DEVEREUX ROAD West Bromwich · DEVEREUX ROAD West Bromwich DEVELOPMENT PROSPECTUS FEBRUARY 2013. 2...

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1 Development Ready Development Ready DEVEREUX ROAD West Bromwich DEVELOPMENT PROSPECTUS FEBRUARY 2013

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Development Ready

DevelopmentReady

DEVEREUX ROADWest BromwichDEVELOPMENT PROSPECTUSFEBRUARY 2013

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This document has been prepared by:

Planning Regeneration Team

Regeneration and Economy DirectorateSandwell MBCSandwell Council HouseFreeth StreetOldburyB69 3DE

For further information telephone 0121 569 4872 or [email protected]

CONTENTS

1. INTRODUCTION 3 1.2 Vision 3

2. THE SITE 4 2.1 Wider Context 4 2.2 Site Context 4 2.3 Site History 5 2.4 Site Conditions and Constraints 6 •Highways/AccessIssues

3. PLANNING POLICY 7 3.1 National Policy 7 3.2 Sub-Regional Policy 7 3.3 Local Policy 7

4. URBAN DESIGN 10 4.1SiteCapacity/GeneralDesignAspirations10 4.2 Urban Design 11 4.3 Site Design Principles 12 •Keydesignconsiderationsforthesite •Access •Amount •Use •Scale •Landscaping •Appearance •Security •Layout

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Development Ready

This document has been prepared by:

Planning Regeneration Team

Regeneration and Economy DirectorateSandwell MBCSandwell Council HouseFreeth StreetOldburyB69 3DE

For further information telephone 0121 569 4872 or [email protected]

1. INTRODUCTION

Figure 1: Indicative Site Layout

This Development Prospectus will provide useful site information and essential planning and design guidance for development of this opportunity site in West Bromwich. The Council is seeking a quality development which sets high standards and makes a major contribution to the enhancement of the urban environment. The Prospectus is designed to assist potential developers in determining acceptability of proposals and detailed planning applications. The normal procedures for planning consent still apply and this document is supportive to that process.

1.2 VISIONThis site presents a unique opportunity for a residential scheme within an established residential area, which incorporates a high standard of design and strong sustainable development qualities, close to the strategic centre of West Bromwich and good public transport links.

The site is currently owned by Sandwell MBC, half is maintained as informal playing fields/PublicOpenSpace.The remainder housed an abandoned sports pavilion, which has now been cleared. The combined land now forms

a poorly maintained scrub land and desire line path to access the Metro level crossing. New development will breathe new life into this area, with well designed housing around an area of retained open space, providing a secure and enhanced residential environment for new and existingresidents.Itis anticipated that a development in excess of 40 units could be accommodated on this site, with a range of house typesto capture new residents wishing to live close to the services and facilities offered by West Bromwich Town Centre.

The Council’s Planning Regeneration section will provide support and advice where appropriate to bring this site forward in a timely manner for housing led regeneration.

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Figure 2: Location Plan

2.2 SITE CONTEXTThe site extends to an area of 1.68hacomprisingtheKenrickand Jefferson Playing Fields at Devereux Road. The site is bounded by the residential properties to the north, east and west of the site. Metro Line 1 forms a clear boundary to the south of the site.

The site is located to the south of West Bromwich town centre, with the surrounding area consisting of a mixture of post

war terrace, Victorian terrace, 1920s semi-detached and high rise housing built between 1950 and 1970. The majority of the housing is two storeys high, with the four nearby tower blocksinKenrickWaybeing17 storeys high.

At the southern boundary of the site borders a cutting for the metro line which is a wooded embankment. This is also an informal pedestrian route across the site which

crosses the metro line at the southern boundary to the site.

The south eastern boundary to the site faces an underused residential parking court at the rear of the housing backing onto Devereux Road. The north western section of the site is edged by an existing highway Devereux Road and the rear gardens of 1970s terraced housing facing the road.

