strategy and action plan v5 - modern.gov · the city), and a strong office sector. Birmingham has also experienced a considerable strengthening of its city centre residential market

WOLVERHAMPTON CITY CENTRE STRATEGYAND ACTION PLAN

Final Report

March 2005

WOLVERHAMPTON CITY CENTRE STRATEGY AND ACTION PLAN

1. Introduction 2

2. A rationale for Wolverhampton 4Regional context 5Sub-regional context 5Local context 6Property market and retail capacity context 8Local community context and public consultation 10Transport context 11Urban design context 15Overview and summary of key issues 26A vision for Wolverhampton 27

3. Key themes to deliver the vision 30Introduction 31An urban public realm 33Accessibility and transport 47Living in the city 60A cultural experience 67A prospering economy 72

4. The Canalside Quarter 83

5. Implementation 91An appropriate city wide delivery mechanism 91

6. Conclusions 94

Contents

Figure 1. Dudley Street

WOLVERHAMPTON CITY CENTRE STRATEGY AND ACTION PLAN2

Figure 3.Victoria Basin


Figure 2. St Peter’s Gardens

1.1 In May 2003, CB Richard Ellis was instructed byWolverhampton City Council and Advantage West Midlands toprepare a City Centre Strategy and Action Plan for Wolverhampton.In addition to CB Richard Ellis as lead consultants, the consultancyteam also comprises:Urban Practitioners,providing advice on urbanregeneration,urban design and the evening/24-hour economy;FaberMaunsell, providing advice on transportation and accessibility issues;and Gardiner and Theobald providing cost consultancy advice.

1.2 This Strategy and Action Plan is intended to provide anoverarching Framework for the existing masterplans, studies, andframeworks which are already in place for discrete areas in andaround the City Centre. It will build upon the significant successesalready being achieved by the Council and its partners within theCity, in terms of new development which seeks to broaden therange of the City's 'offer' and renew its urban fabric, whilecontributing to the strengthening of the city's economy, andensuring that Wolverhampton is an attractive City in which to live,work and play.

1.3 Overall, the Strategy sets out a vision for Wolverhamptonwhich builds upon its newly-won 'City' status,and which ensure thatit will truly be a City for the Millennium.

1.4 It is envisaged that the City Centre Strategy and ActionPlan, once adopted by Wolverhampton City Council, will fulfil anumber of roles, including the following:

- It will help to inform planning policy for Wolverhampton CityCentre, and elements of the Strategy will be adopted assupplementary planning guidance;

- It will be used as a tool, against which to measure individuallandowners'/developers' proposals for specific sites; and

- It will act as a stimulus to new investment and development,andas a marketing tool.

Scope of work

1.5 The study process has involved the consultancy teamin a number of tasks, including the following:

- An inspection of the major sites with capacity for change,identified at the outset of the study;

- A review of the property market issues affectingWolverhampton City Centre;

- A review of the planning policies affecting the City Centre,and the identified development sites;

- An analysis of the urban design context affecting the keysites, and the study area as a whole;

- A review of the transportation/accessibility issues affectingWolverhampton City Centre;

- A review of the retail capacity and vitality and viability issuesaffecting Wolverhampton City Centre;

- Initial advice in relation to implementation issues and thepossible creation of a city-wide regeneration deliverymechanism for Wolverhampton; and

- An extensive series of ongoing consultation meetings withmajor landowners/stakeholders, and with the clients,together with wider public consultation in the form of ahighly successful and well attended public action planningevent, public exhibition and formal six week consultationperiod inviting comments on the final draft plan (seeparagraph 2.24 for further details).

1.6 This work has enabled the study team to prepare theWolverhampton City Centre Strategy and Action Plan. These

1. Introduction

Figure 6.Walking audit tour

Figure 7.Workshop groups

Figure 5.Team site visit

1. Introduction

WOLVERHAMPTON CITY CENTRE STRATEGY AND ACTION PLAN 3

proposals reflect a number of key themes which have emergedfrom our ongoing research and the range of issues andpriorities emerging from our consultation.

1.7 They also reflect the key objectives of the Council andits partners, that Wolverhampton is:

- Alive and vibrant both day and night, with a range ofdifferent uses and activities;

- Re-populated by a community that benefits from a new city-centre style of living, available to a range of income earners;

- Safe, more accessible, healthier, welcoming and attractive;

- Offers a first rate quality shopping, culture and leisureexperience;

- Committed to academic excellence and lifelong learning;

- Contains a thriving business community;

- The place for investment;

- A place which retains strong traditions, yet allowsopportunity for innovative and exciting new development;

- A place which offers new opportunities and builds upon thestrengths of the city's ethnic and cultural diversity; and

- A city which boasts high quality buildings and public spaces.

1.8 Following the consultation process and finalisation ofthe proposal, this document has been endorsed by the Counciland its partners and adopted by the Council’s Cabinet on 12January 2005.

2. A rationale for WolverhamptonINTRODUCTION

LOCAL ECONOMIC CONTEXT

TRANSPORT CONTEXT

LOCAL COMMUNITY CONTEXT

SUMMARY OF KEY ISSUES

Figure 9. Bilston Street metro terminus

Figure 10.Wolverhampton market

Figure 8.Wolverhampton market


2. A rationale for Wolverhampton


Introduction

2.1 In this section, the report sets out a rationale for thedevelopment of the Wolverhampton City Centre Action Plan,drawing on the city's regional, sub-regional, and local context.These factors establish the context within whichWolverhampton is developing and provide the basis for a clearrationale and vision for the future of Wolverhampton.

Regional context

2.2 Wolverhampton is located in the north of the WestMidlands conurbation, on the edge of the Black Country, some15 miles from the regional centre of Birmingham. The citybenefits from good communications links, with access to thenational motorway network provided by the M6 to the east ofthe city and the M54 to the north. A major new motorway hasrecently been completed to the north of Wolverhampton; theM6 Toll (formerly known as the Birmingham Northern ReliefRoad) runs from the M6 north of Junction 11, around thenorthern and eastern edges of the West Midlands conurbation,rejoining the M6 near Junction 4.

2.3 Wolverhampton also has a mainline railway station,which provides frequent direct trains to London (journey timetwo hours) and a wide range of destinations, as well as frequentlocal services to Birmingham. Proposals are currently beingprogressed to introduce a number of improvements to therailway station and its environs through the Station Interchangeproject, and the recent White Paper has referred to thepotential improvement of airport facilities in theWolverhampton area.

2.4 Wolverhampton functions as a major centre withinthe Black Country/northern part of the West Midlandsconurbation. Other such centres include Walsall, Dudley,WestBromwich,Tamworth and Sutton Coldfield. Birmingham is, of

course, the regional centre for the West Midlands, with aparticularly strong retail sector (which has been improved viathe opening of the redeveloped Bull Ring shopping centre inthe city), and a strong office sector. Birmingham has alsoexperienced a considerable strengthening of its city centreresidential market in recent years, and this trend has nowspread to centres such as Wolverhampton.

Sub-regional context

2.5 At a sub-regional level,Wolverhampton lies within theBlack Country, and also the Walsall,Wolverhampton, and SouthStaffordshire Regeneration Zone, of which it forms a key part.Other centres within the Zone include Walsall, Stafford,Tamworth, and Telford. Like the wider West Midlands region,the sub-region has experienced a decline in many of itstraditional manufacturing industries reflecting, in part,structural changes within the UK economy as a whole.However, the region is now becoming a focus for a range ofservice-based employers, and also for more high-tech/highadded value industries. Consultants for the Black CountryConsortium have identified a range of industries withinAdvantage West Midlands’ (AWM's) priority clusters which theBlack Country as a whole should focus upon, and we return tothese later in this report.

2.6 Wolverhampton has in recent years achievedconsiderable success with a number of development andregeneration projects. However, Wolverhampton (like othercentres within the region and sub-region) is experiencingincreasing competition from a range of destinations seeking tosecure high quality development, and also a share of the finitefinancial 'pot' available for regeneration. For example, Walsallhas recently unveiled proposals for major new waterfrontregeneration proposals, master planned by Alsop Architects.Similarly,West Bromwich is also advancing proposals for majornew mixed use redevelopment of its town centre, including the

Figure 12. Urban residential development

Figure 13. Adult education centre

Figure 11. Location map

innovative C/Plex/'The Public' proposals. In addition, Stafford isunderstood to be progressing proposals to create a new urbandevelopment corporation (or UDC), while both Walsall andSandwell are establishing Urban Regeneration Companies(URC's) which are intended to act as catalysts for regenerationand investment within their respective areas of responsibility.

2.7 The proposals contained within this Strategy andAction Plan aim to reflect this regional context and to provideproposals for new and innovative uses which will increase theattractiveness of Wolverhampton to a range of potentialoccupiers and visitors, as well as retain a greater proportion ofthe spending and economic activity generated by residentsfrom Wolverhampton's catchment population. They also aim tocreate a unique identity for Wolverhampton, which will help todifferentiate it from its competitors and create a new imagewhich will reflect Wolverhampton's recently achieved citystatus. Wolverhampton will become a mature city, and a 'Cityfor the Millennium'.

Local context

2.8 According to the 2001 Census, Wolverhampton'spopulation was approximately 237,000, with an estimatedprimary catchment population of 362,000. Unemployment at5.9% (December 2003 Council figure) is above the UK average.The population of the city is expected to decrease slightly toabout 236,300 by 2021, and this trend will be accompanied bya gradual ageing of the population, with relatively moreresidents in the 50-plus age bracket.

2.9 Wolverhampton's 'star performers' include businessservices, computing, health/social services, professionalservices, education, miscellaneous services, and drinks andchemical sectors. Indeed, ONS statistics indicate that thestrongest sectors within Wolverhampton are manufacturingand education, health and public administration. The transport

and distribution sectors are also outperforming the UKaverage. Wolverhampton does, however, need to attract agreater share of high value added businesses, and to attractgreater representation from businesses with strong prospectsfor output and employment growth.

2.10 Wolverhampton benefits from a strong geographicallocation, with 30m people within a two-hour drive time.Factors such as land costs, rents, and labour costs are relativelylow (particularly given the city's central location). There is,however, scope to market these advantages to a greater extent,as the latest Black Horse Relocation Survey suggests that localbusinesses tend to view the area more favourably thancompanies to whom Wolverhampton is 'unfamiliar'.Wolverhampton also scores well on factors such as theavailability of premises and sites (a view suggested in researchrecently undertaken for the Council by Prism Research Ltd),proximity to markets, quality of labour, and transportinfrastructure.

2.11 In recent years, Wolverhampton has experienced anumber of significant development and regeneration projectswhich have had an important catalytic effect in improvingperceptions of the city, improving the city's built environment,and in delivering new business, employment and residentialopportunities. Examples of such projects include the following:

- Expansion of Wolverhampton City LearningQuarter - This includes a series of projects within the StJohn's Urban Village area, which relate to the provision oflearning and training facilities, and associated uses:

- Phase 1 developed as a partnership between HeantunHousing Association and Wolverhampton AdultEducation Service (WAES) to provide a unique Foyerdevelopment consisting of 30 flats for young people

Figure 14. Old Hall Street, the learning quarter.




between the ages of 16 and 25 supported by on-siteguidance, education and training opportunities. TheService also operates a café for learners, Foyer residentsand the general public.

- Phase 2, recently completed,comprises the fully refurbishedlisted Old Hall Street building for the Wolverhampton AdultEducation Service (WAES) as well as a new landmark fourstorey building on the north side of Old Hall Street whichprovides a further education facility for the 'LearningPartnership' between the City of Wolverhampton Collegeand Wolverhampton Adult Education Service. Theseprojects, which equate to approximately £10m ofinvestment, have been supported by SRB3, RDF, City ofWolverhampton College, the Learning and Skills Counciland Heantun Housing.

- Phase 3 envisages the development of the remaining publiclyowned land in the Old Hall Street area to significantlyextend, refurbish and modernise the library and to create aperformance space in the Wolverhampton Adult EducationService's Alan Garner Centre. This will provide a majorresource and learning facility for all learners in theWolverhampton City Learning Quarter.

- St John's Urban Village - The Urban Village includes largeareas of land in the southern sector of the City Centre, and arange of discrete projects including the following:

- The recently completed Markets development, Phase 2 ofwhich includes a new town square together with alandmark new residential building (with retail units on theground floor) developed by Kingsoak. The project hasreceived £3m of funding from AWM.

- Redevelopment of the gateway Little BrickkilnStreet/Worcester Street site, for which a planningapplication is due to be submitted by Kingsoak/APN

Developments for a residential-led development, withground floor retail units.

- Works of repair and improvement to properties onGeorge Street.

- Other projects are also currently being progressed, suchas the proposed redevelopment of the School Streetsite (including the existing Council-owned car park andadjacent Fox Hotel) for mixed use development and theredevelopment of the Worcester Street/ChurchStreet/Temple Street site for high quality housing,together with ground floor retail uses.

- Horseley Fields/Albion Street/Union Mill Street siteredevelopment - This is currently being undertaken byRedrow Homes, and will result in a major new residentialdevelopment in a prominent site, which will act as a catalystto further development within the Canalside Quarter.Theproposals will result in the development of some 200 oneand two bedroom residential units, including therestoration and conversion of the historic Albion Millbuilding. This project has received £3.2m of funding fromAWM, for site contamination issues.

2.12 In addition to those projects listed above, which arecurrently underway, there are a number of other projectswhich are due to be implemented very shortly. These includethe following:

- Retail core expansion - The City Council is currentlyprogressing proposals for the redevelopment of land in theBell Street, Cleveland Street, and Temple Street area, for amajor expansion of the City's retail provision.The Councilselected AM Development UK Ltd as its preferreddevelopment partner in May 2004 to take forward thedevelopment of this important 8 acre (3.2 ha) City Centresite. This retail-led mixed use development is likely toFigure 16. Existing streetscape, Dudley Street

Figure 15.The Royal Hospital building


include a department store, leisure uses, apartments and aseries of new public squares.The retail core expansion is ahugely significant project for the City, and should lead to astep change in the range and quality of retailing provisionwithin Wolverhampton. It is expected that development ofthe scheme will commence in 2006.

- Horseley Fields/Cornhill - Adjacent to the Redrowdevelopment, this development, to be undertaken by BovaleHomes, will be another landmark residential development(of approximately 150 apartments and duplex units) in agateway location.

- Old Steam Mill/Cornhill - This historic building is likelyto be the subject of proposals for residential/workspacedevelopment by Country and Metropolitan plc.

- City Interchange - This will provide a major newTransport Interchange to the east of the City Centre, basedupon the existing railway station and bus station, withimproved linkages over the Ring Road, remodelling of anumber of elements of the existing railway station and itsforecourt area, and enhancements to the existing carparking provision.This key project, which has recently beenthe subject of a CPO Inquiry, necessary in order tocomplete the relevant land assembly, will improve the senseof 'arrival' for visitors reaching the City by rail and by bus,and will improve linkages between the railway station andthe City Centre.

- Raglan Street Site - Planning permission has beengranted for a high quality mixed use development of theRaglan Street site, to include a major new J Sainsburyfoodstore, together with additional bulky goods retailing,housing and leisure uses, and also an enhanced crossing ofthe Ring Road. Implementation of the development isexpected to start in the near future.

