deliverability
5.28 In terms of the sites deliverability, the Framework requires that a site is
available, in a suitable location for development, viable and be achievable within
the next five years if it is considered to be considered as a deliverable site. Bloor
Homes is in control of the site and has a clear intention to bring forward a
residential scheme as is illustrated on the Indicative Masterplans (Appendices 2
and 3). Subject to the sites allocation and removal from the Green Belt it is
anticipated that development can be brought forward in the short term and assist
in meeting the District’s housing requirement. For the avoidance of doubt, Bloor
Homes is a major national housebuilder with no funding or capacity constraints
that would delay the delivery of development on this site.
Indicative SAD2 Proposal
5.29 The Indicative Masterplan for the allocated site (Appendix 2) demonstrates that
a residential development comprising at least 102 dwellings can be
accommodated at a net density of 30dph. This provides confidence that the
minimum housing requirement for the remainder of the Plan period set out in
Policy SAD2 is deliverable. The allocated site would be served by a new proposed
access via Pendeford Mill Lane through the provision of a ghost island. The
illustrative masterplan demonstrates a soft development edge retaining the
existing hedgerows; a future link to the safeguarded land to the east; a green
corridor including public open space through the site; and also storm water
attenuation features (swales and ponds). It also includes a new frontage in line
with the existing building line on Pendeford Mill Lane.
Indicative SAD3 Proposal
5.30 The illustrative masterplan for the safeguarded land (Appendix 3), demonstrates
the provision of a new roundabout which would support a further 130 dwellings at
a net density of 30dph. Again like the indicative SAD2 proposal, the indicative
SAD3 proposal demonstrates a soft development edge retaining the existing
hedgerows; a link to the allocated site to the west; a green corridor including
public open space through the site; and also storm water attenuation features
(swales and ponds). It also includes a new frontage in line with the existing
building line on Pendeford Mill Lane.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
5.31 As identified within Section 2 of this representation, Bloor Homes recommend
that reserve sites are identified within the SAD to provide additional resilience in
the Plan in case slippage is experienced through the Local Plan review process.
The land at Pendeford Mill Lane, currently identified as safeguarded within the
Publication Plan, would represent a logical reserve site, free of physical constraint
that could boost supply if necessary in the short term.
5.32 The need to explore a through road from Pendeford Mill Lane to Lane Green Road
to relieve traffic pressure on the village centre, as set out in the requirements on
page 61 of the Publication Plan does not appear to be supported by the published
evidence base or even identified as an issue at earlier stages within the plan
making process.
5.33 In addition, the requirement that the delivery of safeguarded land in Codsall and
Bilbrook may need to come forward in conjunction with the strategic delivery of a
new primary school to meet the primary education needs of both villages, also
does not appear to be supported by the published evidence base or has been
identified as an issue at earlier stages within the plan making process.
5.34 Whilst the indicative proposals would not exclude the provision of these
requirements, it will be necessary to explore these requirements in more detail to
ensure these relate to specific identified needs that are reasonably related to the
proposal.
Additional Land
5.35 In addition, given ongoing and rising housing needs, there is still a requirement
to identify further safeguarded land to ensure sufficient housing land supply
2028-2038. Further land for development can be accommodated within the area
controlled by Bloor Homes, namely land to the east of the currently identified
safeguarded site on Pendeford Mill Lane up to Barnhurst Road as shown on the
Site Location Plan enclosed as Appendix 1. This would form a logical further
extension of development as part of the wider comprehensive development
strategy at this location, subject to the site’s removal form the Green Belt, which
would assist meeting this identified shortfall. This is land that currently falls
outside the Council’s identified housing allocation and area of safeguarded land.
5.36 The Green Belt and landscape evidence that is set out above demonstrates that
the non-designated element of site 443 is suitable for development. With the
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
inclusion of the additional land it is considered that the green belt boundary
would then encompass the industrial use to the east of Barnhurst Lane. On this
basis it is considered appropriate to safeguard the additional lane up to Barnhurst
Lane.
Site Conclusions
5.37 Subject to the sites allocation and removal from the Green Belt it is anticipated
that development can be brought forward in the short term to assist in meeting
the District’s housing requirement and to provide the necessary flexibility in
supply.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
6. CONCLUSION
6.1 Bloor Homes is in control of land off Pendeford Mill Lane, Bilbrook which is
identified as a proposed allocation for residential development of a minimum of
102 dwellings within the Council’s Publication Plan. The site is sustainably located
adjacent to Bilbrook which is identified as a Main Service Village within the
adopted Core Strategy and as such is the focus for a significant proportion of the
Districts growth.
6.2 The proposed allocation of this site is soundly based, having been selected
through the process detailed within the Council’s Methodology Paper. This has
demonstrated that the site at Pendeford Mill Lane is a sustainable option for the
future growth of Bilbrook both within this Plan period and beyond. The site scores
favourably against alternative options for the growth of Bilbrook and as such its
selection as a proposed allocation is entirely justified by the evidence.
6.3 The proposal to safeguard land to the east of the proposed allocation at
Pendeford Mill Lane is supported by Bloor Homes as ‘sound’ and represents a
suitable and sustainable location for meeting longer term development needs
within Bilbrook.