2. THE SITE

2.1 WIDER CONTEXTThe site, edged in red on the location plan, is situated in a well established residential neighbourhood to the east of West Bromwich town centre. Itliesapproximately½milefrom Junction 1 of the M5 andwithin½mileofthe Birmingham to Wolverhampton Metro Line 1.

The nearest rail station is at The Hawthorns, about 1 mile to the east of the site. This provides a connection to Birmingham City Centre and beyond.

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The boundaries of the site have mature trees; this shelters the site and also affords privacy to the surrounding properties. The trees bordering Devereux Road are of better quality and more suitable species. Currently none of the trees are protected with tree preservation orders, as the land is currently council owned.

The site falls by roughly 5 metres from the north point to the southern end. The south west half of the site has a gradual slope and is the playing field, the north western half of the site has been terraced into two plateaus at the northern end.

2.3 SITE HISTORY

Figure 3: 1889 Map

Figure 4: 1919 Map

Figure 5: 1972 Map

The 1888 edition of the Ordnance Survey Map shows the existence of a pavilion, close to the north-eastern boundary of the site. The map alsoindicates that the eastern half of the site was part of a cricket groundwhich extended eastwards past the site boundary. The central part ofthe site running north to south housed an area of seating.

The 1919 edition of the Ordnance Survey Map shows that there hasbeen very little change to the layout of the site since 1889. The onlyaddition to the site is that now located to the north of the site is a bowling green.

The 1972 edition of the Ordnance Survey Map shows that there hasbeen very little change to the layout of the site since 1919. The pavilionhad been extended and there was now a tennis court located to thesouth of the bowling green.

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2.4 SITE CONDITIONS AND CONSTRAINTSDue to its topography and the presence of a sharp embankment along the south eastern boundary it is anticipated that the site has been land filled. Furthermore historic plans of the site indicate that there has beenlittle development activity on this site.

A ground investigation was carried out on a plot of land approximately 150m north of the site in November 2002, byGroundInvestigationandPiling. The findings of this investigation can be briefly summarised as:-

•Madegroundbetween0.50 and 1.70m, comprising loose to very loose rubbley sand.

•Glacialdriftwasencountered beneath made ground, comprising loose to medium dense gravelly sands with clay pockets, over soft to firm boulder clays. These deposits were encountered to 9.70 and11.00m.

•Bedrockgeologyunderlying glacial deposits was recorded asKeeleformationcomprising

weak to moderately weak mudstone.

•Standinggroundwaterwas encountered between 5.50 and 6.0m.

A copy of this development brief can be made available on request. All main services are thought to be available from Devereux Road itself.

ESPGasgroup(formerly BritishGasConnectionsLtd)confirmed that there are no gas or electricity apparatus in the vicinity of the site.

Severn Trent Water search map indicates that to the north of the site on Devereux Road there is both a public foul gravity and a public surface water gravity, which flow in a south east direction along Devereux Road.

South Staffs Water search map indicates that is a network of water pipes serving the surrounding residential area. Pipes run adjacent to thenorthern boundary of the site along Devereux Road.

Western Power Distribution search map indicates that there is a ground mounted transformer located on the northern boundary of the site and is connected to the network on Devereux Road.

Highways/Access IssuesA single point of access into the site can be achieved off Devereux Road. This access road would split to provide access to residential zones surrounding the newly formed open space in the centre of site. Such an access must be built to adoptable standard.Itisquiteevidentthatadesireline exists across the current site, which links to a well used level crossing of the Metro Line, providing access toallotments, and 4 no. residential tower blocks beyond.

The proposed street network is suggested on the indicative layouts contained within this document.

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3. PLANNING POLICY CONTEXT

3.1 NATIONAL POLICYThe National Planning Policy Framework (NPPF) set out the government’s planning policies for England and how these are expectedto be applied.

The purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainabledevelopment: economic, social and environmental.

The social role is most applicable dimension to the proposed development of the Devereux Road site, as it supports strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations and by creating a high quality built environment with accessible services that reflect the community’s needs and support its health, social and cultural well being.