- Wolverhampton Art Gallery Phase 3 - Due to beimplemented shortly, this £6.65m scheme will dramaticallychange the Streetscape along Wulfruna Street and the viewfrom Broad Street.

Property market and retail capacity context

Retail

2.13 Wolverhampton has just under 1.5m sq ft of citycentre retail floorspace, ranking it 24th in the 100 PROMIScentres in terms of floorspace supply (source: Experian Goad).In terms of the size of its catchment population, as defined byCB Richard Ellis' National Survey of Local Shopping Patterns,Wolverhampton has a catchment population of 1.955m, rankingthe city 42nd nationally, out of more than 4,500 tradinglocations. Wolverhampton attracts a regular comparison goodsshopping population from its catchment of 0.285m; on the basisof shopping population it is ranked 45th nationally. On thisbasis, Wolverhampton attracts a comparable shoppingpopulation to centres such as Doncaster and Guildford, and isahead of centres such as Brighton and Coventry, but lies behindMiddlesbrough and York.

2.14 Analysts Experian produce a ranking of retail centres,which assesses their vitality based upon a number of factors,including multiple retailer representation, the number andfloorspace of units in different sectors, and the presence of keyretail attractors. In recent years, Wolverhampton has madegood progress in the national rankings - from 70th position in2000, it moved into the Top 50 in 2001, although the city movedfrom 37th in 2002 to 45th in 2003. On a regional basis,Wolverhampton is ranked 3rd, behind Birmingham and MerryHill, and ahead of Worcester, Coventry, Shrewsbury, Solihull,Hanley, and Walsall.

2.15 The vacancy rate of shop units in Wolverhampton isrelatively high. The latest (2002) Goad Report for


Figure 17. Beatties department store



Wolverhampton identifies 108 vacant units, with a footprintfloorspace of 142,000 sq ft; the proportion of vacant units(16.1%) and floorspace (9.5%) is above the national average(10.6% and 8.0% respectively). However, this is a markedimprovement from the position in the mid 1990's, when some127 units/207,000 sq ft were vacant (18.2% and 14.4%respectively).

2.16 The FOCUS database records levels of retailerdemand and the number of current requirements forWolverhampton (70) is the highest level the city has attainedwithin the last 10 years. Moreover, retailer requirements inWolverhampton have been consistently greater than those forWalsall and Telford since 1995. When considered inconjunction with the information in relation to vacancy ratesreferred to above, this suggests that a significant proportion ofthe floorspace within Wolverhampton City Centre is not fullycapable of meeting retailers’ current requirements. This is anissue which will be addressed by the proposals for the RetailCore Expansion.

2.17 As part of this study, we have prepared revisedforecasts of retail capacity for Wolverhampton. The details ofour analysis are presented in our separate Retail CapacityAnalysis (November 2003) report. However, the main'headlines' arising from this analysis are as follows:

- No capacity for additional retail warehouse floorspaceduring the study period (i.e., up until 2011);

- Based on a constant market share, there is capacity for anadditional 15,600 sq m (168,000 sq ft) (net) of City Centrecomparison goods floorspace by 2006, rising to 27,900 sqm (300,000 sq ft) (net) by 2011. (NB: there may be scopefor the city centre to increase its market share, e.g., due tothe Retail Core Expansion proposals, but such scope islikely to be limited, for example due to proposals for majordevelopment elsewhere, e.g., within Birmingham);

- No quantitative need for additional convenience goodsfloorspace within the city centre during the study period, ascommitted developments are realised.

Leisure

2.18 Apart from pubs and clubs,Wolverhampton's currentcommercial leisure 'offer' is limited. There is an independentcinema operator - the Light House cinema - within the citycentre, and a 14 screen multiplex at Bentley Bridge LeisurePark,Wednesfield, and indoor bowling alleys on Stafford Roadand Birmingham Road.The only hotels of note within the citycentre are the Britannia Hotel and the Novotel.

2.19 Again, we anticipate that the proposals for the retailcore expansion will include additional A3/leisure uses and, asthe City Centre's residential population increases (see below),there will be additional pressure for a greater range of A3 andleisure uses to be provided within the City Centre. (NB:Wehave produced, separately, a series of detailed proposals todevelop and enhance Wolverhampton's evening economy in theEvening Economy Action Plan).

Residential

2.20 The residential market within Wolverhampton hasbeen particularly buoyant over the last 12 months. During thisperiod, there has been, on average, an increase in excess of 23%in price across all properties, and since January 1995 to March2003, there has been a 102.5% increase in the prices of allproperties within the city. (Source: Proviso 2003).

2.21 Our research has indicated that the market for CityCentre living within Wolverhampton is improving, and this isreflected within increased development - in particular - withtwo schemes recently completed or currently being developedwithin the City Centre:


Figure 18. Pubs and bars on Lichfield Street

- Kingsoak's development of 64 apartments within theMarkets Development;

- Redrow's proposals for 212 one and two bedroomapartments at Horseley Fields/Albion Street/Union MillStreet, development of which is currently underway.

Offices

2.22 The market for office floorspace withinWolverhampton is relatively limited at the present time,although we understand that the level of inquiries has increasedover the past 12 months. Major employers within the privatesector include Travel West Midlands and Halifax andStaffordshire Building Society. In terms of public sectoremployers, the Council, University, and the NHS Trust are allmajor employers. The largest private sector occupiers areTarmac and Carrillion; large occupiers tend to locate in out oftown developments.

2.23 Wolverhampton has experienced little speculativeoffice development in recent years, and, as such, much of theoffice stock is somewhat dated. From information supplied bythe Council, we understand that the majority of enquiries arefor smaller office suites (less than 232 sq m - 2,500 sq ft),although the FOCUS database identifies demand from twocompanies, each seeking between 929 to 1,394 sq m (10,000 to15,000 sq ft), and we are aware of anecdotal evidence ofoccasional enquiries for considerably larger floorspacerequirements. Much recent development in theWolverhampton area has primarily been in out of centrelocations with good motorway access.

Local community context and publicconsultation

2.24 The Wolverhampton City Centre Action Plan hasbeen developed in close consultation with local stakeholders,through a variety of means, including the following:

- One-to-one meetings with a series of key stakeholders;

- Regular attendance by members of the CBRE team at theSt John's Urban Village Board;

- A dedicated consultation website,www.wolverhamptoncitycentreplan.org.uk;

- A major city centre action planning event;

- A stakeholder seminar attended by local businesses,landowners and voluntary organisations;

- A week long public exhibition; and

- A formal six week consultation period inviting commentson the final draft plan.

2.25 A consultation report for the City Centre ActionPlanning Event that took place in July 2003, and a summary ofthe comments received during the six week consultationperiod in June/August 2004, are available from the Council onrequest.


Figure 19. Wolverhampton action planning event



2. A rationale for WolverhamptonTransport context

Highway Access and Traffic Management

2.26 The strategic highway network in Wolverhampton isessentially based on the Ring Road and a series of radial routes.These routes provide important links from Wolverhampton toa number of key towns and cities in the West Midlands and thesurrounding Shire counties of Shropshire and Staffordshire.They also link the city to the national motorway network, withthe M6 to the east, the M54 to the north, and the M5 to thesouth.

2.27 The Ring Road provides a dual carriageway linkbetween a number of at-grade junctions that are a mixture ofsignal-controlled roundabouts and intersections. The finalsection of the road was completed in 1986/7, and has allowedthe highway network within the central core to bedowngraded, allowing certain key routes within the core retailarea to be pedestrianised. Further pedestrianisation andenhancements to pedestrian accessibility across the Ring Roadare proposed as part of this City Centre Strategy and ActionPlan.

2.28 Despite being dual carriageway throughout, the RingRoad has wide central reservations, which have allowed theCity Council to make incremental improvements to a numberof junctions over the last 10 years.The City Council is keen tosafeguard the remainder of the central reservations for futuretransport needs. The Ring Road achieves its strategic functionof eliminating all but essential vehicle trips into the CityCentre. However, despite this, the Ring Road remains aperceived barrier to accessing the City Centre, particularly forpedestrians and cyclists.

Public Transport

i) Buses

2.29 The vast majority of bus services withinWolverhampton are provided by Travel West Midlands. A freeBus service serves the city with a 6 to 10-minute frequencybetween 10am and 6pm Monday to Saturday. West MidlandsSpecial Needs Transport (WMSNT) also provides services topeople in the West Midlands area who find it difficult orimpossible to use conventional public transport.

2.30 In terms of facilities for bus services and users,Wolverhampton Bus Station is located adjacent to the railwaystation, the civic quarter, and the core retail area. Interchangewith Midland Metro Line 1 is available at the St. Georgesterminus. The bus station is the busiest facility in the WestMidlands and accommodates 380-450 bus movements perhour.

2.31 The bus station has a dedicated stand for longdistance National Express coach services, of which there areapproximately 15 departures per day. Whilst the bus station isfunctional and works well operationally, it does not currentlybenefit from high quality passenger facilities. The City Counciland Centro are currently in the process of developingproposals to provide a substantial redevelopment of the busstation in order to provide a facility that will complement theproposed Station Interchange Scheme.

ii) Coaches

2.32 National Express operate a number of regular coachservices, which depart from a dedicated stand within the busstation. Facilities for chartered coach services are locatedadjacent to the City Council owned Faulkland Street car parkon the north side of the Ring Road. The facilities at the

Figure 20. Bus routes through Queen’s Square

2. A rationale for WolverhamptonFaulkland Street car park are generally poor and in need ofimprovement.

iii) Heavy rail

2.33 Wolverhampton is served by hourly inter-city trainsto London Euston via Birmingham New Street, along with anextensive network of cross-country services. Frequentinterurban links are also provided to destinations across theWest Midlands. Local services are provided betweenWolverhampton and Coventry, and from Walsall to Wellingtonvia Wolverhampton.

2.34 Wolverhampton Railway Station concourse, which hasrecently been refurbished, includes a ticket booking area,passenger information lounge, and retail unit. However, generalpassenger facilities at the station remain poor. The stationforecourt consists of a short stay parking area, taxi rank,seating, and public telephones.

iv) Light rail

2.35 Line 1 of the Midland Metro light rail system runsbetween Wolverhampton St. Georges and Birmingham SnowHill. The Wolverhampton terminus is located on Bilston Street,to the south east of the core retail area.

2.36 The Metro service operates seven days a week with a6-7 minute frequency Monday to Saturday, and every tenminutes on Sundays. The service operates betweenapproximately 6am and midnight, Monday to Saturday, withslightly shorter operating hours on Sundays.

2.37 The City Council, in conjunction with Centro, isinvolved in the ongoing consultation on a new Metro looparound the City Centre and an extension to Wednesfield,Willenhall,Walsall, and Wednesbury (the 5W’s route).

v) Walking

2.38 The core area of the City Centre within the RingRoad contains two main pedestrianised areas, Dudley Streetand the Market Square, where the outdoor market is held.TheCity Council intends to extend the pedestrianised area of theCity Centre and refurbish the existing pedestrianised areasalong Dudley Street.

2.39 At each of the three roundabout intersections on theRing Road there are pedestrian subways. At Chapel Ash, PennRoad, and Waterloo Road, at-grade crossing facilities have beenadded since the Ring Road was completed.

vi) Cycling

2.40 Existing cycle routes within Wolverhampton includeon and off-road cycle lanes, some of which are shared withpedestrians.

2.41 Further routes have been proposed in the recentlyissued Draft Cycle Strategy for Wolverhampton (see below).

2.42 Cycle parking is provided in a number of areas withinthe City Centre, including Dudley Street, Garrick Street, andwithin the car parks at the Civic Centre, Mander Centre, andWulfrun Centre.

2.43 In September 2003, the City Council published itsDraft Cycle Strategy for Consultation. The City Council wishesto promote cycling as an alternative to the car, especially forshort distance local trips, through the provision of an extensivenetwork of cycle routes and facilities that are safe, convenient,and attractive. The Cycle Strategy is due to be published, in itsfinal form, in early 2005.

Figure 21. Metro terminus, Bilston Street




vii) Parking

2.44 There are approximately 6,000 publicly availableparking spaces in Wolverhampton City Centre. This is amixture of short and long stay, on and off street, and publiclyand privately controlled spaces.

2.45 There are approximately 500 on-street parking spaceswithin the City Centre. All on-street parking is metered, and isfree of charge after 6pm. There are spaces within the CityCentre for orange/blue badge holders at 11 different locations.The City Council currently has five car parks with Secure CarPark status and aims to acquire similar status for two car parksper year, up to 2012.

2.46 The City Council is in the early stages of investigatingthe feasibility and cost of moving towards full decriminalisationof parking, whereby the local authority would enforce allparking and traffic orders in the city centre.

2.47 Bus-based Park and Ride sites around the city can befound at:

- Plascom Road/Willenhall Road (Route 529);

- Corser Street/Lower Horseley Fields (Route 529); and

- Wolverhampton Science Park (off the A449).

2.48 A Park and Ride facility is also provided at thePriestfield Metro stop on Midland Metro Line 1.

viii) Taxis and private hire vehicles

2.49 Hackney Carriages and private hire vehicles, driversand proprietors are licensed by the City Council.There are 440licensed private hire vehicles and 76 Hackney Carriagesoperating in the city. However, Government regulation changes

mean that more vehicles are likely to be allowed, and this willhave implications for the number of taxi ranks/spaces that arerequired. The City Council Licensing and EnvironmentalProtection Panel has agreed to increase the number ofHackney Carriage licenses from 76 to 92.

ix) Aviation

2.50 There are no aviation facilities located within theadministrative boundary of the City Council. The nearestfacilities are located at Halfpenny Green (near Wombourne) inSouth Staffordshire and RAF Cosford in Shropshire.

2.51 Wolverhampton Business Airport is located on theformer Halfpenny Green airfield, approximately six miles to thesouthwest of Wolverhampton City Centre. The facility iscurrently used for recreational flying and flying training, and bycorporate aircraft. The recent White Paper has allowed forpotential development of the airport.

x) Traffic management and local safety

2.52 Completion of the Ring Road in the late 1980's hasallowed the City Council to:

- Designate streets as one-way;

- Provide on-street parking facilities;

- Ban certain traffic movements;

- Provide bus-only roads;

- Pedestrianise the core retail area and the outdoor market;and

- Introduce the City Centre 20mph zone.Figure 22. Existing city centre parking

2. A rationale for Wolverhampton2.53 The City Centre 20mph zone is monitored by theCity Council, and enforced by the Police. The City Council iscurrently in the process of reviewing the success of the zone inreducing traffic speeds and pedestrian casualties.

2.54 Any junctions that are modified in the city nowinclude improvements for pedestrians and cyclists as a standardelement of the works. This can include measures to improvesafety and provide facilities for those with a mobilityimpairment.

xii) Travel plans

2.55 The Wolverhampton Unitary Development Plan (FirstDeposit - April 2003) sets out the City Council's approachtowards the preparation, implementation, and monitoring ofTravel Plans.The policy states that where it is considered thata development proposal will generate significant traffic orwhere a Transport Assessment highlights the need for a TravelPlan, a Travel Plan should be submitted with the planningapplication and implemented if planning permission is granted.The Travel Plan should include proposals for reducing thenumber of journeys generated by developments through arange of means, including: encouraging reduced car usage;reducing traffic speeds; improving safety; increasing the numberof journeys made on foot and by bike; and improving access bypublic transport. Specific proposals should be measuredagainst agreed targets in order to show to what extentobjectives are being achieved.