6.4 In addition, there is still a requirement to identify further safeguarded land for
future housing needs. It is considered that the additional land which extends up
to Barnhurst Lane to the east of the proposed safeguard land, which is also under
the control of Bloor Homes, provides a logical further extension to Bilbrook as
part of a wider development scheme along Pendeford Mill Lane. It is considered
that this additional land is included within the area of safeguarded land identified
to meet longer term development needs beyond the Plan period.
6.5 To conclude, as presently drafted, the Site Allocations Document contains areas
of unsoundness and Bloor Homes wish to express the following key points in
respect to the Publication document:
Policy SAD1 is unsound as currently drafted. To rectify this unsoundness and
to ensure the effectiveness of the plan making process, this policy should be
redrafted to explicitly commit the Council to submit a replacement or revised
Local Plan for examination by January 2020 and to incorporate an appropriate
contribution towards Birmingham’s housing needs, to align with the recently
adopted BDP.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
It is necessary to an uplift in housing delivery, over and above the minimum
requirement established in the Core Strategy, to ensure flexibility in supply
and to allow for changes in circumstances.
The scale of uplift provided should be informed by the evidence that is
available now. The GBSLEP and Black Country Joint Housing Study identifies,
based on demographic projections alone, a requirement for 208 dwellings per
annum. Bloor Homes consider that this level of uplift can be provided within
the District, without undermining the spatial development strategy set out in
the adopted Core Strategy. The identification of Reserve Sites capable of
delivering up to 20% of the housing requirement would represent a
pragmatic solution to ensure flexibility and resilience. Land currently
identified as safeguarded land within the Publication Plan would represent an
appropriate Reserve Site.
Additional land has also been identified by Bloor Homes as being available to
the east of the proposed safeguarded land to meet longer term housing
requirement. This land is within the control of Bloor Homes. Technical
information submitted to supplement the Council’s evidence, demonstrates
that this further land represents the most appropriate site for increasing the
provision of safeguarded land within Bilbrook. This additional land should be
identified within Policy SAD3.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
APPENDIX 1
SITE PLAN
LAND OFF PENDEFORD MILL LANE, BILBROOK - SITE LOCATION PLAN | www.pegasuspg.co.uk | TEAM/DRAWN BY: SB/CSM | APPROVED BY: CS | DATE:119/02/2016 | SCALE: 1:2500 @ A3 | DRWG: BIR.5025_04_1 I CLIENT: BLOOR HOMES MIDLANDS I
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SITE LOCATION (44.26 ACRES / 17.91 HECTARES)
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Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
APPENDIX 2
ILLUSTRATIVE MASTERPLAN PHASE 1
PENDEFORD MILL LANE
3
LAND OFF PENDEFORD MILL LANE, BILBROOK - PROPOSED ILLUSTRATIVE MASTERPLAN | www.pegasuspg.co.uk | TEAM/DRAWN BY: CLE/SB | APPROVED BY: CS | DATE: 29/10/2015 | SCALE: 1:2500 @ A3 | DRWG: BIR.5025_3_1 I CLIENT: BLOOR HOMES MIDLANDS I
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SITE LOCATION
PROPOSED RESIDENTIAL DEVELOPMENT
PUBLIC OPEN SPACE INCLUDING SUDS
EXISTING VEGETATION TO BE REMOVED
PROPOSED VEGETATION
SUSTAINABLE URBAN DRAINAGE
RESIDENTIAL PRIMARY STREET
RESIDENTIAL SECONDARY STREET
KEY PRINCIPLES
1. PROPOSED VEHICULAR ACCESS VIA PENDEFORD MILL LANE;2. PRINCIPAL STREET;3. SOFT DEVELOPMENT EDGE RETAINING EXISTING HEDGEROW;4. LINK SAFEGUARDING POTENTIAL WIDER LAND;5. GREEN CORRIDOR (PUBLIC OPEN SPACE);6. GREEN INCORPORATING SUDS.7. KEY JUNCTURE REPLICATING EXISTING DEVELOPMENT PATTERNS; 8. STREET WITH OUTWARD VIEWS TOWARDS WIDER LANDSCAPE CONTEXT;9. LOCAL AREA PLAY;10. OUTWARD FACING FRONTAGES (ACHIEVING NATURAL SURVEILLANCE;11. EXISTING FIELD PATTERN RETAINED AND ENHANCED;12. STORM WATER ATTENUATION FEATURES (SWALES AND PONDS);13. NEW FRONTAGE IN LINE WITH EXISTING BUILDING LINE;14. INCREASED DEPTH OF REAR GARDENS TO ADDRESS RESIDENTIAL AMENITY OF EXISTING DWELLINGS.