3.2 SUB-REGIONAL POLICYThe Core Strategy is a spatial plan and addresses a wide range of activities and interventions that are required to create sustainable communities across the whole of the Black Country.Itprovidesaclearspatial or location dimension to the regeneration and renaissance of the area. Addressing its economic, transportation, social infrastructure and environmental needs whilst reducing its carbon

footprint and helping to tackle climate change.

The following policies are applicable to the future development of the site

DEL1– Infrastructure Provision

HOU1 – Delivering Sustainable HousingGrowth

HOU2 – Housing Density, Type and Accessibility

HOU3 – Delivering Affordable Housing

TRAN2 – Managing Transport ImpactsofNew Developments

ENV1 – Nature Conservation

ENV3 – Design Quality

ENV6 – Open Space, Sport and Recreation

ENV7 – Renewable Energy

3.3 LOCAL POLICYThe Site Allocations and Delivery Development Plan Document (SAD) will guide development within the Borough until2021.Itwilldothisbyproviding allocations and local policies. The SAD is in conformity with and delivers the spatial strategy set out within the Core Strategy.

The following SAD policies are applicable to the future development of the site.

Policies

SAD H2 – Housing WindfallsProposals for residential development on unallocated Greenfieldlandwillonlybeconsidered where:

•Thesiteisnotprotectedascommunity open space and is deemed low quality, low value withintheCouncil’sGreenSpace Audit; or,

•ThesiteisapieceofCouncilowned land that is deemed surplus to requirements; or,

•Thedevelopmentofthesitewill bring an under-used piece of land back into beneficial use; or,

•Thedevelopmentofthesiteis infill and will meet the re-quirementsofotherpolicies/guidance within the LDF.

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SAD H3 – AffordableHousingThe Council will expect the proportion and size of future affordable housing to be in accordance with the information provided by the latest Housing Needs and Demands Study and any other information that the Council may collect with regard to housing need.

The size, type and tenure of affordable housing in Sandwell is determined locally both through the Housing Needs and Demands Study and the Council’s own information. Therefore, these documents will need to be taken into account when putting together proposals for new residential development.

SAD EOS4 – Community Open SpaceQuality Community Open Space is seen as an integral part of quality living space and should be provided as part of new housing developments where such spaces are not currently available within easy access of the development. Where provision locally is adequate in terms of quantity, greater emphasis will be placed on improving the quality of existing nearby Community Open Space.

West Bromwich Area Action PlanThe document sets out the vision and strategy for the future development of West Bromwich Town Centre and its immediate catchment area. Itisintendedtoguidefuturechange and development in the area over the period up to 2026.

The West Bromwich Area ActionPlan(AAP)has been prepared with the Core Strategy as the context, with the vision, aims and objectives of the AAP being aligned with those of the Core Startegy.

West Bromwich is defined in the Black Country Core Strategy as a Strategic Centre with an important retail role. The area covered by the AAP sits within Regeneration Corridor 12 of the Black Country Core Strategy, which covers Oldbury, West BromwichandSmethwick.Itisconsidered that by 2026 this area will be a major contributor to the economic prosperity of the Black Country through its High Quality Employment Land locations & major office developments.The environment will have been transformed through major environmental and public realm improvements.

There will be a mix of housing types in sustainable locations that are both affordable and able to attract new residents into the area.

The following policies contained in the AAP will guide development on the site.

PoliciesWBP4: Design PrinciplesNew developments will be required to be of the highest quality of design and to demonstrate how physical and functional integration with the existing surroundings is to be achieved.

WBP5: HousingTo increase the population living within and on the edge of the town centre in order to support the economy and contribute to the vitality of the town a range of housing will be required in order to meet local need.

On all sites of 15 dwellings or more a proportion of affordable units will be required in accordance with the Affordable Housing Policy in the Core Strategy.

The Council will seek to develop a density hierarchy for residential development, reducing the intensity as you

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move away from the towncentre core, but will seek to maximise capacity where sites are particularly accessible by public transport.