2.56 The Travel Plan is a key priority of the City Councilbut has not yet been adopted. The City Council is activelyencouraging other public organisations such as schools andhospitals to do the same.

Figure 24. Bus stops on Lichfield Street

Figure 23. New Metro bridge, Bilston Street




Urban design context

2.57 Our detailed urban design analysis is detailed in anaccompanying report. The urban design analysis examined thefollowing key aspects of the urban environment inWolverhampton:

- The historical development of Wolverhampton;

- An urban design analysis of the City Centre;

- A detailed analysis of the impact of the Ring Road on thedevelopment of the city centre;

- An exploration of the role of different quarters within thecity; and

- An analysis of the key development sites covered by theimplementation action plan, highlighting the status of eachsite, as well as key opportunities and constraints.

Historical development

2.58 Wolverhampton was originally a religious centre andmarket town with an important trade in wool. By the 17thcentury, lock-making was established and the making of steel'toys' and buckles probably followed soon after. With theindustrial revolution, the town expanded rapidly to encompassnearly all forms of metal working from heavy engineering to tinplate work. Canals and railways, often promoted byWolverhampton people, helped the expansion to take place ona large scale. In the 19th century, the town became animportant centre of the japanning industry. Towards the end ofthat century, bicycle making, and then motorcycle and car, lorryand public service vehicle manufacture, were established on avery large scale, the town being one of the largest producers inthe country. At about the same time, electrical engineering was

Figure 25. Wolverhampton 1901

2. A rationale for Wolverhamptonintroduced and became important. A very wide range of otherindustries and other associated service industries wasdeveloped. Most of these activities flourished until the lastquarter of the 20th century when the town was badly affectedby the general industrial decline, with manufacturing graduallybeing replaced by service industries.

Present day Wolverhampton

2.59 Wolverhampton City Centre today provides a goodenvironment for pedestrians with clear connections to andfrom most of the main destinations within the central area ofthe city. The city is compact and relatively level, and a free busservice circulates between key central destinations, whichensures easy access for everyone. A number of streets arepedestrianised, while others are used for bus and pedestriantraffic only. Of these, Lichfield Street carries the most publictransport traffic, with up to six buses a minute at peak times.Because of this, measures are already in place to help dispersebus traffic amongst a range of alternative routes to improve thepedestrian environment.

2.60 The Ring Road is a key feature of Wolverhampton'surban form, demarcating the core of the city centre. Whilst theRing Road presents a barrier to pedestrians, it also has theadvantage of removing substantial elements of traffic from theCity Centre, and providing short and easy access routes intokey parking facilities.

2.61 The two shopping centres, the Wulfrun Centre andthe Mander Centre, provide a substantial retail offer which isone of the city's main attractions. However, outside ofshopping hours these centres are closed to the public, creatinga large impenetrable block in the heart of the city.

Figure 26. Pedestrian and public transport movement patterns

Reproduced from the OS data with the permission of HMSOWolverhampton City Council Licence No. LA 076449. © 2003.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.




Key landmarks

2.62 Wolverhampton is characterised by a number of keylandmarks and features, which characterise the City Centreand help visitors to the city to orient themselves. Several ofWolverhampton's key landmarks are churches, with St Peter'sChurch being especially prominent due to its substantial towerand elevated location. Although not very prominent from theRing Road, Molineux Stadium is clearly a landmark, partlybecause of its sheer size, but also because of its emotionalimportance to many people. In addition to the landmarksidentified in figure 27 it is recognised that there are a numberof further prominent buildings within the City Centre whichcould be identified as secondary landmarks that make animportant contribution to the quality and diversity of the City’sbuilt environment.

2.63 The railway provides a very distinct boundarybetween two areas of the city, and due to the topography of thearea is highly visible from the east. This effect is enhanced bythe long retaining wall on the eastern side, which has adominating presence in the cityscape.

2.64 While substantial lengths of the canal run close to theCity Centre, only short stretches of it are visible from publicplaces and there are few opportunities for access to thewaterside. For this reason it is a limited landmark, andrepresents a major opportunity for enhancement.

Figure 27. Key landmarks


2. A rationale for WolverhamptonPublic spaces

2.65 A detailed analysis was undertaken of key publicspaces in Wolverhampton, which is summarised as follows:

- Queens Square is perhaps the most significant ofWolverhampton's key public spaces, one of the oldestspaces in the city and central to its commercial and civiclife. Although large, Queens Square feels relatively wellenclosed, bounded by predominantly four storey buildings;

- St Peter's Square and Close, which surrounds St Peter'sChurch to the north, south and east of the church, featureshigh quality materials and careful design and is well used.The Close is surrounded by a number of attractive andimportant buildings, including the Art Gallery, theUniversity, and the Church itself, and the gardens arecurrently benefiting from significant Heritage Lottery Fundinvestment.

- St John's Square appears relatively underused, in contrastwith the other key public spaces in Wolverhampton, andincludes areas of car parking and few benches. The squaresuffers from the lack of enclosure by buildings on the southside and the close proximity of the Ring Road. A number ofelements within the square have recently been successfullyrefurbished, including a high quality cobbled surface andnew railings.

- Dudley Street is the central pedestrian artery ofWolverhampton and is lined almost exclusively withcommercial uses. Dudley Street is a vibrant and popularretail centre. However, during the evening the street haslittle commercial activity and natural surveillance, and itbecomes a less attractive pedestrian route. The streetfeatures a wide variety of different paving materials, raisedplanting beds, benches, and other street furniture and would

benefit from a new approach with carefully co-ordinatedcontemporary materials and design.

- Villiers Square was once an important public space in thegeography of Wolverhampton, at the junction of DudleyStreet and Cleveland Road, balancing Queen's Square at theopposite end of Dudley Street. The name Villiers Squaredoes not appear on modern maps, and a large part of thespace has been built over with the development of theWulfrun Centre at the bottom of Dudley Street. However,there is an opportunity to enhance this space to re-createa sense of its former symmetry and to strengthen thepedestrian links from Dudley Street and the main shoppingarea to the proposed retail expansion area.

- The Market Square has recently undergone significantredevelopment. Traffic has been diverted away from thesquare, and a substantial new building comprising shops andapartments has been developed on the eastern side of thesquare. This square is the venue for a popular daily market,and there is also an indoor market on the west of thesquare. The new development should improve the tradingenvironment for the market, provide a new customer base,and help to ensure a sustainable economic future for thisimportant local attraction. Figure 29. St John’s Square

Figure 30. The Market

Figure 28. Queen’s Square




Land use

2.66 Figure 31 illustrates the ground floor land uses whichpredominate in each block of the city. In addition, individualuses such as bars or restaurants are shown where they wouldnot normally form the predominant land use, but where theymake a significant contribution to the particular character ofthe area.

2.67 The plan shows that Wolverhampton has apredominantly retail based core. A ring of office, civic andacademic uses is arranged around this in the space between theretail blocks and the ring road.

2.68 The plan also illustrates the almost complete lack ofresidential accommodation both within the Ring Road and justoutside it, with the exception of the All Saints area close to theRoyal Hospital site. It should be noted that this plan does notindicate the relatively small number of flats which occur oversome of the shops or offices. These occur in very limitednumbers and do not greatly influence the character of anyindividual area.

Figure 31. Land use plan


2. A rationale for WolverhamptonHousing

2.69 A significant number of the sites which are availablefor development within the centre of the city have beendesignated for either housing-led schemes or mixed useschemes, including housing, as shown in figure 32.

2.70 This influx of residents to the City Centre will haveseveral effects on the character of the city and particularly itsnight-time economy. The combination of increased residentialuse and increased evening facilities will serve to bring life intothe city through the evening and will help to make the city feelsafer by providing more passive security.

2.71 It is important to note the cluster of sites around themarket area within St John's Urban Village. The new Marketsdevelopment includes 64 apartments. In addition to this theneighbouring sites will together provide a substantial newresidential community. This has the potential to create a criticalmass to support the facilities and services which make cityliving attractive and convenient.

2.72 In the Canalside Quarter, new residentialdevelopments are also underway, with the neighbouring sitesproviding the potential for significant expansion of theresidential area. Again, it will be important to encourage localfacilities to be provided in this area.

Figure 32. Existing and designated housing sites





The Ring Road

2.73 Wolverhampton's Ring Road is a strong feature of thecity's urban form. It was built over several decades andeventually completed in the 1980s, with the primary aim ofreducing the amount of traffic, and particularly larger vehicleswithin the City Centre, providing for the smooth and easy flowof vehicles and ensuring the safety of pedestrians. This resultedin a large-scale road, with major junctions and significantelements of grade separation, a strategy which frequentlycreated areas devoid of activity and unattractive to pedestrians.

2.74 In Wolverhampton the scale of the road and thedetailed design severs key pedestrian connections and desirelines, many of which are historic routes which can be tracedback to very early city plans. In some cases junctions have beenlocated on these historic radial routes, but their scale and theinclusion of pedestrian underpasses makes them unattractive.In other cases routes have simply been cut, and what weredirect links to the City Centre are now either pedestriancrossings or no longer exist. This is shown in figure 33, whichpresents the modern Ring Road superimposed on the 1901street plan.

2.75 Open space, including car parking and landscaping,accounts for many of the areas which border the Ring Road.These areas are typically quite large as a result of the majorclearance programmes which were required to drive the RingRoad through existing urban areas. Much of the developmentwhich borders the Ring Road is either set back considerably, orturns its back on the road and relates instead to the pre-existing roads.

Figure 33. Severed historic routes


2. A rationale for Wolverhampton2.76 Given the relative abundance of open space borderingthe Ring Road, consideration could be given to how the landmight be developed, creating a stronger city edge andrecognisable gateways. It might also be possible through thisprocess to 'humanise' the character of the Ring Road, andcreate a more attractive environment without reducing trafficcapacity.

Key

Figure 34. Ring road frontage





Urban Quarters

2.77 Urban quarters have an historical basis and give ahuman scale to the city. As the city has grown, it has notdeveloped as one endless expansion from a single core, but hasdeveloped as a series of quarters, each with their own identityand character. The scale of these quarters is typically definedby comfortable walking distances of a few minutes, and theydevelop around specific economic activities or the scale of aneighbourhood, which enables people to work, live, and shopwithin a small area. The modern definition of the quarters asdefined in the UDP acknowledges this and uses the quarters asthe basis for defining land-use policy for the city.

2.78 A number of quarters are defined in the UDP, asfollows:

- Cultural Quarter - the area of the city immediately tothe north of the main retail centre, the oldest part ofWolverhampton, defined by a collection of civic and culturalbuildings which relate to the life of the city.

- Artists Quarter - an emerging new area within theestablished Cultural Quarter. An artistic community isbecoming established in the area around Berry Street andPrincess Alley, and there may be scope to intensify andextend this activity.

- University Quarter - situated within the CulturalQuarter, the university buildings further adds to the civicfunctions of this area of the city, and also has strong linkswith the artists quarter.

- St John's Urban Village - a strong urban quarter with aclear identity, this quarter within the south of the citycentre is able to support a good mix of uses. Developmentwithin the quarter capitalises on the fine grain mixed use

Figure 35. Existing urban quarters as defined by the UDP


2. A rationale for Wolverhamptoncharacter of the area which is already established. Thisquarter has achieved national recognition in theimplementation of the urban village concept.

- Learning Quarter - presents a major opportunitythrough the refurbishment of Wolverhampton College, andadds to the life of the city by being a focal point for lifelonglearning within the City Centre.

- Shopping Quarter - this is perhaps the area of the citycentre best known to visitors to Wolverhampton, with theMander Centre and the Wulfrun Centre together with thesurrounding shopping streets creating a strong retail core.The Council selected a preferred development partner forthe Retail Core Expansion Site in May 2004.

- All Saints - this area benefits from a strong identity withinthe city as a whole, as it includes the Royal Hospital site, andtherefore has a range of substantial and iconic buildings.Balanced against this, there is very little commercial or civicactivity in the area and previous studies identify the area asa failing community, with higher crime and shorter lifeexpectancy than other areas of the city. The area is nowbenefiting from significant public sector investment, andstrong community engagement through the All Saints andBlakenhall Community Development partnership.

- Chapel Ash - extends some distance west ofWolverhampton city centre and is mixed in character. Itabuts the City Centre quarters at the Ring Road and suffersfrom a lack of good pedestrian connections to the CityCentre. Chapel Ash will benefit from the development of anew Sainsbury's store on the Raglan Street site, and it isparticularly important that the opportunity is taken tostrengthen the pedestrian connections across the ring road,when this development takes place.

- Canalside Quarter - the most complex quarter of allthose designated in the UDP. It is bisected by the canal andrailway line, creating a series of segments, each of whichcontains significant development sites. The area includesthe Springfield Brewery and Low Level Station sites, bothkey parts of Wolverhampton's industrial heritage and withimpressive listed buildings. There are also opportunities toopen up greater access to the canal and the quarter wouldbenefit from a strong design-led vision which could help tolevel additional investment.

Figure 37. The artists’ quarter

Figure 38. All Saints

Figure 36. The cultural quarter




Sites Analysis

2.79 A detailed analysis of 26 key development sites inWolverhampton is presented in the separate urban designanalysis report. The location of these sites is shown in figure39.

2.80 The analysis highlights significant developments whichare already planned or underway, together with keyopportunities for future development, which could add to theattractiveness of the City Centre as location for residents,businesses and visitors.

Figure 39. Key development sites.


2. A rationale for WolverhamptonOverview and summary of key issues

2.81 The contextual issues outlined above demonstrate therole which Wolverhampton currently performs with the regionand sub-region. They demonstrate that, although there are anumber of issues and challenges to be addressed, the city has anumber of strengths, and that there are already a number ofexciting projects either underway or in the pipeline.

2.82 Our Strategy proposals aim to respond to thesechallenges and to build upon the momentum and success beinggenerated by current projects in a number of ways, includingthe following:

- Promoting the creation of a more attractive and distinctiveCity Centre environment, which will be more attractive toinvestors, developers, occupiers, visitors and new andexisting residents;

- Proposals to bring forward new development (andattendant economic activity) on vacant or under-used sites;

- Proposals for new, high quality residential development;

- Proposals for new commercial and other land uses, whichwill stimulate new activity outside Wolverhampton'straditional industrial/manufacturing base;

- An enhancement of the city's evening economy;

- The creation of a distinctive new identity for the city whichwill foster new investment and differentiateWolverhampton from its Black Country/West Midlandscompetitors;

- Proposals to capitalise upon Wolverhampton's locationaladvantages, by improving accessibility and connectivity bothwithin and beyond the city itself; and

- Specific proposals to speed the regeneration of theCanalside Quarter.

2.83 Before presenting our specific projects and proposals,we first outline our vision for Wolverhampton, in the followingsection.

Figure 41. The market

Figure 42. Victoria basin

Figure 40. Molineux football stadium




A vision for Wolverhampton

2.84 Wolverhampton has fought hard to achieve its citystatus. The city displays many of the features which would beassociated with any 'typical' city in the United Kingdom, as anadministrative and cultural centre, with a vibrant diversecommunity, a centre for retail and leisure, and a focus for awide range of services, including education and health services.