SAFEGUARDED LAND
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POTENTIAL ACCESS FOR FUTURE DEVELOPMENT 4
SUBJECT TO SURVEY.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
APPENDIX 3
ILLUSTRATIVE MASTERPLAN PHASE 2
PENDEFORD MILL LANE
3
LAND OFF PENDEFORD MILL LANE, BILBROOK - PROPOSED ILLUSTRATIVE MASTERPLAN PHASE 2 | www.pegasuspg.co.uk | TEAM/DRAWN BY: CLE/SB | APPROVED BY: CS | DATE: 29/10/2015 | SCALE: 1:2500 @ A3 | DRWG: BIR.5025_3_2 I CLIENT: BLOOR HOMES MIDLANDS I
KEY
SITE LOCATION
PUBLIC OPEN SPACE
EXISTING VEGETATION
PROPOSED VEGETATION
SUSTAINABLE URBAN DRAINAGE
RESIDENTIAL PRIMARY STREETS
RESIDENTIAL SECONDARY STREETS
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PROPOSED LINE OF GREEN BELT
KEY PRINCIPLES
1. PROPOSED VEHICULAR ACCESS VIA PENDEFORD MILL LANE;2. PRINCIPAL STREET;3. SOFT DEVELOPMENT EDGE RETAINING EXISTING HEDGEROW;4. STORM WATER ATTENUATION FEATURES (SWALES AND PONDS);5. GREEN CORRIDORS (PUBLIC OPEN SPACE);6. GREEN INCORPORATING SUDS.7. EXISTING FIELD PATTERN RETAINED AND ENHANCED AS GREEN CORRIDOR;8. STREET WITH OUTWARD VIEWS TOWARDS WIDER LANDSCAPE CONTEXT;9. LOCAL AREA FOR PLAY; AND10. OUTWARD FACING FRONTAGES (ACHIEVING NATURAL SURVEILLANCE.
PHASE 1
SUBJECT TO SURVEY.
PROPOSED RESIDENTIAL DEVELOPMENT
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
APPENDIX 4
TECHNICAL NOTE ON
FLOOD RISK
Flood Risk Statement 15081 Pendeford Mill Lane, Bilbrook Date: 20/2/17
Site Location
The study area, shown edged red,
comprises an allocation for housing (SAD2 443), an allocation for
safeguarded land (SAD3 443) and the balance of land controlled by Bloor
Homes Ltd to Barnhurst Lane. The area
is approximately 17.5Ha and is currently undeveloped land used predominantly
for grazing with no definable surface water drainage features.
The allocations will be accessed from Pendeford Mill Lane on the northern
boundary. The site falls generally from west to east with a height difference of
approximately 10m from its highest to lowest level.
Assessment of External Flood Risks
Fluvial Flood Risk Existing Flood to the Site
Environment Agency flood mapping indicates the
site lies wholly within Flood Zone 1, ie. With an annual probability of flooding from seas or rivers of
less than 1 in 1000
VERY LOW
Pluvial Flood Risk
Environment Agency flood mapping indicates the site lies outside of any pluvial flood routes and has
an annual probability of flooding from rainfall of less than 1 in 1000
VERY LOW
Groundwater Flood Risk
South Staffordshire Strategic Flood Risk Assessment (SS-SFRA) indicates elevated potential for ground water flooding in the South Staffordshire area, although there
are no recorded incidents near the site. Development proposals shall take reasonable design measures to mitigate
groundwater breaches to ensure no flood risk to any new properties.
LOW
Flood Risk Statement 15081 Pendeford Mill Lane, Bilbrook Date: 20/2/17
Flooding from Artificial Sources
There are no canals or impounded waterbodies within the vicinity of the site that pose a flood risk in
the event of a catastrophic breach.
VERY LOW
Flooding from Sewers
SS-SFRA records eight flooding incident due to sewers within the vicinity to the site, however the exact location, nature and severity of any incident is not recorded, for
data protection reasons.
Severn Trent Water (STW) are responsible for the maintenance of sewerage network in this area and existing blockage or capacity issues are resolved as part of their
ongoing capital improvements programme. Pre-development enquires to STW highlighted no existing capacity issues that might pose a flood risk to the
development.
VERY LOW
Development Drainage Strategy
Surface Water Drainage Strategy BGS Borehole data obtained under Open Government License indicates varied potential within subsoils
to discharge run-off to ground via infiltration.
Surface run-off from the development shall be restricted to greenfield equivalent discharge rates and
there is sufficient space afforded in the masterplan to accommodate open SUDS features to provide flood protection up to the 100year (plus climate change) critical storm event(s).
The outfall(s) from the site will either be made to ground, direct to the Shropshire Union Canal or to
the STW surface water sewer in Lane Green Road to the south west of the development site, with third
party agreement or under requisition by STW to their existing sewerage network.
Foul Water Drainage Strategy On-site sewers are to be designed and constructed to standards adoptable by STW. Sewers are to
discharge to the existing public sewer network where levels permit, with the remaining portion of development discharging to a new adoptable pump station located near the natural low point of the
site.
Pumped wastewater is to be lifted to a new outfall into the existing STW network at chambers 2202 or
2201. Pumped flow rates are subject to agreement with STW further to an impact assessment of the new development on their existing network.
There are several STW assets located within the site boundary that shall be respected or diverted as part of the development proposals.
Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
APPENDIX 5
TECHNICAL NOTE ON
ECOLOGY
7136 Briefing Note.vf1 February 2017 Page 1
Farncombe House Farncombe Estate Broadway Worcestersh i re W R12 7LJ Tel : 01451 870767 Fax: 01451 870060 Emai l : in fo@ecologysolut ions.co.uk Web: www.ecologysolut ions.co.uk ___________________________________________________________________
PENDEFORD MILL LANE, BILBROOK ECOLOGICAL CONSTRAINTS & OPPORTUNITIES REPORT ___________________________________________________________________
Introduction
1. Ecology Solutions was commissioned by Bloor Homes to undertake an ecological appraisal, including desktop study and an Extended Phase 1 Habitat Survey of the land at Pendeford Mill Lane, Bilbrook, Staffordshire.