With the location of the site being out of centre, the Council will be looking for a density of 30-35 dph net.

The Council’s approach to the design of housing schemes is set out in the Council’s Residential Design GuideandBuildingforLifeSupplementary Planning Document, which seek to improve the environment and quality of new housing areas. Housing proposals should meet the principles outlined in the design guide and should be designed so internal spaces are appropriate and fit for purpose.

WBP6: Green Space and RecreationSignificant new development close to existing amenities will be expected to:

•Contributetotheir improvement, enhancement and where new areas are created add to the variety of open space in the area.

•Improveandenhance pedestrian linkages to it.

•Whereappropriate incorporate formal play space.

•Contributetoachievingthe Local Open Space standards.

Developer contributions will be calculated through the formula set out inthe Council’s Planning Obligations SPD.

WBP9: Natural EnvironmentAs the site is designated as part of a wildlife Corridor, the Council will seek to protect and enhance the AAP’s natural resources.

The adopted Planning Obligations Supplementary Planning Documentsets out more detail on the contributions required when development comes forward. New residential developments of 10 dwellings or more should contain or make financial provision for community open space and play space and its maintenance. Where open space and play space is not provided on site, a commuted sum will be payable to enhance existing open space in the near vicinity. The commuted sum could in this case be directed to DartmouthParkorKenrickPark, if no open space is no be provided on site.

Sustainability – The inclusion of green technologies in architecturaldesign, construction and layout of the development will be encouraged.

The Council has continuing commitment to the encouragement andpromotion of sustainable forms of development that puts less pressure on the planets finite non renewable resources.

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4. URBAN DESIGN

4.1 SITE CAPACITY/GENERAL DESIGN ASPIRATIONSDespite the site area totalling 1.67 hectares, the developable area will be restricted to provide compensatory Public Open Space. Subsequently a developable area excluding such an area will have to be defined.

Approximately, 43 dwelling units can be supported at 35 dwelling per hectare based on a developable site area of 1.18 hectare. Such a residential density is considered suitable to support a scheme with a mixture of house types built within a suburban setting.

The design aim should be to provide a good quality mixed residential environment in terms of size and composition.

New development must be designed to a high quality and orientated to overlook all road frontages.

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4.2 URBAN DESIGNNew development will be required to be of the highest quality of design and demonstrate how physical and functional integration with the existing surroundings is to be achieved through;

Appropriate location, siting, orientation, scale, massing, design and means of access;

Providing appropriate physical pedestrian and visual linkages;

Placing particular emphasis on the relationship between newdevelopment and street frontages to promote activity and surveillance;

Promoting safe and secure public and private spaces through appropriate design and layout, incorporating appropriate levels of lighting and possibly CCTV if considered necessary;

Addressing key nodes and routes with the appropriate mix of uses and density of development to define neighbourhoods and character areas;

The introduction of taller buildings at key landmark locations which assist in improving the built form and legibility of the area;

Particular care will need to be taken with the design of town centre housing in order to establish strong communities. Thus they should offer generous internal space standards and good quality accommodation capable of meeting the minimum standards set out in the Residential Design Supplementary Planning Guidance.

For further information please access the Council’s Supplementary Planning Guidanceonresidentialdesign(weblinkprovidedbelow)

http://www.sandwell.gov.uk/downloads/file/1230/residential_design_spg

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4. URBAN DESIGN

Amount•Appropriatedensitybased on the developable area shall be a minimum of 35 Dph in line with the Black Country Core Strategy.

Use•Amixoffamilyhousingand apartments is appropriate.

•Themostappropriate location for any apartments is possibly at the entrance along the eastern boundary and towards the southern, south-east part of the site where the design can ensure the building addresses both the open space and the metro.

•Housesandapartmentsshall not share the same private vehicular access or amenity space.

4.3 SITE DESIGN PRINCIPLESKey design considerations for the site;

•Newdevelopmentshallbe located around the western, southern and eastern perimeter of the site, with rear amenity space backing on to the rear gardens where possible of the existing adjacent housing.