2.85 It is clear from our analysis, and from our programmeof consultation, that, in addition to its successes and strengths,Wolverhampton - like any modern city - faces a number ofchallenges. Central to addressing these challenges is thedevelopment of a strong vision for Wolverhampton to focusand guide development, engage local stakeholders, and act as acatalyst for investment. This vision must focus on enhancingand developing Wolverhampton's existing strengths, whilstadding new attractions and facilities to create a first class urbanenvironment, which can assist the city in becoming the premierdestination in the sub-region.

2.86 Therefore, in preparing this Strategy and Action Plan,our intention is not merely to address the individual issues andconcerns which we have identified through our own research,and through our programme of consultation, but also to ensurethat the cumulative effect of these proposals is to assistWolverhampton in fulfilling its new city status and to enable itto display the full range of characteristics of a modern andmature urban location for the 21st century. It is unlikely thatthis transformation will be achieved overnight, but then itshould be remembered that many of the country's more'mature' cities have enjoyed the benefits and prestige of citystatus for tens, if not hundreds, of years.

2.87 In many respects, these are the issues which othercities, such as Glasgow (with its 'Glasgow's Miles Better'campaign), Birmingham (which has long enjoyed the status of

England's 'second' city, but which has traditionally had anunderperforming retail/leisure sector and an undistinguishedquality of urban design), and others have had to wrestle with.Similarly, centres such as Barnsley (which is seeking to 'reinvent'itself along the lines of an Italian hilltop town) and Warrington,which has invested in a world-class public realm, are nowseeking to address similar issues.

2.88 The vision for Wolverhampton is set out below:

2.89 The vision for the regeneration of the city is tobuild upon its proud heritage, its spirit ofcompetitiveness and innovation, its moderninfrastructure, and the strength and character of ispeople and take its place as a principal city on theregional, national, and international stage.

2.90 Specific elements of this vision are as follows:

- Wolverhampton will be a city which enjoys improvedaccess by a range of means of transport, together with amuch improved pedestrian environment and pedestrianaccessibility.The accessibility issues created by the 'collar' ofthe Ring Road will be addressed by a number of new gradeseparated pedestrian crossings, together with a muchimproved bridge link between the railway station and theCity Centre, and environmental and safety improvements tothe Ring Road subways. Public transport facilities will besignificantly enhanced via the Station Interchange scheme(involving both rail, bus and metro modes), improvementsto the railway station itself, and the provision of the CityCentre Metro Loop and Five W's Metro Extension. Busservices will be significantly improved via a number ofmeasures including redevelopment of the existing BusStation.

Pedestrians, in particular, will benefit from enhanced links


Figure 45. St Peter’s gardens

Figure 43. St Peter’s church

2. A rationale for Wolverhamptonwith the City Centre and a pedestrian signage strategy, aswell as enhancement of the Dudley Street Pedestrian Zoneand pedestrianisation of Queen Street/PrincesStreet/Market Street, and via improvements to ClevelandStreet as a result of the Retail Core Expansion.The city willalso benefit from enhanced cycle facilities.

- Wolverhampton will enjoy the benefits of a first class publicrealm which complements its strong historic fabric and ischaracterised by high quality materials and modern, robuststreet furniture, creative lighting and signage, and a networkof vibrant, well used public spaces able to attract newinvestment to strengthen the local economy.The city will bea pleasant and attractive place in which to shop, work, andlive, in which people will wish to relax and spend time.Wolverhampton's public realm will be commensurate withits status as the premier destination within the sub-region.

In particular, the Canalside Quarter will be transformedinto an attractive waterside location, with the benefits beingenjoyed by both local residents and businesses, and also bythose who simply wish to enjoy its particular ambience, aswell as its industrial and canalside heritage.

- Within the next 5-10 years,Wolverhampton will have seensubstantial levels of high quality residential development ona number of key sites within - and in close proximity to -the City Centre. Locations such as the former RoyalHospital site and the Canalside Quarter will supportsuccessful, vibrant residential communities with aconsiderable degree of diversity, in terms of their tenureand residents. In addition to high quality apartments forsingle people and couples, there will be new family housing,sheltered housing and student accommodation. Much ofthis will be affordable.Wolverhampton will be perceived asan attractive location, in which people will choose to live.Many of the new developments will display a very high

quality of architecture and urban design and will beidentified - on a regional or national basis - as examples ofgood practice in areas such as the creation of high densityfamily housing, sustainable development, and the use of newor innovative design and technology. Much of this newdevelopment will be of a relatively high density. Residentswill enjoy a good quality of life and proximity to a range ofservices.

This new residential development will be highly accessible,and will benefit from both proximity to the City Centre andfrom the availability of a choice of means of transport, aswell as safe, high quality pedestrian routes. Thesecharacteristics will also be shared by regenerated areas ofexisting housing - in particular, the All Saints area, which willhave shrugged off the negative perceptions from which ithas suffered in the past.

- Wolverhampton will have a thriving cultural life whichdraws people to the City Centre, celebratesWolverhampton's diverse communities, and provides thebasis for an attractive and unique leisure experience.Building on its current cultural attractions,Wolverhamptonwill develop a calendar of festivals and special events whichwill support and strengthen its permanent culturalattractions. Major new attractions will boost the city'simage and attract new customers from across the UK.

- Wolverhampton will also have emerged as a 'destination ofchoice' for a range of high value added businesses,particularly within a core group of business clusters. Thecity will be known for its innovation, the quality of itseducational and business support services, and its skilledand flexible workforce. Businesses will also benefit fromWolverhampton's improved accessibility, high quality ofhousing available, and its diverse city centre offer.

Figure 47. Improved public spaces (indicative)

Figure 48. Improved canalside quarter (indicative)

Figure 46. Improved ring road crossings (indicative)




The Canalside Quarter, in particular, will have emerged as avibrant location for offices, particularly small and mediumsized office suites for new and growing businesses and alsolive/work facilities. The city will benefit from a newcultural/conference centre and from improved hotelprovision. The landmark Springfield Brewery will be alivewith a creative 'buzz' arising from its range of micro-businesses, business support facilities, and flexible spaces forfacilities such as specialist retailing.

- Wolverhampton will also enjoy the benefits of a significantlyimproved City Centre retail offer, focused upon the RetailCore Expansion, together with the Mander and WulfrunCentres, and the city's vibrant markets. This newdevelopment, and the influx of new City Centre residentswill have brought with it a range of new leisure facilities,including new places to eat and drink, resulting in a vibrantand varied evening economy, which will be attractive to thecommunity as a whole.

2.91 The proposals contained within the remainder of thisreport aim to deliver this vision.

Figure 50. The new Market Square development

Figure 51. St Peter’s Square


3. Key themes to deliver the visionAN URBAN PUBLIC REALM

ACCESSIBILITY AND TRANSPORT

LIVING IN THE CITY

A CULTURAL EXPERIENCE

A PROSPERING ECONOMY


3. Key themes to deliver the vision


Introduction

3.1 The following key themes for the WolverhamptonCity Centre Strategy and Action Plan have been suggested toprovide the framework for delivering the vision set out above,reflecting the range of issues and priorities emerging from ourresearch and consultation. The themes are designed to enablea comprehensive and integrated approach to be taken to theregeneration of the City Centre, as well as to provide a robust,practical and deliverable focus for action.

3.2 Our key aim is to help Wolverhampton to build uponits newly-won city status and to grow into a mature andmodern city. The suggested programme of action will enableWolverhampton to become the premier city in the sub-regionand to display all the characteristics of vitality, density,innovation, and economic prosperity which should characterisea mature and modern city of the 21st century.

3.3 Although many of the projects suggested in theStrategy relate to specific themes, it is important that they areconsidered strategically, within the context of the overall visionfor the City Centre, which seeks to enhance Wolverhampton'sidentity and to create a distinct role for the city within theWest Midlands.

3.4 The themes - and the individual projects - aretherefore intended to contribute to a single, overarching theme- that of 'a prospering economy and cultural diversity forWolverhampton'. Although the individual projects cover a verybroad range of initiatives, they all have the capacity tocontribute, in varying ways, to ensuring that Wolverhampton isa vibrant and prosperous city and a 'location of choice' forbusiness. The proposals also aim to ensure thatWolverhampton is an attractive location for residents,workers,and visitors alike. For example, proposals to enhance the CityCentre's accessibility will naturally benefit local residents, and

those wishing to visit the City Centre. However, by ensuringthat the City Centre becomes a more convenient andenjoyable location to visit, they also help to change perceptionsof the city and to create the necessary preconditions andclimate for additional investment and development. Therefore,the projects and the individual themes need to be understoodas part of a coherent whole, rather than as individual projectswhich have been developed in isolation.

3.5 Similarly, it will be helpful to understand these projectsin the context of the 'City of Quarters' approach advocatedwithin the Wolverhampton UDP. This is an approach which wehave referred to in Section 2 above. Our proposals areintended to build upon the successes already being achievedwithin these individual 'Quarters' and to respect and enhancetheir individual identities. At the same time, the themes - andmany of the associated projects - transcend the boundaries ofindividual sites and the individual Quarters, in order to ensurethe comprehensive and integrated approach to developmentand regeneration referred to above.

3.6 We have identified the following five key themes,which encompass all of our suggested major projects withinWolverhampton City Centre:

- An urban public realm - Wolverhampton is a new city,and the public realm represents a major opportunity todemonstrate that it is maturing into this new role.Wolverhampton will benefit from a city-wide approach tostreetscape improvements, using modern attractivematerials and creative art and lighting to emphasis the city'suniqueness and provide an exciting experience for residentsand visitors.

- Accessibility and transport - Wolverhampton CityCentre will be a convenient, accessible centre, which iswelcoming to all residents and visitors. All areas of the City

Figure 53. Urban public realm (indicative)

Figure 52.Accessibility (indicative)

3. Key themes to deliver the visionCentre will be legibly connected by attractive streets andpublic spaces. The Ring Road will become less of a barrierthrough the provision of improvements to pedestrian andcycle facilities.

Wherever possible, the City Centre will encourage the useof alternative means of transport to the private car,including walking, cycling and public transport.

- Living in the city - Wolverhampton City Centre isbenefiting from a growing residential community. The citywill foster and encourage appropriate residentialdevelopments and ensure that they are able to flourish intomature communities, able to enjoy a range of local servicesand facilities and a balanced evening economy.

- A cultural experience - Wolverhampton has a diversecommunity to be celebrated and supported. The city alsobenefits from strong cultural attractions, including the ArtGallery, the Light House Cinema, the Grand Theatre, andthe Civic and Wulfrun Halls. Wolverhampton will develop arich cultural life for all to enjoy, supporting the existingcultural attractions and developing an exciting programmeof festivals and events, including a new cultural festival.

- A prospering economy - Wolverhampton is strategicallylocated as the largest settlement in the Black Country. Thecity is ideally placed to benefit from a range of economicopportunities as the regional economy develops, providingjobs for local people and enabling Wolverhampton toprosper.

Sustainability and equality

3.7 At the detailed implementation stage it will beimportant to assess the sustainability and equality of theindividual projects associated with the five key themes. As far

as possible, all of the projects should be implemented in amanner which maximizes their sustainability and equalitybenefits, and which contributes to the aim of ensuring thatdelivery of regeneration across Wolverhampton on a city-widebasis can become an exemplar project in this respect. Clearly,the issues of "sustainability and equality", and the meanswhereby they are measured, will vary according to the natureof the individual project proposed. For example, whereas manyof the accessibility and transport proposals will make a directcontribution to sustainability, via improving public transportfacilities, other projects will need to take account ofsustainability in other ways e.g. through the use of appropriateconstruction techniques.

Figure 56.A prospering economy (indicative)

Figure 55.A cultural experience (indicative)

Figure 54. Living in the city (indicative)




An urban public realm

3.8 Wolverhampton's public realm provides one of themajor opportunities to enhance the city's identity, to providean exciting and engaging visitor experience, and to make thecity centre a comfortable, convenient, and accessible locationfor everyone. The public realm provides a setting forWolverhampton's fine historic fabric, key connections betweendifferent parts of the city, and open spaces in which people canrelax and linger. Improvements to the public realm can helpWolverhampton to mature into its new City Centre identity,foster civic pride and help to attract new private sectorinvestment. In addition, the treatment of the public realm canhelp to reinforce the separate identities of Wolverhampton'sdistinct urban quarters, within the context of a unified whole.The challenge for Wolverhampton is to develop an innovativeand creative approach to public realm improvements, whileremaining robust, simple, and easy to maintain.

3.9 The recent restoration of St Peter's Gardens inWolverhampton is an example of good practice, creating avibrant, attractive public space in the heart of the City Centre.In order to further build on this success, we have set out belowa number of projects which are designed to improve the qualityof the public realm throughout the City Centre, with aparticular focus on key areas. The projects under this themeaim to address the following issues:

- The need to create a modern retail environment inWolverhampton, which is attractive to shoppers and canhelp to attract new retail investment. Dudley Street will bea particular focus for modernising the public realm andremoving clutter.

- The relative absence of public green space in the CityCentre, and of high quality public spaces in which visitors tothe City Centre can rest and linger. The action plan

therefore presents a public spaces strategy, to deliver newpublic spaces, improve the quality of existing public spaces,and to maximise the benefits of green spaces in the citycentre.

- The identity of a city can be enhanced by the use ofcarefully chosen materials in the public realm. These neednot be expensive, or elaborate, but should be simple,robust, and easy to maintain. The strategy presents apalette of potential materials for use in WolverhamptonCity Centre, including street furniture.

Projects

i) Wolverhampton streetscape strategy

3.10 The Wolverhampton streetscape strategy documentwill be a strategic manual to guide streetscape improvementand maintenance across the City Centre. The manual willenable a cohesive approach to be adopted to all streetscapeprojects, and should be based on examples of good practicefrom elsewhere such as Streets for All, the London StreetscapeManual, or the Brixton Streetscape Manual, all of which havehelped to deliver significant improvements in the quality of thepublic realm in their respective areas.

3.11 The streetscape manual would contain the coreprinciples for public space design across Wolverhampton CityCentre, which would include the following:

- The design of the public spaces should be simple anduncluttered, respecting the symmetry of the space, andproviding maximum opportunities for free pedestrianmovement.

- The palette of materials used should be limited andcarefully coordinated.

Figure 57. Improved public realm (indicative)


Figure 58. High quality public space


- The materials should be easy to source, to enableappropriate maintenance and replacement over time.

- The materials and street furniture should complement thearchitectural context.

- Important streets and public spaces should benefit fromhigher quality designs and creative interventions such aspublic art or innovative lighting.

- There should be a clear hierarchy of streets and publicspaces in Wolverhampton highlighting major public spacesof strategic importance.

- An exciting, modern palette of materials should be usedacross the city centre, relating to the hierarchy of publicspaces, with robust, simple, less expensive materials forordinary streets and higher specification materials for keypublic spaces.

- A public art strategy should be developed detailing practicalinformation on sourcing and working with artists, keyprinciples for ensuring that artistic interventions in the CityCentre are robust and sustainable, and appropriatelocations for artistic intervention.