2. The Pendeford Mill Lane study area utilised by Ecology Solutions includes SAD2 443 housing site for 102 dwellings (minimum), SAD3 443 safeguarded site (6.2ha), and the balance of land controlled by Bloor Homes Ltd to Barnhurst Lane as illustrated on Plan ECO1. The study area is situated to the east of the village of Bilbrook, it is bordered to the north by Pendeford Mill Lane, to the east by Barnhurst Lane, to the west by the existing residential development of Bilbrook and to the south by agricultural land.
3. The purpose of this document is to explore ecological features that may act as constraints should a formal planning application be made with respect to these potential allocations. Survey Methodology
4. An Extended Phase 1 survey was carried out in August 2016 to ascertain the
general ecological value of the land within the study area and to identify the main habitats and associated plant species, with notes made on any fauna utilising the study area. An appraisal of the suitability of ecological features for use by protected species was also undertaken.
5. In order to compile up to date background information on the study area and its immediate surroundings Ecology Solutions contacted the Staffordshire Ecological Record (SER) and the Ecological Database for Birmingham and the Black Country EcoRecord. This information is referred to where appropriate.
6. Further information on designated sites and Priority Habitats from a wider search area was obtained from the online Multi-Agency Geographic Information for the Countryside (MAGIC)1 database.
1 http://magic.defra.gov.uk
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7136 Briefing Note.vf1 February 2017 Page 2
Desk Study Designated sites Statutory
7. The nearest statutory designated site is Smestow Valley LNR, which lies approximately 1.8km southeast of the study area. This LNR is designated for its pockets of woodland and meadow and its importance to birdlife. This LNR is separated from the study area by major and minor roads, existing residential development of Pendeford and open countryside and as such, it is considered there would be no adverse effects.
8. The nearest Site of Special Scientific Interest (SSSI) is Big Hyde Rough
(SSSI) which lies approximately 5.2km north of the study area. This SSSI is well separated from the study area by major and minor roads, including the M54, and open countryside and as such, it is considered there would be no adverse effects. Non-statutory
9. The nearest Site of Local Nature Conservation Importance (SLNCI) is the Shropshire Union Canal SLNCI that lies approximately 0.7km southeast of the study area at its nearest point. This SLNCI was selected for its important bird population. This SLNCI is separated from the study area by open countryside and Barnhurst Lane and as such it is considered there would be no direct adverse effects.
10. Consideration would need to be had to ensure no polluted run-off from the study area would enter the canal during construction or operation. This could likely be achieved easily through standard techniques. Such as interceptors, attenuation and good construction practices.
Habitats Overview
11. The following habitats were identified during the surveys:
Improved Grassland;
Cultivated Field;
Hedgerows and Scrub;
Trees;
Ruderal Vegetation;
Buildings;
Menage; and
Garden.
12. The locations of the habitats are shown on Plan ECO2.
13. The majority of the study area comprises improved grassland fields separated primarily by fences. The grassland fields are generally species-poor, in botanical terms. The grassland fields are grazed by a mix of horses and Cattle on a rotational basis. The hedgerows are generally located at the site boundaries (only a single hedge is present within the main body of the study area, (see H4 on Plan ECO2) and are also generally species-poor.
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7136 Briefing Note.vf1 February 2017 Page 3
Improved Grassland
14. The improved grassland fields include species such as Perennial Rye-grass Lolium perenne, Creeping Bent Agrostis stolonifera, False Oat-grass Arrhenatherum elatius, Crested Dog’s-tail Cynosurus cristatus and Soft Brome Bromus hordeaceus. Herbaceous species are limited and generally restricted to species such as White Clover Trifolium repens, Dandelion Taraxacum officinale agg., Ribwort Plantain Plantago lanceolata, Creeping Buttercup Ranunculus repens and Broad-leaved Dock Rumex obtusifolius, with more rarely found Greater Plantain Plantago major, Yarrow Achillea millefolium, Hogweed Heracleum sphondylium, Spear Thistle Cirsium vulgare and Common Sorrel Rumex acetosa subsp. within some fields.
Cultivated Field
15. Species found within the cultivated field include Courgette, but also some wildflowers, such as Common Knapweed Centaurea nigra with large patches of Redshank Persicaria maculosa.
16. These fields are of limited ecological value in the context of the study area, comprising common and widespread species. Any losses to the species-poor improved grassland fields would be of limited ecological significance and retained areas / proposed public open spaces (informal) would provide an opportunity for significant ecological enhancements, such as through oversowing with a species-rich wildflower grassland mixture and implementation of an appropriate management regime.
Hedgerows and Scrub
17. Hedgerows within the study area generally form the boundary features. The hedgerows are all species-poor. The hedgerow structure varies, with some relatively wide and thick, although some are gappy and leggy (lacking suitable management).
18. Species present in the hedges include Hawthorn Crataegus monogyna, Field Maple Acer campestre, Blackthorn Prunus spinosa, Holly Ilex aquifolium, Elder Sambucus nigra and Bramble Rubus fruticosus agg.