•Thenewdevelopmentshall face onto the central area of community open space.

•Thelayoutmustnotrestrict access or visibility to the Metro crossing point.

•Thecommunityopenspace must be clearly visible from Devereux Road in order to encourage its use by the wider community.

•Developmentshallfacethe street, with a building line in the region of 3-4m behind the back of pavement.

•Theproximityofsurrounding houses, plus the change in ground levels, makes overlooking an important potential problem.

•Parkingshallnotdominate the streetscene.

•Pedestrianaccesstostreets parkingareas/privateamenity space shall be direct, convenient and overlooked.

Access •Thenewroadjunctiononto Devereux Road must be at least 20m away from the centre line of Salisbury Road.

•Theprimaryvehicularaccess shall be along the western side of the site although secondary vehicular access off this would serve the eastern side of the site.

•Itisessentialthatclear,safe, direct and usable pedestrian access is provided from Devereux Road to the community open space and to the Metro crossing point.

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Scale•OnDevereuxRoad the building height shall complement the existing scale of the surrounding 2 storey housing.

•Newhousingontheeast side of the site shall be 2 storey, but new housing on the west can rise to 2.5 storeys.

•Anyapartmentdesign towards the south of the site can rise to 2.5 storeys on the east side of the site and 3 storeys on the south, subject to protecting the privacy of existing adjacent housing.

Landscaping•Abalanceapproach should ensure a sustainable developable area and provision of community open space on the site.

•Theobjectiveofany development scheme be to improve the community open space in terms of surveillance, function and quality. The area leading to the metro connection requires careful treatment so to provide an attractive, open and safe link.

Appearance•Amixofhippedandgable roofs will be appropriate for the housing, apartment designs shall provide a varied roof profile. Flat roofs will not be acceptable.

•Theschemeshould complement the local design codes including proportions: ground floor bay windows, small gable features on the front elevation, brick quoins.

•Limiteduseofmore contemporary building materials may be acceptable.

•Thecolourandtexture palette shall complement the surrounding development High quality, durable materials will be required.

•Architecturaldetailingwillbe required to add visual interest to the public realm e.g.window/decorativebrick courses and other features.

•Awellconsideredand supporting landscape masterplan is required to compliment any future proposals for the site.

Security•Inrelationtothesitethe Architectural Liaison Officer for West Midlands Police hasbeenconsulted.Itwould be expected that any future proposals seek Secured by Design accreditation. This accreditation has been achieved on Phase 1 of the site located directly opposite. For further information please access www.securedbydesign.com

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Think LocalA key Sandwell Metropolitan Borough Council objective is to positively influence its local economy, local people’s skills and local employment prospects. To help achieve this objective the Council ensure that the use of ‘Community Benefits’ clause in purchasing power is fair and transparent to help maximise prosperity and increase employment thatwill provide social and economic benefits for the people of Sandwell.

The proposal of ‘community benefits’ within planning developments will provide a diversity of employment in the area. This may include construction posts during development and a range of employment in the longer term including retail and office based posts. The developments could also provide a range of opportunities for local businesses.

Itisthereforerecommendedthat any recruitment, training or purchasing requirements recognised in new and existing development works may be delivered via the following provisions:

‘THINKLOCAL’Economy,Employment & Skills: 0121 569 2157

FINDITINSANDWELLLocalPurchasing: 0121 569 2104www.finditinsandwell.co.uk

DisclaimerThe maps in this document are based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office. © Crown copyright. Unauthorised Ordnance Survey Copyright reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Sandwell M.B.C. Licence No 100032119 (2013).

This Development Prospectus has been produced on the basis of information available to and the policies practiced by the Council at the time of itspreparation.Ithasbeenproduced in good faith but should not be solely relied upon, and prospective purchasers should make their own enquiries as appropriate. Developers should be mindful of this when reading the brief because of the accuracy of this information is time limited.

Useful ContactsMark WatkinsDevelopment Ready

0121 569 [email protected]

Development Ready