- A lighting strategy should be prepared setting out principlesfor street lighting, including appropriate light levels andstandards for the design and maintenance of light fittings.The lighting strategy would also include proposals forcreative lighting, indicating the areas of the city centre, suchas the artists' quarter, where this might be appropriate. Inaddition, a list of key buildings in the city centre whichwould benefit from floodlighting would be drawn up,building on the work of the successful 'Out of Darkness'strategy, which is supported by the Arts Lottery Fund.

- A pedestrian signage strategy, which includes bespoke,

modern designs for pedestrian signage, guidance onincreasing the legibility of the City Centre and proposals forthe appropriate location of signage throughout the city.

- In locations throughout the City where important historicstreetscape elements (including lamp posts and 'lucy boxes'remain), these should be retained and incorporated into thestreetscape improvement project, or, where appropriate,relocated to alternative sites in the City.

Careful consideration needs to be given to the need for streetfurniture including seating, litter bins and signage. Thesestreetscape elements need to be appropriately located so thatthey are convenient to encourage use, but also in locationswhich will not serve to obstruct the movement of pedestriansand essential emergency and service vehicles. The design ofstreet furniture must be practical, serviceable andcomplementary to the overall scheme. The importance of localartists and craftspeople in the design of street furniture will beencouraged where practicable.

3.12 The following pages set out suggested materials andexamples of pedestrian signage which might be appropriate forWolverhampton. In addition to this palette, we have suggesteda number of ways in which special quarters of the City Centreand key routes could be enhanced and their identitiesstrengthened:

- The Artists' Quarter would benefit from the creative use ofstreet lighting, perhaps through colour lights inset into thepavements, to create an atmosphere of magic, and a stronglocal identity.

- The Canalside Quarter would benefit from a stronginterpretation strategy, based on the pedestrian signagestrategy for the City Centre as a whole but communicatingclearly the history of the area and the key destinationswithin it.



Surface materials

- Definition of public spaces and route- Shared pedestrian and vehicle access- Quality of appearance and detail- Durability and suitability of use- Ease of construction and maintenance- Long term availability- Smooth surface for those with mobility problems

Benches and seating

- Integrated design vocabulary and materials- Purpose made elements- Opportunity for integration of public art- Robust materials and details which will resist

vandalism and misuse- Comfort and ease of maintenance

Lighting

- Required lux levels and colour temperature forhighways and public spaces to help ensure publicsafety at night

- Minimise light pollution- Ease of maintenance and whole-life cost- Robust materials and details- Incorporation of different lighting effects for

different areas of the city

Signage design and identity

- Custom designed to meet the criteria for streetfurniture

- Possibility of integrating commercial sponsorship- Integration of innovative technologies and

communication- Robust and easy to maintain- Modular systems which are easy to keep up to date

3. Key themes to deliver the visionTrees and landscaping

- Choice of species suitable for urban locations- Used to help define public spaces- Implications for existing lighting,

underground services, and CCTV- Protection and resistance to vandalism- Maintenance requirements- Soft green spaces for relaxation and play

Public art

- Encourage increasing awareness of city and itsbuildings, particularly through the ‘Out ofDarkness’ lighting project

- Acts as landmarks in key locations- Involve local artists and community- Reflect the social and industrial history of

Wolverhampton- include locations for temporary installations

Bollards and bins

- Robust to withstand knocks and vandalism- Easy to clean and maintain- Bins need to be easy to use and to empty- Possible segregation of rubbish for recycling- Incorporation of lighting/high visibility elements

into bollards

Public structures

- Custom designed to meet criteria for streetfurniture and public buildings

- Durable and resistant to vandalism- Incorporation of lighting and CCTV- Possible incorporation of information points

and/or commercial sponsorship


- The Learning Quarter could be enhanced by creativebanners throughout it, generating a unified identity andhelping to advertise the range of opportunities which areavailable for lifelong learning.

- St John's Urban Village could be enhanced with public artand attractive seating in a completed St John's Square.

ii) Dudley Street improvement project

3.13 One particularly important and exciting opportunitywithin the streetscape palette/urban design strategy forWolverhampton is the Dudley Street improvement project.Dudley Street is the primary shopping street inWolverhampton, and it provides a direct link from the civiccore of the city to the learning quarter, St John's Urban Village,and the retail core expansion area. It is also one of the fewpedestrianised streets in the city and is extremely busy atweekends and during week-day lunchtimes. Together with StPeter's Square and Queens Square,Dudley Street should be theshowcase for the city. In addition, the creation of a first classstreet environment in Dudley Street would help to attract newinvestment to the area, strengthening the retail offer andsupporting improvements such as the Mander Centrerefurbishment and the retail core expansion. Dudley Streetwould benefit from a major streetscape improvement project,designed to create a new, modern street identity andencourage inward investment.

Materials

3.14 New paving should be selected on the basis of itsquality, simplicity, durability and wide availability, with genericmaterials such as granite or sandstone favoured overmanufactured products which may be discontinued.



Figure 59. Dudley Street improvement project (indicative)


Figure 60. Proposal for Victoria Basin (indicative)


Street furniture

3.15 New street furniture should be chosen from theoverall palette of materials prepared for the City Centre, butshould use the bolder elements and seek to emphasise theimportance of Dudley Street as a major shopping street.Lighting should be consistent along the street, with tall elegant,modern lamp columns providing a sense of vertical scale.Benches and other furniture should be positioned so that theydo not impact on the vehicle tracking zone, but may be used inkey locations to define the boundary of the vehicle carriagewayand protect pedestrians. Well designed banners can be usedcreatively in a few well chosen locations, to advertise the retailoffer or special events in the city centre, as well as to addcolour and movement.

Planting

3.16 Tree planting along Dudley Street will soften thelandscape, help to create good air quality, add vertical scale tothe street, and set a continuous rhythm. A single consistent lineof trees should be used, following the line of the kerb along thestreet.

Kiosks

3.17 Dudley Street currently has a number of streettraders operating from kiosks. It is recommended that highquality, bespoke kiosks are designed for these traders, toimprove the visual impression of stalls, whilst retaining thevitality that they bring to the street. Alternatively it may bepossible to remove the kiosks altogether.

iii) Canalside Quarter improvement project

3.18 The Canalside Quarter presents a major opportunityto create a vibrant new urban quarter, maximising the use ofthe canalside to create an attractive environment for a variety

of residential, office, and leisure uses. It is proposed that theredevelopment of the canalside is brought forward by apartnership involving landowners and developers, working withthe Council to deliver a coherent masterplan for the area.

3.19 Alongside the development and refurbishment ofbuildings within the Canalside Quarter, high quality, innovativeimprovements to the public realm will be extremely importantin helping to create a sense of cohesion throughout the area,inviting people to enjoy the waterfront, making the area anattractive place in which to live and work, and improving safetyand security. We therefore propose a number of public realmimprovements, which are set out below.

iv) Victoria Basin

3.20 It is proposed that Victoria Basin should be revived tobecome the heart of the Canalside Quarter, providing a newurban park, attractive canalside walkway, and the focus for anumber of different leisure activities such as A3 uses.Improvements should include new landscaping, paving andlighting. The addition of new development, incorporatingresidential uses, would provide passive surveillance in the areathroughout the day and evening, helping to improve safety.Development proposals for this site would need to be of a highquality of design, enhance the open space and improvepedestrian and cycle links across the ring road. The publicwould need to be consulted on the future of this important citycentre open space. It is anticipated that the development ofthis area would be the subject of a Development Brief.

v) Canalside Quarter interpretation strategy

3.21 It is recommended that an interpretation strategy isdeveloped and installed for the Canalside Quarter, improvingthe legibility of the area and inviting people into it. Theinterpretation strategy should highlight the major attractionsand areas of activity in the Canalside Quarter, and also



interpret the area's rich industrial heritage. It should alsoprovide a consistent theme and visual continuity throughoutthe area.

vi) Canalside Quarter lighting strategy

3.22 The Canalside Quarter would benefit from betterstreet lighting, to encourage perceptions of safety and toincrease the attractiveness of the area as a place to work andlive. It is suggested that a lighting strategy for the area shouldbe developed which incorporates street lighting and the lightingof key historic buildings, to emphasise their importance withinthe area.

vii) Canalside Quarter key development opportunities

3.23 There are a number of significant developmentopportunities within the Canalside Quarter, which wouldbenefit from being taken forward by a single partnershipvehicle, proposals for which are set out elsewhere in thisreport. The key opportunities are highlighted in figure 62, andinclude an opportunity to develop a new culturalcentre/conference centre, combined with hotelaccommodation on the Springfield Brewery site, a number ofoptions for positive development on the Low Level Station site,including a transport museum, mini-Eden project, cyclemuseum, and activity centre, and opportunities for residentialand office development in close proximity to the station. Theseproposals are discussed in greater detail in the 'Culturalexperience' section of the report.

viii) Urban public and green spaces strategy

3.24 Public spaces within Wolverhampton have anexceptionally important role, particularly within the context ofthe city's distinct urban quarters, providing the anchors forthese centres of activity, providing resting places for shoppersand visitors, and tranquil spaces which encourage people to

spend longer in the city centre. In addition,Wolverhampton'spublic spaces have a key potential role as the locations for anexpanded programme of festivals and events to encourage amore diverse range of people into the City Centre, particularlyat night. It is suggested that a strategy is implemented forimproving Wolverhampton's public spaces, in accordance withthe streetscape strategy. Following a model pioneered inBarcelona, which identified 100 key public spaces forimprovement, transforming the city, we have identified eightstrategic locations for public space improvements inWolverhampton, each of which has a clear economic rationale,in terms of attracting new investment, enabling development, orenhancing linkages. These proposals are set out below:

Key aims for public spaces in Wolverhampton

3.25 Wolverhampton's public spaces should therefore fulfilthe following aims:

- balance high density urban development, creating breathingspaces in an intensifying urban context;

- improve the setting of important existing buildings,including some of Wolverhampton's fine historic buildings;

- encourage customers and visitors to spend longer in theCity Centre, contributing to the vitality of the retail andleisure sectors in Wolverhampton;

- create valuable amenity space for residents, employees andvisitors, which inspires and delights;

- provide flexible, safe spaces for festivals and events; and

- help to strengthen key links between different parts of thecity.

Figure 61.Vision for the Canalside quarter


Figure 62. Canalside quarter proposals

1

2

3


Key




Key design principles

3.26 A number of principles for designing and developingsuccessful public spaces are set out below, drawn from goodpractice in other locations:

- Space should be clear, simple, and uncluttered. This shouldbe achieved using a consistent and limited selection ofplanting and materials, particularly in small spaces.

- Larger spaces often require elements within them to softenthe landscape, reduce the sense of scale, and providestructure and focus, such as trees, water features, or publicart. Such interventions should be robust and require aminimum of maintenance.

- The layout should respect and reflect the symmetry andaxiality of buildings which enclose them.

- The space should be enclosed by buildings which contain amix of uses and provide activity and passive securitythroughout the day and into the evening.

- The layout should be designed to emphasise the shape ofthe space, rather than simply reflecting the alignment ofvehicle movements. For example, a new square can becreated around an existing carriageway with an appropriatedesign, which emphasises the width of the pedestrian areasflanking the carriageway and gives them priority.

Key public space projects

3.27 We have identified the following public space projectsas central to the future economic success of Wolverhampton,providing a showcase for the city's strong historic fabric,improving pedestrian linkages, creating a strong sense ofidentity, helping to attract new investment, and supporting thecity's expansion and intensification. These public spaces shouldFigure 63. Location plan for key public spaces


3. Key themes to deliver the visionbe a series of 'jewels' throughout the city, each designed to thehighest aspirations, innovative and creative, but robust andtimeless. Attractive, accessible and functional public spacesprovide opportunities for bringing people together acrosssocial, generational and cultural divides. The projects are setout below:

i) 'Cleveland Gardens'

3.28 The likely vacation of the existing Sainsbury's site asthe Raglan Street store is developed provides a potentialopportunity to create a new green square as a setting to thelisted former St George's church, on part of the existing J.Sainsbury site, on the edge of the Learning Quarter. This newspace, Cleveland Gardens would enhance the setting of thelisted church building, strengthen the links between the RoyalHospital site and the city centre and provide the context forthe expansion of the highly successful Learning Quarter.

3.29 Prior to the development of the Ring Road and thede-consecration of the church, St George's sat within a largechurchyard. Historic maps and photographs show this ashaving a long frontage onto Cleveland Road and being quiteheavily planted with trees, several of which still remain. Thisproject would re-establish the gardens between the church andCleveland Road, providing a valuable new public space whichwould greatly enhance the pedestrian link between the RoyalHospital site and the City Centre. If this project were to beelevated it could facilitate a seamless grade separated crossingof the Ring Road.

ii) 'Civic Gardens'

3.30 There may be an opportunity for a significant area ofopen space to be created, as part of a redevelopment of thearea, which recognises the link between St. Peter’s Square andthe university. Such a scheme will depend on resolving theexisting car park use.

3.31 A new formal landscaping design in this location wouldprovide an attractive setting for the Civic Centre and the newuniversity buildings, strengthen the links across the Ring Roadbetween the two halves of the university campus, andstrengthen the links between the Civic Centre and theuniversity.

3.32 Since the recent expansion of the university, theconnection across the Ring Road has become much moresignificant, with Molineux Street effectively forming an internal'high street' linking the many university buildings includingacademic, administrative, and residential uses. The underpassand path alongside the car park represents a weak sectionalong this route, and a loss of continuity, and has the potentialto be greatly enhanced.

3.33 The existing area of car parking adjacent to this spaceserves the Civic Centre and is likely to remain. However, withthe car parking retained in a basement it might represent a longterm development opportunity which would enhance the RingRoad frontage.

iii) A new public square outside the Royal Hospital site

3.34 The Royal Hospital site is one of the areas ofWolverhampton which will be subject to intense developmentover the next few years, and it is extremely important thatpublic space is seen as the anchor of this development,providing the foundation for the development of a sustainableand cohesive new residential community by providing locationsfor people to meet, mix, and move through the area. Thecreation of a new public square outside the main RoyalHospital building would create a focal point for the All Saintsurban quarter, and improve the setting of the listed formerhospital building, encouraging inward investment.

Figure 64. Proposal for Cleveland Gardens (indicative)

Figure 65. St. John’s Square

Figure 66. Square in front of the Royal Hospital(indicative)




iv) St John's Urban Village - ‘café square'

3.35 St John's Urban Village has successfully developed as amixed-used quarter in recent years. The area of St John'sUrban Village to the east will shortly be the subject of majorredevelopment as the retail core expansion area is broughtforward. There is an opportunity within this development tocreate a focal point for this area, which can be used as arelaxation space for shoppers and strengthen the link betweenthe existing retail core and the new facilities. This space shouldcontain cafés and restaurants to encourage people to stay, aswell as to help to diversify the evening economy. It might alsoprovide a small performance space. A good practice model toexamine in relation to this space is St Christopher's Place inLondon.