19. In addition, there is an amenity hedgerow H9 comprising Leyland Cypress X Cupressocyparis leylandii separating existing development to the north, from the study area.
20. It is recommended that hedgerows, be retained wherever possible within any development proposals. Losses to any hedgerows, if applicable, would therefore be of limited ecological significance and opportunities would exist within the study area for mitigation and enhancements to this habitat through replacement / new native hedgerow planting of a length / area equal to or greater than that lost together with implementation of appropriate management to improve structure.
21. There are small areas of scrub and scattered scrub associated with the buildings and hedgerows H2 and H3. This habitat is of limited ecological value in terms of its species content, generally comprising Bramble. However, it is considered that this habitat provides some suitable foraging and nesting
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7136 Briefing Note.vf1 February 2017 Page 4
opportunities for a range of birds and cover / foraging opportunities for Badgers Meles meles.
22. Any losses to this habitat would be of limited ecological significance. However, it is considered that any losses would be relatively simple to offset and the opportunity exists for ecological gains through new native shrub planting.
Trees
23. There are a number of individual trees within the study area, generally associated with boundary features. These trees are generally semi-mature / mature and comprise species such as Pedunculate Oak Quercus ruber, Elm Ulmus procera, Sycamore Acer pseudoplatanus and Ash Fraxinus excelsior. There are several mature hawthorn trees scattered throughout the study area.
24. These trees are of some intrinsic ecological value, and are considered to offer suitable nesting and foraging opportunities for birds and foraging / navigational opportunities for bats.
25. It is recommended that the mature and semi-mature trees be retained
wherever possible within any development proposals. Losses to trees, if applicable, would be of some ecological significance although opportunities would exist within the study area for mitigation and enhancements through replacement / new native tree planting (including large standard trees if necessary). Ruderal vegetation
26. There are ruderal margins running along the fence lines separating the horse grazed field, as well as small areas of ruderal vegetation scattered over the study area. There is also a large area of ruderal vegetation in field F10 species present include Ragwort, Common Nettle, Bramble and Hogweed. Buildings
27. There are several large farm buildings within the study area boundary. These were constructed of brick and corrugated metal, with corrugated metal sloping roofs. Miscellaneous
28. There are small areas of habitat that have no ecological value, these include garden and amenity grassland.
Desk Study
29. Information received from the SER and EcoRecord returned records of Bluebell Hyacinthoides non-scripta (a Schedule 8 species, protected from sale only) from 0.5km south of the study area in 1982, and records of the near threatened Common Cudweed Filago vulgaris were returned from 0.5km southeast of the study area in 2001.
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7136 Briefing Note.vf1 February 2017 Page 5
Faunal Species Overview Bats
30. From external assessment, it is considered that the large farm barns and stables only have low / negligible potential to support roosting bats due to their design and construction from prefabricated materials (e.g. metal). There were no buildings identified as having the potential to support roosting bats.
31. During the habitat survey, there were no trees identified as having potential to support roosting bats, such as cracks, holes in the trunks and Woodpecker holes.
32. It is considered that the hedgerows and individual trees offer suitable foraging and navigational opportunities for bats. Although such opportunities are restricted to the study area boundaries, and the study area is unlikely to be high value to bats. Indeed there is deemed little merit in conducting further surveys if existing opportunities at the boundaries are maintained.
33. Information returned as part of the desk study exercise shows that no records of bats have been recorded within the study area itself. The nearest field record returned was for Common Pipistrelle Pipistrellus pipistrellus from 0.2km west of the study area in 2008. There were no records returned for bat roosts within the wider search area.
34. Consideration should be given to the retention of ‘dark-corridors’ for bats
within any development proposals. Enhancements to retain the habitats and creation of new habitats (as listed above) would likely benefit foraging bats. The provision of bat boxes would also provide further roosting opportunities for bats.
Badgers
35. A Badger latrine was recorded within a hedgerow (see Plan ECO2). However no setts or any other signs of this species were recorded during the surveys.
36. No records for Badgers were returned from within the study area itself as part of the desk study exercise. The nearest record of a Badger sett was returned from approximately 0.2km north of the study area boundary in 2002. This sett would be unaffected by the proposals as it is located on the opposite side of the road (Pendleford Mill Lane), although evidence indicates Badgers cross the study area and may use it for foraging. There is also a record of a sett to the south of the study area.
37. Consideration should be given to creation of green corridors through the
study area to allow safe dispersal of Badgers through the study area.
Other Mammals
38. No evidence of any other mammals was recorded within the study area. It is considered that the hedgerows, improved grassland and scrub offer suitable opportunities for a range of small mammals.
39. A record of Otter Lutra lutra (a European protected Species, Schedule 5 Species and Priority Species) was returned just off-site adjacent to the
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7136 Briefing Note.vf1 February 2017 Page 6
Shropshire Union Canal, east of Barnhurst Lane. It is not considered the habitats within the study area offer suitable opportunities for Otter, and it is not considered to represent a development constraint, due to the distance involved.
Birds
40. It is considered that the hedgerows, trees and scrub offer suitable habitat for foraging and nesting birds, while the improved grassland fields offer potentially suitable foraging opportunities.
41. Species recorded within the study area during the surveys undertaken include Goldfinch Carduelis carduelis, Woodpigeon Columba palumbus, Wren Troglodytes troglodytes, Jackdaw Corvus monedula, Robin Erithacus rubecula, Greenfinch Carduelis chloris, Pied Wagtail Motacilla alba, Carrion Crow Corvus corone, Blackbird Turdus merula and Magpie Pica pica, as well as the Red List and Priority species House Sparrow Passer domesticus and Song Thrush Turdus philomelos. House Sparrow was associated with the existing residential development to the east of the study area, whilst the Song Thrush was seen amongst the vegetation on the southern boundary hedgerow.
42. The SER and EcoRecord returned no records of any notable bird species from within the study area itself.
43. A number of notable birds were recorded from the same grid square containing the study area, including the Schedule 1 and Priority Species Redwing (in 2015), Brambling a Schedule 1 species (in 2006), the Priority Species Lesser Redpoll (in 2013), Mistle Thrush (in 2015) and Cuckoo (in 2016).
44. A number of notable birds were also returned from 1 grid square east of the study area, including the Red List and Priority Species Yellowhammer Emberiza citrinella (in 2014), Reed Bunting Emberiza schoeniclus (in 2014), Linnet Linaria cannabina (in 2014), Willow Tit Poecile montanus (in 2013), Song Thrush (in 2015), and Marsh Tit Poecile palustris (in 2013). The Red List Species Skylark Alauda arvensis (in 2015) and Spotted Flycatcher Muscicapa striata (in 2015), the Priority Species Dunnock Prunella modularis (in 2015). The Schedule 1 and Red List species Fieldfare Turdus pilaris (in 2015) and Black Redstart Phoenicurus ochruros (in 2016).
45. The nearest records of House Sparrow and Tree Sparrow Passer montanus both a Red List and Priority Species were returned from 0.2km northwest of the study area and 0.7km southeast of the study area respectively.
46. It is considered that the hedgerows, trees and scrub within the study area offer suitable foraging and nesting opportunities for the majority of the above species, while the improved grassland offers suitable foraging opportunities. However, it is not considered any of the above species would likely be reliant on the habitats present within the study area.
47. As all species of birds receive general protection whilst nesting, to avoid a
possible offence, it is recommended that any clearance of suitable nesting vegetation (including any tree felling) be undertaken outside of the main
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7136 Briefing Note.vf1 February 2017 Page 7
breeding season (March to July inclusive) or that checks be made for nesting birds by an ecologist immediately prior to removal.
48. New native planting associated with any proposals would likely provide
additional nesting and foraging habitats for a range of bird species and nest boxes could be erected as part of any proposals to further increase the nesting opportunities within the study area. All nest boxes should be situated out of direct sunlight and out of the reach of predators, particularly cats. In addition, the creation of areas of rough grassland within areas of open space will provide suitable areas for ground nesting birds.
Reptiles
49. There was no habitat identified suitable for reptiles recorded within the study area during the habitat survey.
50. The SER and EcoRecord returned no records of reptiles from within the study area itself or the wider search area.
Great Created Newts and other Amphibians
51. There are no ponds within the study area boundary. However, there is one pond present that lies within 250m south of the study area which is not separated by any dispersal barriers, such as roads.
52. The SER and EcoRecord returned a record of Common Toad Bufo bufo from 0.9km west of the study area in 2007.
53. As a precaution Great Crested Newt Triturus cristatus surveys will be undertaken on the pond within 250m of the study areas southern boundary (subject to obtaining access). However given the distance of the pond, presence of this species within the study area is considered unlikely, however if necessary appropriate mitigation could include the creation of new ponds linked by green corridors of rough grassland and hedgerows, which will create terrestrial habitat dispersal routes for amphibians between ponds, and off-site habitats including the pond to the south.
Invertebrates
54. It is considered that the study area is likely to support a range of common invertebrate species. But the intensive agricultural nature and predominance of improved grassland is likely to preclude the presence of any notable assemblage.
55. The SER and EcoRecord returned no records of any notable invertebrates
from within the study area itself, or from the wider search area.
56. The retention and enhancement of the hedgerows network, trees and scrub within the study area will provide retained habitat for a range of invertebrates. The opportunity exists to enhance the study area for invertebrates through the creation of new areas of species-rich grassland, new hedgerow and tree planting, and the creation of new ponds within any development proposals, which would create new opportunities for a range of invertebrates.
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7136 Briefing Note.vf1 February 2017 Page 8
Summary and Conclusions
57. Surveys were carried out in August 2016 to ascertain the general ecological value of the study area. The study area was surveyed based around extended Phase 1 survey methodology, as recommended by Natural England. In addition an appraisal of the suitability of ecological features for use by protected species was also undertaken.
58. The majority of the study area comprises improved grassland fields separated
by fences. The grassland fields are all species-poor in botanical terms, and of low ecological value. The hedgerows are primarily found at the boundaries and are also generally species-poor.
59. However any development in the study area could easily retain the areas of relatively greater ecological value (in the context of the study area) such as the hedgerows and trees.
60. There were no records of bats returned by the SER or EcoRecord from within the study area itself. The nearest record returned was a field record for Common Pipistrelle from approximately 0.2km west of the study area in 2008. There were no trees or buildings identified as having the potential to support roosting bats. The hedgerows and trees at the boundaries of the study area offer suitable foraging and navigational opportunities for this faunal group, but the study area is not considered likely to be of high value for foraging bats, and existing opportunities could be easily maintained.