3.36 The new space should be located off a new routelinking Bond Street with the entrance to the Wulfrun Centre.It should also be intimate in scale and open only to pedestriantraffic, permitting the ground floor uses to spill out into thespace. A mixture of uses should occupy the upper floors ofbuildings looking into the space, including residential useswhich will provide a level of passive security into the eveningand at night.

v) Villiers Square

3.37 The development of the retail core expansion areawill encourage people to move south from the existingshopping area into St John's Urban Village, with its more mixedcharacter. During shopping hours, most people would chooseto walk through the Wulfrun Centre, following the original lineof Dudley Street. However, once the centre is closed, they areforced to seek an alternative route along Garrick Street, whichhas narrow pavements and a lack of active frontage, making itunattractive. Given that St John's Urban Village is growing as aresidential area, and in the context of the new Markets

Figure 67. Cafe Square, St John’s Urban Village (indicative)

Figure 68. Jazz evening in St Christopher’s Place, London

3. Key themes to deliver the visiondevelopment, and J. Sainsbury's proposed development atRaglan Street, the importance of this connection will grow, andthere is an opportunity to create an attractive public space, tostrengthen the linkages.

3.38 The new public square would be on the site of thehistoric Villiers Square and would reinstate the form of thisspace, within the constraints of subsequent development andremaining open to traffic. A number of environmentalimprovements would be necessary to reduce the impact oftraffic in this space, and pavements could be widened,incorporating planting and seating. The development of thesouthwest side of the square should focus on creating highlevels of activity at ground level, creating an attractivedestination and the gateway into the new shopping area fromthe west. In addition, the new space would reinforce theimportance of the Cleveland Street link to the All Saints area ofthe city.

vi) St Peter's Square

3.39 At present St Peter's square mainly acts as athoroughfare to the Civic Centre, but it also creates animportant setting for the impressive west elevation of StPeter's Church. Given that it has few active uses fronting ontoit, the square can at times feel devoid of activity, and offers littleincentive for people to linger.

3.40 St Peter's Square would benefit from sensitiveremodelling, reducing the amount of clutter and creating newactive frontages on the south side of the square with uses suchas cafés and news stands. A central public art interventionwould provide a focal point for the space and create a sense ofexcitement, encouraging people to linger in the square. Theremodelled square would fulfil its natural status as the primarycivic space in Wolverhampton and improve the setting of StPeter's church, fostering higher levels of activity in the space

during the day and improving safety.

vii) St John's Square

3.41 St John's Square is the heart of St John's Urban Village,and is an extremely high profile space within Wolverhampton,which is currently under-used. In part, this is due to thesquare's lack of enclosure and intimacy, resulting from the lossof the southern side of the square during the construction ofthe Ring Road. There is a major opportunity to restore StJohn's Square to a successful, fully functioning space, byreinstating the southern side of the square. This wouldimprove the setting of St John's Church and create a sense ofenclosure. In addition to this new building, there may also beopportunities to enhance or replace a number of the post-warbuildings on the western side of the square, to restore thevertical rhythm of the square. It is recommended that a designguide is prepared to facilitate this process and to ensure thatany natural replacement is undertaken appropriately.

3.42 These proposals would necessitate the partialrealignment of the Ring Road.

viii) The Market Square

3.43 The Market Square is an important public space inWolverhampton City Centre, benefiting from the recentMarket development which provides positive activity along itsedge, and a new residential community living in the heart of theCity Centre. This space also presents an opportunity for awider range of activities to be accommodated within the CityCentre, particularly at times of the week when the market isnot operational. Special events, such as a winter ice rink couldbe incorporated, which would help to bring people (andespecially families) into the City Centre.

Figure 69. Proposal for St Peter’s Square(indicative)




Public Toilet Provision

3.44 Wolverhampton City Council is to undertake a reviewof public toilet provision within the City Centre. This reviewwill help to ensure adequate provision of high quality facilitieswithin the City Centre, to the benefit of all City Centre users.Molineux Hotel proposals

3.45 The Molineux Hotel is an eighteenth century house,which was converted to a hotel in the mid-Victorian period. Ithas been redundant since 1979. Despite arson attacks, manychanges of ownership, and two applications for demolition, theenergy of local campaigners has ensured that work is nowunderway to stabilize the structure, supported by funding fromAdvantage West Midlands, the City Council and EnglishHeritage.

Air Quality Management Area

3.46 There are clear links between air quality and quality oflife. To meet the Council's statutory obligations in relation toimproving air quality, the whole City has been declared an AirQuality Management Area. A cross service working group ispreparing an Air Quality Action Plan to introduce measures forimproving air quality. Traffic is the most significant source ofpollutants, therefore the Action Plan will have emphasis ontraffic management and in particular the reduction of vehicleuse within the City by promoting the use of sustainabletransport modes. The Air Quality Action Plan will contain anumber of "hard" measures, those relating to transportinfrastructure, and "soft" measures, those aimed at changinghow and when citizens travel. These measures are likely toinclude traffic management schemes, public transportimprovements, "low emission zones" (hard measures) andgreen travel plans, travel awareness campaigns, walking andcycling initiatives (soft measures). The Air Quality Action Planis expected to be published towards the end of 2005. The

Council will continue to review and monitor air quality in theCity regularly as part of this commitment.

Summary

3.47 In summary, our vision is that Wolverhampton willhave a first class public realm to complement its strong historicfabric, characterised by high quality materials and modern,robust street furniture, creative lighting and signage, and anetwork of vibrant, well-used public spaces, able to attract newinvestment and strengthen the local economy. In addition,Wolverhampton will have a thriving Canalside Quarter, with adiverse residential population, a range of local amenities, and anattractive leisure offer. Wolverhampton's public realm will becommensurate with its role as Britain's Millennium City.

Figure 70. Proposal for Villiers Square (indicative)

Figure 71. Proposal to reinstate St John’s Square(indicative)

3. Key themes to deliver the visionTable 1. An urban public realm

Lead promoter Partners Cost estimate (where appropriate) Timescale Link to reviseddeposit UDP

UP1 Wolverhampton streetscape strategy WCC DevelopersWolverhampton City Centre Company

- Short Chapters 4 and 5, CC4

UP2 Dudley Street improvement project WCC Dudley Street retailersWolverhampton City Centre Company

£692,250 Short D5,AM9, CC4

UP3 Canalside Quarter improvement project WCC British WaterwaysDevelopersAWM

- Medium HE22, CC12

UP4 Victoria Basin development WCC British WaterwaysDevelopers

£286,450 Medium HE22, CC12

UP5 Canalside Quarter interpretation strategy WCC British WaterwaysDevelopersWolverhampton City Centre Company

£50,000 Medium HE22, CC12

UP6 Canalside Quarter lighting strategy WCC British WaterwaysDevelopersWolverhampton City Centre Company

£550,000 Medium HE22, CC12

UP7 Cleveland Gardens WCC Developers £722,740 Long CC4

UP8 University Gardens WCC University of Wolverhampton £750,600 Long CC4

UP9 A new public square outside the Royal hospital WCC DevelopersHotel operator

£543,950 Long CC4

UP10 St John’s Urban Village cafe square WCC St John’s Urban Village BoardDevelopers

£334,370 Medium CC4, CC9

UP11 Villiers Square WCC St John’s Urban Village BoardDevelopers

£410,270 Medium CC4

UP12 St Peter’s Square WCC St Peter’s Church £756,100 Medium CC4

UP13 St John’s Square WCC St John’s Urban Village BoardDevelopers

£1,121,500 Long CC4

Note: This schedule has been prepared to be read in conjunction with the Strategy and Action Plan dated February 2004. The costs above are indicative only and are at fourthquarter 2003 levels.Exclusions: Land acquisition and planning costs. Remediation of contaminated land. Services diversions. New Inspection covers and gullies. Road closures and pedestrian/trafficdiversions during works.Works to adjacent buildings.Traffic calming measures. Inflation.VAT. Contingencies. Design development costs. Management and consultants' fees.



Accessibility and Transport

3.48 A range of improvements is required - across allmodes of transport - in order to ensure Wolverhamptonbenefits from a high degree of accessibility and ease ofmovement within and across the city. Some of the projects setout below are already underway, or are being progressedtowards implementation, while others are new proposalsarising from our ongoing analysis.

A particular aim of these improvements is to encourage theuse of alternative means of transport to the private car,including walking, cycling and public transport, in line with theobjectives of Central Government, and with attendantsustainability benefits.

Improvements to Wolverhampton railway station

3.49 A programme of improvements is being developed byNetwork Rail,Virgin Trains, and the City Council at the railwaystation, to enhance the facility and restore its status as a keygateway to the City Centre.These improvements are as follows:

- Station Interchange Scheme, including the provision ofenabling works for the 5W's Metro route;

- Redevelopment of the Railway Station buildings;

- Provision of an additional platform to increase capacitythrough the station; and

- Refurbishment of the subway between the railway stationand Low Level station.

These four elements are discussed individually below.

Station Interchange Scheme

3.50 The Station Interchange proposal is a multi-dimensional project that consists of the following elements:

- New highway infrastructure to improve access to therailway station;

- Enabling works for the proposed 5W's Midland Metroroute;

- Multi-modal interchange facilities to integrate bus, rail,Metro, pedestrians, cyclists, and taxi users;

- Provision of additional car parking capacity at the existingmulti-storey facility;

- New infrastructure within the railway station environs(passenger terminal building, additional platform capacity);

- Redevelopment of the existing bus station; and

- A state of the art public information system, covering allelements of the interchange scheme.

3.51 Whilst each part of the scheme is capable of beingdelivered on a stand-alone basis, it is the City Council'sintention to bring them forward as a package of measures inorder to maximise the overall benefits that each elementwould bring. The Station Interchange Scheme is a key facet ofthe overall plans for enhancing the overall accessibility of theCanalside Quarter of the city.

3.52 In terms of timescale, the Station Interchange projectis envisaged to be brought forward within the next five years ata cost of £15m.

3.53 Local Transport Plan funding has been allocated for


Figure 72. Station interchange proposals

the scheme subject to the completion of the necessarystatutory procedures. Outline planning consent has beengranted for the scheme, and a Compulsory Purchase Order hasbeen made in respect of the land required for the proposedworks.

Redevelopment of the Railway Station buildings

3.54 It is clear that the current form and status ofWolverhampton railway station does not fit with its role as akey gateway to the city. The proposals currently beingdeveloped by Network Rail,Virgin Trains, and the City Councilwill complement and build on the improvements that will resultfrom the Station Interchange Scheme.The source of funding forthese improvements in the process of being identified.

Provision of an additional platform

3.55 Work has now commenced on the provision of anadditional platform at the railway station. The scheme, which issupported by the SRA, Virgin Trains, Centro, and the CityCouncil, will assist rail operations in the Wolverhampton areaby providing additional capacity in the already congestedWolverhampton - Birmingham - Coventry corridor.

Refurbishment of the subway

3.56 Contractors working on behalf of Network Rail haverecently completed the refurbishment of the station subway.This has provided a substantial upgrade to what is a key linkbetween the City Centre/station area and the CanalsideQuarter. This is particularly important in the light of the limitedopportunities that exist to improve the connectivity of the CityCentre and the redevelopment sites to the east of the railwayline/canal.

Redevelopment of the bus station

3.57 Centro is currently in the process of developingoptions for the redevelopment of Wolverhampton bus station.The City Council is a key stakeholder in this project, given:

- The interaction of the bus station with the City Centre,including the proposed pedestrianisation of Queen Street;

- The interaction of the bus station with the StationInterchange Scheme, not least in its role as acomplementary gateway to the city; and

- The potential interaction between the bus station and thecity centre Metro loop.

Implementation of a Boulevard Strategy for the RingRoad

3.58 In transportation terms, the Ring Road works well indistributing traffic around the City Centre, and has allowed theCity Council to make a number of pedestrian/safetyimprovements within the core central area. In this context, theRing Road is a relatively recent addition to the transportinfrastructure of the city. The following strategy for the RingRoad is therefore proposed to reinforce its importance withinthe fabric of the city centre:

- It is recommended that a comprehensive study of the ringroad environment is undertaken to identify options for thedelivery of improvements. The primary objective of thisstudy should be to identify opportunities to improve viewsacross the Ring Road, to soften its edges through plantingand landscaping, and to improve crossing facilities forpedestrians and cyclists. The study should then informdiscussion and agreement of priority projects, which can beused to attract funding for delivery.


Figure 73. The existing railway station



- In the short term, the City Council will work withdevelopers to identify where improvements can be madefor pedestrians and cyclists to cross the Ring Road at-grade.A new toucan crossing on the Ring Road is to be providedas part of the Raglan Street development. A proposal for afurther crossing in the vicinity of St. Johns Church, betweenthe Penn Road roundabout and Snow Hill is beinginvestigated;

- In terms of a Boulevard Strategy for the Ring Road, theCouncil will focus on environmental and safetyenhancements to the subways on the Ring Road, and theprovision of enhanced facilities for pedestrians and cyclistsat existing at-grade crossing points;

- The Council will continue to identify any opportunities toundertake enhancements to highway capacity at existingintersections on the Ring Road using spare land within thecentral reservations;

- Where development sites exist on either side of the RingRoad, early discussions will be undertaken with the relevantdevelopers to explore opportunities to bridge the RingRoad as part of the development proposal;

- In the short/medium term, the City Council will investigatethe feasibility of lowering the Ring Road, includingconsideration of the impact this would have on existingintersections and side roads; and

- Minor alterations will be made to the configuration of theRing Road in certain circumstances in order toaccommodate development proposals.

Extension of the Metro network

3.59 The key proposals for light rail in relation to the CityCentre principally revolve around the provision of the City

Centre loop utilising Market Street/Princess Street, LichfieldStreet, and Pipers Row, and the 5W's route which calls at therailway station before travelling onto the Wednesfield Road.

3.60 Despite the competition for future Metro routesacross the West Midlands region as a whole, the City Councilwill continue to promote the scheme, particularly in terms ofits contribution towards:

- Improved Metro penetration of the city centre;

- Integration with the Station Interchange Scheme;

- Improved accessibility between the city centre and parts ofthe Canalside Quarter; and

- Potential integration opportunities with the redevelopmentof the bus station.

Brinsford Park and Ride

3.61 A bus and/or rail based Park and Ride facility is beingdeveloped by Staffordshire County Council at Brinsford, nearthe A449/M54 junction to the north of Wolverhampton, and issupported by the City Council. Both Network Rail and Centrohave indicated that there are a number of potential problemsto serving the site by rail, given the current capacity of the line,its intensive usage by both passenger and freight services, andthe interest of train operators to serve the facility. Given theseissues, the rail element of the scheme is being treated as amedium/long term opportunity by the City Council. Theopportunity to serve the site by bus at this stage represents aneasier deliverable compared to the rail option, not least withthe benefits that the A449 Red Route/bus showcase may affordto bus service reliability in this corridor.


Figure 74. Recent Ring Road improvements

Dudley Street Pedestrian Zone Enhancement

3.62 Dudley Street is one of the most important parts ofthe existing retail area in Wolverhampton, and is the locationfor a number of key anchor stores in the city. It also providesan important conduit for access to the Mander and WulfrunCentres. Its current appearance however does not reflect itsstatus and is in need of significant upgrade. The City Councilintends to bring forward an improvement scheme for thepedestrianised area, including the associated side roads. Thesemeasures will complement the proposed pedestrianisation ofQueen Street (between Pipers Row and Market Street/PrincessStreet) to improve the pedestrian linkage between the busstation and the core retail area. The Dudley Streetenhancement will include a rationalisation of street furnitureand will reduce severance and improve safety around QueensSquare. Consideration should be given early in the planning anddesign process to the needs of people with disabilities,particularly with regard to the choice of materials and thelocation of street furniture. The enhancements should ensureease of access for all members of the community, and all newdevelopment should comply with the requirements of theDisability Discrimination Act 1995 and Part M of the BuildingRegulations. It is recommended that disability access interestgroups are consulted at an early stage in the planning process.