61. There is a Badger latrine within the study area, however there were no other signs of Badger activity or any setts recorded. There are setts known from close proximity, and this species is likely to disperse across the study area and potentially use it for foraging.
62. An Otter (a European Protected Species, Schedule 5 Species and Priority Species) was recorded just off-site associated with the Shropshire Union Canal, east of Barnhurst Lane. It is not considered the habitats within the study area offer suitable opportunities for this species.
63. A small number of notable birds were recorded within the study area during the surveys undertaken, with a larger number being returned from within the wider search area as part of the desk study exercise.
64. There is no suitable habitat within the study area to support reptiles, and no records of reptiles were returned from within the study area or the wider search area.
65. There are no ponds within the study area, although there is one pond within 250m of the study area boundary which is not separated by any dispersal barriers, such as roads.
66. Further specific surveys will be undertaken in respect of Great Crested Newts. If necessary suitable mitigation / enhancement measures may be required, including the creation of new ponds, linked by green corridors of rough grassland, creating terrestrial habitat dispersal routes.
67. The retention of the hedgerow network and trees, within any development proposals, will provide retained habitat for a range of wildlife. The creation of
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7136 Briefing Note.vf1 February 2017 Page 9
new green corridors and areas of open space throughout the study area as part of any development proposals, along with the creation of new areas of species-rich grassland, new native hedgerow planting, and tree planting, and the creation of new ponds will create new opportunities for a range of wildlife.
68. It is considered that taking account of the recommendations in this report and
with an appropriate scheme / design any potential impacts on habitats and protected species could likely be mitigated / compensated. Indeed, it is likely to be possible to demonstrate a net gain for biodiversity within the study area where appropriate enhancement measures can be implemented. As such, there is not deemed to be any overriding ecological constraint to allocation of this land for development purposes.
e c o l o g y s o l u t i o n s f o r p l a n n e r s a n d d e v e l o p e r s
PLAN ECO1: SITE LOCATION & DESIGNATED SITES
7136: PENDEFORD MILL LANE,BILBROOK
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ANCIENT AND SEMI NATURAL WOODLAND
SITE OF LOCAL IMPORTANCE FOR NATURECONSERVATION (SLINC)
SITE OF IMPORTANCE FOR NATURECONSERVATION (SINC)
KEY:
Big Hyde Rough SSSIapproximately 5.2km
Smestow Valley LNR
Barnhurst Lane BAS
Shropshire Union Canal SLINC
Staffordshire and Worcestershire Canal SINC
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Bloor Homes Land off Pendeford Mill Lane, Bilbrook South Staffordshire Site Allocations Document Publication Plan
FEBRUARY 2017 | NC | BIR.5025
APPENDIX 6
TECHNICAL NOTE ON
HIGHWAYS
Page 1
Bloor Homes Ltd
LAND AT PENDEFORD MILL LANE, BILBROOK, STAFFORDSHIRE
TECHNICAL NOTE 1: HIGHWAY ACCESS
1. IntroductionTravis Baker is appointed by Bloor Homes Ltd to advise on the transport, highways and civil engineering issues relating to the proposed development of land at Pendeford Mill Lane, Bilbrook for residential use.
Travis Baker has undertaken an access feasibility study to determine how the site could be accessed from and connected to the existing local highway network. This Technical Note provides a brief summary of the study’s findings and presents preliminary proposals for access to the site.
2. LocationThe land that has been identified for development comprises two adjacent sites on Pendeford Mill Lane, referenced in south Staffordshire District Council’s Site Allocations Document (SAD) as SAD2 443 and SAD3 443 (see below).
The two sites are located at the north-eastern edge of Bilbrook village. The land edged in red (SAD2 443) has been allocated to provide a minimum of 102 dwellings and the land edged in green (SAD3 443) has been allocated as safeguarded land for future development needs. In addition, Bloor Homes is also promoting the balance of the land to Barnhurst Lane. The landholding has highway frontages to Pendeford Mill Lane (all sites) and Barnhurst Lane (land east of SAD3 443 only).
Pendeford Mill Lane is a local distributor road which connects the A449 to Bilbrook and Codsall. The centre of Bilbrook lies within 1km of the site’s western boundary. Along the site frontages, Pendeford
Page 2
Mill Lane is a single carriageway road of semi-rural character, with limited frontage development. However, it has street lighting and a speed limit of 30mph, rising to 40mph some 300m east of the junction with Joey’s Lane. An off-carriageway foot-cycleway is provided on the northern side of the route, which links the existing Bilbrook developed area to Barnhurst Lane and beyond (i.e. the i54 employment site and the Wolverhampton urban area). There is currently no footway along the site frontages, but grass verges of varying width are provided.
Barnhurst Lane is also a local distributor road, which connects Pendeford Mill Lane with the northern outskirts of Wolverhampton. It is a single-carriageway road with a footway on its eastern side but no footway along the site frontage. The route has infrequent side road junctions, but has limited street lighting and is subject to a speed limit of 40mph. The junction with Pendeford Mill Lane is a 3-arm ghost-island priority arrangement.