Pedestrianisation of Queen Street/PrincessStreet/Market Street

3.63 The City Council is keen to bring forward proposalsfor the pedestrianisation of Queen Street between Pipers Rowand Princess Street/Market Street. This will improve thepedestrian linkage between the rail and bus stations and thecore retail area.

3.64 The City Council also has an aspiration topedestrianise part of Market Street and Princess Street,following the pedestrianisation of Queen Street. This scheme

would complement the proposals for the Metro loop aroundthe City Centre. Consideration should be given early in theplanning and design process to the needs of people withdisabilities, particularly with regard to the choice of materialsand the location of street furniture. The enhancements shouldensure ease of access for all members of the community, and allnew development should comply with the requirements of theDisability Discrimination Act 1995 and Part M of the BuildingRegulations. It is recommended that disability access interestgroups are consulted at an early stage in the planning process.

Pedestrian linkages

3.65 The provision of enhanced pedestrian linkages, eitherwithin the existing urban fabric of the city, or in relation toimproving access to new development sites, is key to therealisation and delivery of the City Centre Strategy and ActionPlan.

3.66 Improvements for both pedestrians and cyclists will beundertaken on all radial routes from the city centre. In termsof pedestrian facilities this will include new/enhancedfootway/footpath provision; new/enhanced traffic lightcontrolled pedestrian crossings; provision of dropped kerbs andtactile paving; pedestrian signing (see below); improved lighting;and provision of pedestrian phases at traffic signal junctions.Cycle improvements will include new on/off-road cycle paths;advanced cycle stop lines at junctions; new/enhanced trafficlight controlled pedestrian/cycle (Toucan) crossings; improvedlinks between areas; signing for cyclists; improved lighting; andimproved cycle parking, in terms of both scale and quality.

Pedestrian signage strategy

3.67 The Pedestrian Signage Study recently undertaken forthe City Council concluded that a city-wide coherent signagesystem is needed, with "gateway" signs on major entry routesand street maps at major arrival points (bus/rail stations etc).


Figure 75. Bilston Street Metro terminus



Pedestrian desire lines should be considered and introducedinto the signage system, with continuity a key factor. The studyrecommended that consideration should also be given to moreadvanced information systems at important locations, utilisingsponsorship if possible to offset costs.

3.68 The improvements set out above will be broughtforward in the short term by the City Council as part of theCity Centre Strategy & Action Plan.

Wolverhampton cycle strategy

3.69 The City Council published its Draft Cycle Strategyfor Consultation in 2003. It is envisaged that the Strategy willplay an important part in achieving the vision for cycling in theWest Midlands as set out in the Local Transport Plan.The CityCouncil wishes to promote cycling as an alternative to the car,especially for short distance local trips, through the provisionof an extensive network of cycle routes and facilities that aresafe, convenient, and attractive.

3.70 Subject to the results of the consultation exercise, anumber of new routes will be implemented in the first fiveyears of the City Centre Strategy & Action Plan. Moregenerally, appropriate consideration will need to be given tocycle issues - including impact on cycle routes and parking -when considering City Centre proposals. Pedestianisationproposals - such as those for Queen Street/PrincessStreet/Market Street - will need to give appropriateconsideration to the needs of cyclists.

Additional proposals

Improvements to highway signage

3.71 Existing signage within the city centre is considered tobe comprehensive, although at certain locations (particularlyon the Ring Road) it would benefit from some rationalisation

to improve clarity, particularly for the casual visitor.

3.72 Signage at key entry points on the highway networkwill be enhanced to reflect their 'gateway' status. This will beparticularly important on the routes that enter the city fromthe motorway network, i.e., M6, M54, and M5.

A449 Red route designation

3.73 The proposed Red Route on the A449 Stafford Roadbetween the City Centre and M54/A449 junction at Fordhouseswas recently approved by the City Council as a DemonstrationRed Route.There are also important links from the Vine Islandalong Wobaston Road to the regionally significant Major andRegional (Employment) Investment Site at Wobaston Road.

Safety

3.74 The completion of the Ring Road has allowed the CityCouncil to make a number of incremental improvements tosafety within the City Centre. Further improvements will bemade at a number of junctions and locations within and aroundthe City Centre as opportunities arise. Measures to furtherenhance the performance of the 20mph zone are currentlybeing considered by the City Council and will be broughtforward in due course.

3.75 As stated earlier, enhancements to the subways on theRing Road will be undertaken, including the provision ofimproved lighting and installation of CCTV.

A449 Bus Showcase

3.76 Under Centro's 20-Year Public Transport Strategy, theA449 Stafford Road is programmed for conversion to a busshowcase corridor by 2011. The City Council intends tomonitor the impact of the Red Route implementation in thiscorridor before progressing proporals for bus showcase.



Coach facilities

3.77 Centro is currently in the process of making a numberof incremental improvements to the bus station, including thewaiting area for National Express passengers and the toilet andcafé facilities in the Queens building. Centro has indicated thatthis work will be completed in 2004.

3.78 The work being undertaken by Centro in relation tothe redesign of the City Council-owned bus station site willincorporate the provision of a dedicated stand for NationalExpress coach services, as per the existing facility. It is assumedthat the existing Faulkland Street coach facility (mainly used forcharter services) will remain in situ in the short/medium term.

Provision of pedestrian facilities at WaterlooRoad/Darlington Street/School Street

3.79 A scheme to improve this junction will be developedin the early years of the City Centre Strategy and Action Planto improve safety for pedestrians and other vulnerable users.

Secure cycle parking

3.80 The Draft Cycle Strategy states that the City Councilwill help provide secure and conveniently located cycle parkingto serve employment, commercial, shopping, and housingdevelopments, as well as key Civic areas/premises in the CityCentre.This commitment will be rolled out as part of the keydevelopment sites in and around the City Centre.

3.81 In terms of civic areas/premises, the City Council willconsider the existing/future secure cycle parking provision atthe bus and train stations, on Dudley Street, in and around theuniversity, the outdoor market, and at the Civic Centre andother City Council properties.

Access for the Disabled

3.82 The implementation of the Disability DiscriminationAct, together with Part M of the Building Regulations, imposesa detailed series of responsibilities in terms of access fordisabled people, which relate to both new and existingpremises. In particular, this means that all new buildings mustcomply to a defined minimum standard. This means that, overtime, access for disabled people will be significantly enhanced,to a standard approaching that for able bodied users.

Specific improvements for disabled people will include thefollowing:

- Improvements to bus access, through the provision ofraised bus stops and the introduction of low floor buses onkey routes as part of Bus Showcase enhancements;

- Improved pedestrian crossing facilities, including provisionof dropped-kerbs, tactile paving, and extended crossingtimes;

- Improvements to pedestrian corridors and links;

- Improvements to key public transport interchanges,including the bus and rail stations; and

- Incorporation of level changes to shop accesses withinrepaving schemes (e.g., Dudley Street).

3.83 The Shopmobility facilities in the Wulfrun Centreshould be incorporated into the proposed expansion of theRetail Core Expansion Area. Ring and Ride services providedby West Midlands Special Needs Travel (WMSNT) on behalf ofCentro will continue to be supported by the City Council.Theability to safely set down/pick up passengers in the vicinity ofany new Shopmobility facility will also be provided.


Figure 77. Existing City Centre parking



Long/Short Stay Parking Provision

3.84 It is recommended that in terms of long/short stayparking provision in the City Centre, the City Council will overtime aim to:

- Increase the provision of bus/rail Park and Ride sites in andaround the City Centre;

- Increase the provision of short stay parking within the RingRoad in terms of both on and off-street facilities; and

- Seek to achieve 'Secured Car Park' status for all car parksin the city through a targeted programme of improvements.

Parking provision within new developments

3.85 In line with the recommended approach withinPPG13, Transport, maximum parking standards will be applied inthe consideration of development sites, both on an individualand collective basis. Consideration will also be given to theaccessibility of public transport services and the opportunityfor linked-trips to be made in deciding appropriate parkinglevels.

De-criminalisation of parking

3.86 The City Council is in the early stages of investigatingthe feasibility and cost of moving towards full decriminalisationof parking, whereby the local authority would enforce allparking and traffic orders in the City Centre. Consultants haverecently been appointed by the City Council to undertake aninitial feasibility assessment study.The City Council intends toprogress their proposals in conjunction with the other WestMidlands Authorities over the next 2-3 years.

Disabled parking

3.87 The City Council currently aims to provide 6% of thetotal parking availability at off-street car parks for disabledusers.This is in line with the current Department for TransportGuide to Best Practice on Access to Pedestrian and TransportInfrastructure, 'Inclusive Mobility' (September 2002). Thisstandard will continue to be adopted across the city.

Travel plans

3.88 The Wolverhampton Unitary Development Plan (FirstDeposit - April 2003) states that where it is considered that adevelopment proposal will generate significant traffic or wherea Transport Assessment highlights the need for a Travel Plan, aTravel Plan should be submitted with the planning applicationand implemented if planning permission is granted. The TravelPlan should include proposals for reducing the number ofjourneys generated by developments through:

- Encouraging reduced car usage;

- Reducing traffic speeds;

- Improving safety;

- Increasing the number of journeys made on foot and bybike; and

- Improving access by public transport.

3.89 Specific proposals should be measured against agreedtargets in order to show to what extent objectives are beingachieved.

3.90 The City Council has recently adopted its own TravelPlan. It intends to encourage other public organisations such asschools and hospitals to produce their own Travel Plans. This


Figure 78. Cycle parking

will be followed by an approach to key trip generators withinand around the city, including large companies and leisure/retailfacilities.

Taxis and private hire vehicles

3.91 The City Council’s Licensing and EnvironmentProtection Panel has recently agreed to increase the maximumnumber of Hackney Carriage licenses issued by the CityCouncil. Government regulation changes may also have aneffect on the future management of taxi services, particularly interms of providing a greater degree of staggered closing timesfor evening premises within the City Centre, and this will haveimplications for the number of taxi ranks/spaces that arerequired within the City Centre.

City Centre information provision

3.92 The City Council is in the process of developing astate-of-the-art passenger travel information system that willhelp deliver a 'seamless journey' environment withinWolverhampton. The information system will use currentEuropean best practice to ensure the best system is procured.The system will provide the identified informationrequirements to passengers using the interchange in a mannerwhich:

- Will enable passengers arriving in the city to make quickand informed choices about mode of travel for the nextstages of their journey;

- Is 'user friendly' and delivers the information in an effectiveformat or formats;

- Is capable of being used by the visually impaired, deaf andother disabled people;

- Draws on current best practice but is also 'future ready and

adaptable' to accommodate foreseeable developments inthe provision of travel information;

- Will increase 'users' perception and confidence in publictransport systems;

- Is practical and deliverable;

- Can be effectively and efficiently maintained so that itdelivers an exceptionally high level of availability and alwaysdisplays the most up to date information; and

- Is compatible with systems currently operated or proposedby other transport authorities and operators using theInterchange.

3.93 Whilst the primary purpose of the system is toprovide travel information at the Station Interchange itself toprovide for a 'seamless journey' environment, it is highlydesirable that it should also be linked to the World Wide Webto enable all travellers, local, national, and international, to planahead for their journey.

3.94 The Station Interchange Scheme has been accepted asone of a number of Pilot Action Trial (PAT) demonstrationprojects.These PAT's must go through an 'effectiveness test' todemonstrate their suitability. For the Station InterchangeScheme, this could include demonstrating a Virtual Interchangewith the new system in place, so it can be tested to show theuse and affect the system will have for seamless journeyplanning. The City Council is currently in the process ofcommissioning consultants to help develop the scheme.

Next steps

3.95 A summary of the key improvements is provided inthe following tables:

Figure 79. The existing coach station




3. Key themes to deliver the visionTable 2. Proposed Transport/Accessibility ImprovementsMode/Issue Proposal Lead Promoter Partners Funding source Timescale Development Sites Notes Link to UDP policy

Highway Reconfiguration of the Ring Road(Chapel Ash to Penn Road)

Developer WCC Developer Short Raglan Street To be secured through a Section 106agreement

AM14

Ring Road BoulevardStrategy/Lowering of the RingRoad

Developer or WCC WCC DeveloperLTP

Medium/Long AM14

Station Interchange Scheme WCC Network RailVirgin TrainsCentroDevelopers

LTPDeveloper

Short Canalside Quarter Outline Planning Application obtained byWCC

AM3, CC5

Rail Redevelopment of the RailwayStation

Network Rail Virgin TrainsWCCCentroOther TOCsSRA

Network RailVirgin TrainsCentroWCC

Medium Canalside Quarter Atkins developing proposals on behalf ofWCC and Network Rail

AM3

Provision of an additionalplatform at the Railway Station

Network Rail SRAVirgin TrainsCentro

SRA Short Canalside Quarter To be implemented in 2004 AM3

Refurbishment of Station subway Network Rail - Network Rail Short Canalside Quarter Completed CC5

Bus Bus Station redevelopment Centro WCCTWM/other operators

LTP Short/Medium Pipers Row Proposals currently being developed byCentro/WCC

AM8

Bus Showcase,A449 StaffordRoad

Centro WCCTWM/other operators

LTP Medium Canalside Quarter S2,AM2,AM3

Brinsford Park and Ride Staffordshire CC WCCCentroNetwork RailSRATOCsTWM/other operators

LTPDeveloper

Medium None Annex E submission currently beingprepared for the 2004 Staffordshire LTP

AM2,AM3,AM8,AM11

Metro City Centre loop/5Ws Route Centro WCCWalsall MBCSandwell MBC

LTP Medium/Long Learning QuarterPipers RowCanalside Quarter

S2,AM2,AM3, CC5



Table 2. Proposed Transport/Accessibility Improvements (continued)Mode/Issue Proposal Lead Promoter Partners Funding source Timescale Development Sites Notes Link to UDP policy

Cycling Cycle Strategy WCC Cycle groups LTPDeveloper

Short/Medium Opportunities exist inrelation to a number ofsites

AM3,AM10, CC4, CC5

Secure Cycle Parking WCC Cycle groups LTPDeveloper

Short Opportunities exist inrelation to a number ofsites

AM10, CC5

Cycling provision withinproposed development sites

WCC Developers Developer Short/Medium Opportunities exist inrelation to a number ofsites

AM1,AM6,AM7,AM10

Walking Pedestrian Signage Strategy WCC Pedestrian groups LTPDeveloper

Short All AM8,AM9

Dudley Street Enhancement/refurbishment of otherpedestrianised areas

WCC Pedestrian groups LTP Short City Centre core See UP2

Pedestrianisation of QueenStreet/Princess Street/MarketStreet

WCC Local traders LTP Short None D5,AM9

Provision of pedestrian crossingfacilities at key Ring Roadjunctions

WCC Developers LTPDeveloper


Work recently completed at RingRoad/Waterloo Road junction

AM9,AM15, CC4, CC5

Provision of pedestrian phases atWaterloo Road/DarlingtonStreet/School Street junction

WCC Developers LTPDeveloper

Short School StreetDarlington Street/FoldStreet

Some technical issues exist with proximityof junction to Ring Road/Chapel Ash

CC5

Pedestrian linkages WCC Developers LTPDeveloper

Short/Medium Opportunities exist inrelation to a number ofsites

AM1,AM6,AM9,AM7,AM8,CC4, CC5

Ring Road subway enhancements(e.g. CCTV)

WCC Developers Developer LTP


Link to pedestrian signage strategy AM9,AM15, CC5

Parking Improvements to parking WCC NCPOther car park owners

- Ongoing City Centre Core AM12, CC5


3. Key themes to deliver the visionTable 2. Proposed Transport/Accessibility Improvements (continued)Mode/Issue Proposal Lead Promoter Partners Funding source Timescale Development Sites Notes Link to UDP policy

Travel Plans Implementation of a City CouncilTravel Plan

WCC - - Ongoing City Centre Core Rollout to other key trip generators AM7

Taxis Implementation of HackneyCarriage Demand StudyRecommendations

WCC Taxi operators - Short City Centre Core AM8

Traffic Management Traffic Signage/VMS (key citycentre gateways)

WCC - LTP Short City Centre Core Key locations are on the approaches to thecity from the motorway network (M5, M6and M54) and the Ring Road

AM3

A449 Red Route implementation WCC Centro LTP Short Canalside Quarter AM2,AM3

Access for theDisabled

Shopmobility WCC Local disability groups LTP Ongoing City Centre Core D11,AM8

Pedestrian crossingimprovements/tactile pavingprovision

WCC Local disability groups LTP Ongoing City Centre Core D11,AM1, CC4, CC5

InformationProvision

City-wide Information System WCC Network RailTOCsCentro

European funding Medium City Centre Core AM8

3. Key themes to deliver the vision3.96 From the key schemes and initiatives described above,a number of important next steps become apparent in relationto the principal transport and accessibility improvements.These are set out in the following table:

Table 3. Principal transport and accessibility improvementsScheme Next Steps

TA1 Station Interchange Scheme - Resolve outstanding issues in relation to the CPO and move towards a detailed design and planning application for the scheme.