Data on existing traffic flows and speeds was obtained from Automatic Traffic Counter (ATC) surveys undertaken on Pendeford Mill Lane during 2015, which have been used to inform the design of the proposed site access strategy.
A preliminary assessment of personal injury accident records suggests that the frequency of collisions along the Pendeford Mill Lane site frontage is not unduly high given the volume of traffic using the route. There is no evidence of any significant road safety issues that might relate to existing road geometry or traffic speeds.
3. Proposed Access StrategyThe housing site (SAD2 443) would be developed as Phase 1 prior to delivery of the safeguarded land (SAD3 443). Phase 1 would therefore require its own access. Phase 2 would have a separate access that could eventually be connected to the Phase 1 access within the site.
The proposed access strategy for Phase 1 comprises a ghost island junction that has sufficient capacity to serve the minimum dwelling requirement. Phase 2 will be served by a new roundabout. The strategy seeks to support up to 400 dwellings, which will allow “headroom” for future phases and would also enable a range of development scales and mixes to be considered.
Preliminary development masterplans for Phases 1 and 2 have been prepared by Pegasus Design and are shown below. There is currently no masterplan for the land west of Barnhurst Lane, however the road network within the safeguarded land could be extended to serve this additonal land, should it come forward for development.
Page 3
Phase 1 (SAD2 443)
Phase 2 (SAD3 443)
The overall access strategy for Phases 1 and 2 is shown on Drawing T15033/004, which is included in Appendix A. The strategy has been reviewed by Staffordshire County Council (SCC), the local highway authority, who have confirmed that it is acceptable to them in-principle.
It is likely that the two phases of development would eventually need to be served by a loop road, which would connect the Phase 1 and Phase 2 accesses from the external highway network. Phase 1 would be served by the first section of loop road, which would initially be provided as a cul-de-sac but with
Page 4
provision for its future extension into Phase 2. A ghost island junction with Pendeford Mill Lane is proposed, which would be consistent with existing provision at the Pendeford Mill Lane/Barnhurst Lane junction, to the east. Visibility splays would be provided in accordance with calculated requirements for prevailing speeds on Pendeford Mill Lane, which were surveyed in 2015. These splays can be provided within the site or adjacent highway boundaries.
The roundabout proposed to serve Phase 2 would assist in reducing speeds on the Pendeford Mill Lane approach to Bilbrook, by providing a “gateway” between the 40mph speed limit to the east and the 30mph speed limit to the west. The roundabout would be designed to the geometric requirements of the Design Manual for Roads and Bridges (DMRB) for a compact urban roundabout.
Pedestrians and cyclists would be able to reach the development via the proposed vehicular access points, which would be connected to the existing footways and cycle infrastructure on Pendeford Mill Lane, with crossing points to/from the existing foot/cycleway on its northern side.
4. Highway CapacityPreliminary capacity assessments of the two proposed access junctions have been undertaken to ensure that their layout would be suitable for possible future traffic demands. These assessments are based on the limited amount of traffic data collected in 2015 and will need to be confirmed in a formal Transport Assessment when planning applications are submitted.
The results indicate that the junctions will operate within capacity during both peak hours and would have sufficient capacity to accommodate a total development at the site comprising around 400 dwellings and would also enable a range of development scales and mixes to be considered.
The impacts of the proposed developments on off-site junctions to the east and west will need to be formally assessed in a full Transport Assessment a planning application stage.
5. SummarySatisfactorily vehicular access to both sites can be achieved in a manner that would enable the proposed development to be accessed in a safe and satisfactory manner by vehicles and sustainable travel modes such as public transport, walking and cycling, subject to the local enhancements proposed above.
Travis Baker 22 February 2017
APPENDIX A
SITE ACCESS STRATEGY
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FUTURE PHASE 2 ACCESS
PHASE 1 ACCESS
2.4m x 62m VISIBILITY
2.4m x 62m VISIBILITY
CLIENT
DRAWN AUTHORISED SCALE DATE
PROJECT NO. DRAWING NO. REV
REV DESCRIPTION DATE BY AUTH
AMP SM 1:500@A3 27.10.2015
T15033 004 A
1. DO NOT SCALE FROM THIS PLAN. IF IN DOUBT CONTACT TRAVIS BAKER.
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8. THIS DRAWING SHALL NOT BE REPRODUCED IN ANY WAY WITHOUT THE WRITTEN PERMISSIONOF TRAVIS BAKER.
9. FOR THE PURPOSES OF THESE CONDITIONS WITHIN THIS DOCUMENT, 'TRAVIS BAKER' SHALLREFER IN ALL CASES TO TRAVIS BAKER TRANSPORT PLANNING LTD.
PROJECT
PENDEFORD MILL LANE,
BILBROOK
TITLE
PHASE 1 AND PHASE 2 ACCESS
STRATEGY
STATUS.
CONCEPT DESIGN
COPYRIGHT TRAVIS BAKER TRANSPORT PLANNING LIMITED 2012- ALL RIGHTS RESERVED
Travis Baker
11 Malin Hill
The Lace Market
Nottingham
NG1 1JQ
Tel: 0115 896 6655
www.travisbaker.co.uk
BLOOR HOMES
A
ANNOTATIONS AMENDED. 21.02.17 TC SM