- Identify funding package in conjunction with Network Rail and Virgin Trains for the redevelopment of the station buildings.

TA2 Redesign and refurbishment of the busstation

- Interim passenger improvements to be implemented by Centro during 2004, including facilities for National Express users.

- Work closely with Centro to develop an acceptable design for the bus station which complements the recommendations of the Bus Access Study.

TA3 Implementation of the Boulevard Strategy forthe Ring Road

- Work with developers as opportunities arise to identify improvements that can be made to the Ring Road to reduce the impact of severance.

- Carry out environmental enhancement works to the Penn Road, Chapel Ash, and Bilston Street roundabouts.

- Commence initial investigations to identify the feasibility of lowering certain sections of the Ring Road.

TA4 Metro improvements - Ensure that the enabling works for the Metro 5W's route are incorporated in the detailed design for the Station Interchange Scheme.

- Continue dialogue with Centro to include the Metro loop on Pipers Row within the redesign of the bus station and its environs.

TA5 Brinsford Park and Ride - Continue discussions with South Staffordshire DC and Staffordshire CC regarding the development of the Park and Ride facility, and with bus and train operators in due course.

- Monitor submission of Annex E as part of the 2004 Staffordshire LTP.

TA6 Dudley Street Pedestrian Zone Enhancement - Develop design proposals for consultation with retailers and shoppers.- Undertake public consultation event.

TA7 Pedestrianisation of Queen Street/PrincessStreet/Market Street

- Develop plans suitable for public consultation purposes.- Undertake public consultation event.

TA8 Provision of improved city-wide pedestrianand cycle links

- Develop plans suitable for public consultation purposes.- Undertake public consultation event.- Develop initiatives in relation to individual development sites as opportunities arise.

TA9 Implementation of Pedestrian Signage Studyrecommendations

- Identify programme of measures based on study recommendations, and proceed to implementation.

TA10 Wolverhampton Cycle Strategy - Complete the consultation exercise and adopt the Plan.- Develop detailed route designs and proceed to implementation.- Develop initiatives in relation to individual development sites as opportunities arise.




3.97 There are also a number of action points in relation tothe development of the additional proposals. These are:

Table 4. Transport action pointsScheme Next Steps

TA11 Improvements to highway signage and VMS - Undertake improvements to VMS system as part of the development of a city-wide information system.- Review highway signage provision across the city, particularly at the key intersections on the Ring Road.

TA12 A449 Red Route designation - Work with Centro to undertake pre-implementation monitoring.- Carry out implementation works in 2004.

TA13 Bus Access Study - Consider implications of the study and work with Centro to reflect the recommendations within theredesign of the bus station.

TA14 Bus re-routing - Work closely with developers as opportunities arise to identify potential bus re-routing to facilitate newdevelopment where bus penetration is poor (e.g., Canalside Quarter).

TA15 Improvements to safety - Implement measures identified following review of existing effectiveness of 20mph zone.- Provide improved CCTV coverage at all subways on the Ring Road, including the link between the Civic

Centre and the Molineux.- Improve junctions for pedestrians and cyclists as opportunities arise.

TA16 A449 Bus Showcase - Monitor post-implementation impact of red route designation of corridor.

TA17 Improvements to coach facilities - Interim passenger improvements at the bus station to be implemented by Centro during 2004, includingfacilities for National Express users.

- Consider improvements to Faulkland Street coach facility and potential funding sources.

TA18 Improved pedestrian facilities at WaterlooRoad/Darlington Street/School Streetjunction

- Identify scheme.- Develop plans suitable for public consultation purposes.- Undertake public consultation.- Implement scheme.

TA19 Provision of secure cycle parking - Undertake audit of key city centre locations.- Identify programme of measures and implementation plan.

TA20 Provision of improvements for thedisabled/mobility impaired

- Improve junctions and facilities as opportunities arise.- Incorporate standard improvements in all WCC schemes.

TA21 Implementation of improvements toparking

- On-going throughout lifetime of Action Plan & Strategy as opportunities arise.

TA22 Travel Plans - Approach key city-centre trip generators to adopt Travel Plans

TA23 Taxis and Private Hire Vehicles - Implement recommendations of Hackney Carriage Demand Study.

TA24 Information provision - Develop city-wide information system.- Improve other forms of information (e.g.,WCC website, printed information) (ongoing).

3. Key themes to deliver the visionLiving in the city

3.98 On a national basis, it is increasingly recognised that itcan be an attractive option to live in the city centre or similarcentral locations, close to shops, leisure facilities, work andother amenities. It is also increasingly recognised that this is asustainable form of development, as it can reduce the need totravel and also bring brownfield sites back into use. Urban livingmakes a positive contribution to the vitality and vibrancy of citycentres, providing surveillance and animation, and the provisionof high density housing in urban locations can make a significantcontribution to meeting the UK's increasing demand for newdwellings.

3.99 This national trend is now being reflected more locallyby recent and proposed developments in Wolverhampton, suchas the recently completely Market development, and Redrow'sscheme now underway for the Horseley Fields/AlbionStreet/Union Mill Street site, and (on a smaller scale) by theproposals currently being advanced for the Little BrickkilnStreet/Worcester Street site within the St John's Urban Village.

3.100 A series of developments such as these should have acatalytic effect helping to create confidence within the localproperty market that such development can succeed. Thisincreased confidence will translate into increasing values fornew residential developments, which will help to makeadditional schemes become financially viable. This can bedemonstrated by the way in which Country & Metropolitan plcare now advancing proposals for the Old Steam Mill site onCornhill, and by the way in which residential-led developmentproposals are now emerging for a redevelopment of asubstantial portion of the southern side of St George's Parade,adjacent to the existing J. Sainsbury store and its associated carparking.

3.101 Many of the city centre sites which have capacity forchange are sites which - to a greater or lesser extent - have theability to accommodate residential development, either forsingle use residential schemes (e.g., within parts of theCanalside Quarter), or, alternatively, to provide uses on theupper floors of mixed use developments (as is, for example, thecase with the Little Brickkiln Street/Worcester Street site and,potentially, the Worcester Street/Church Street/Temple Streetsite).

3.102 We consider this to be an extremely encouragingtrend for Wolverhampton. It will, for example, help to attractyoung professionals and other, more affluent individuals orcouples to live within the City Centre. In addition, theincreasing presence of residents within the City Centre willprovide the passive surveillance which will help to reducecrime and anti-social behaviour. In addition, the increasingpresence of a more affluent body of City Centre residents willlead to increasing demand for uses such as restaurants andother leisure facilities which are currently lacking from the CityCentre, contributing to the problems associated with the city'sevening economy which - at the present time - is gearedprimarily towards pubs and clubs.

3.103 New residential development will therefore provide anumber of positive benefits to the City Centre. However, it isimportant to note that such development will also entail anumber of pressures and issues which need to be addressed, ifthe attendant benefits are to be maximised. It is also importantto note that Wolverhampton already includes areas withsubstantial quantities of relatively poor quality housing, andwhich suffer from a number of problems relating to anti-social/criminal behaviour, such as the All Saints and widerABCD New Deal for Communities area. It will therefore beimportant to ensure that appropriate development andregeneration occurs within these 'problem' areas, as well asnew development on other sites.

Figure 80. New urban residential development




3.104 Specific challenges arising from 'living in the city'within Wolverhampton therefore include the following:

- The need to ensure that, as far as possible, only those sitescapable of sustaining mature, balanced residentialcommunities are developed for residential development;

- The need to ensure that the quality of residentialdevelopment within the City Centre remains high;

- The need to ensure that a suitable balance is struckbetween the provision of new urban apartments (which areprimarily suitable for single people and couples withoutchildren) and family housing;

- The need to develop an appropriate range of services andfacilities which will support these new residentialdevelopments and communities, including convenienceretail, healthcare services, and educational facilities;

- The need to minimise the potential conflicts which mayexist between residential uses and other City Centre uses,particularly those conflicts which relate to the eveningeconomy. In this context, it will be possible to draw uponbest practice, and examples of successful developmentselsewhere, particularly given the increasing trend for theinclusion of significant quantities of residential developmentas part of the proposals for the regeneration andredevelopment of city centre sites;

- The need to ensure that there is appropriate regenerationof areas such as the Royal Hospital/All Saints area; and

- The need to identify suitable delivery mechanisms toensure that appropriate residential development is broughtforward on key sites, within an acceptable timescale.

3.105 It is important to note that (as recent experience inBirmingham suggests), there will naturally be a finite level ofdemand for new urban apartments at the upper end of themarket within Wolverhampton (and indeed similar centres),given that such apartments tend, by their nature, to be moresuitable for single people and couples. The majority of thepopulation still aspires towards the traditional 'family home',ideally with some form of garden/open space, and parking,which provides a suitable location in which to raise a family.Certainly, we understand that within Birmingham (which is, ofcourse, a much larger centre, and which would naturally beexpected to attract a greater overall level of demand for urbanliving from young professionals) there has been a levelling off indemand for developments of this sort, as the market hasbecome saturated with development proposals - particularlythose aimed at providing executive flats/apartments, which arenot necessarily affordable for the majority of people.

3.106 In addition, in 2002, the Council undertook a HousingNeeds Study, the results of which were published in 2003. Thisidentifies a number of specific requirements forWolverhampton, including the need to address the demand forsmaller and more affordable types of housing in order to meetthe needs of new households, and to address the particularrequirements of the elderly, who are predicted to form anincreasing proportion of the city's population, together withthe requirements of disabled people.

3.107 We propose a range of policies and initiatives toaddress these issues and challenges, and these are outlinedbelow:

A residential sites strategy

3.108 In order to ensure that it is possible to create matureand balanced communities, the Council should identify a limitednumber of key sites which are of an appropriate scale to allow

Figure 81. BedZed, London Borough of Sutton

3. Key themes to deliver the visionfor the creation of such communities (i.e., which are capable ofaccommodating a range of unit sizes and tenure types, togetherwith appropriate landscaping and open space, private and/orpublic), parking, and, potentially, other uses or services such asbus-stops, neighbourhood convenience stores, and so on.

3.109 We would suggest that within our study area, the keysites should be the Royal Hospital site (including also the widerAll Saints area), and areas of the Canalside Quarter such as theformer Edward Vaughan Stampings site and, potentially,adjoining and neighbouring ownerships such as Lime KilnWharf/Minerva Wharf, the Former Cheese and ButterWarehouse, and the Crane Foundry site.

3.110 These sites are of a sufficient scale to meet thesecriteria and to create attractive environments for urban living.

3.111 It will, however, still be appropriate to allow for theadaptation/conversion of existing underused or vacant officebuildings to residential use, where it is clear that the buildingsno longer meet occupiers’ requirements and hence their losswill not adversely affect employment opportunities within ornear the City Centre.

3.112 As part of a Residential Sites Strategy, it will also beappropriate to consider the potential inclusion of live/workunits as part of the development proposals for key sites, eitherin the form of new construction, or the re-use of appropriateexisting accommodation - within the Royal Hospital site, forexample. As part of this consideration, it will also beappropriate to have regard to emerging policy on the issue oflive/work accommodation, and best practice from elsewhere.The experience of live/work provision in other areas (e.g.within the London Boroughs) indicates that the inclusion oflive/work accommodation within a mixed use developmentscheme can, for example, potentially be used as a mechanism toencourage a local Planning Authority to accept the largelyresidential-led redevelopment of existing employment sites;

subsequent analysis has tended to indicate that live/work unitsare often used for solely residential purposes. Another issue toconsider is the appropriate specification of proposed live/workunits, to ensure that these genuinely meet the requirements ofindividuals wishing to work from home, e.g. by providingappropriate IT facilities, floor to ceiling heights etc.

Residential development design guidelines

3.113 In order to ensure that new residential developmentis of an appropriately high standard, and is attractive to a rangeof potential owners and occupiers, we would suggest that theCouncil prepares detailed residential design guidelines, whichdraw upon elements of best practice identified from similarhigh quality urban residential developments elsewhere.

3.114 It is important to note that residential developmentcan provide an opportunity for a high quality of architectureand urban design, which can help to create a distinctive newidentity and vibrancy for an area of a town or city, and suchdevelopments need not necessarily be confined to high costprivate housing. Examples of such development include recenthousing developments in locations such as Hulme inManchester, the new developments being progressed under theGovernment's/English Partnerships' Millennium CommunitiesProgramme (e.g., on the Greenwich Peninsula), and the AwardWinning BedZed Development in Sutton.

3.115 Such guidelines could be based on the Council’sexisting Supplementary Planning Guidelines for residentialdevelopment but should pay particular regard to the issues setout below relating to the City Centre/brownfield status of theparticular site in question:

- Reference to best practice examples from elsewhere (suchas those referred to above) including images andphotographs;

Figure 82.The market building




- The need for a high quality of architecture and urbandesign;

- The need to create both high quality public and privateopen spaces, potentially using tiering of development androof terraces, as well as more traditional private gardens;

- The need to address accessibility issues (e.g., in relation todisabled access and access for the elderly);

- Details of the Council's affordable housing requirementswhich have been established in the Housing Needs Study,together with an indication of the expected breakdown ofaffordable housing provision, for example in terms of rentedaccommodation, shared ownership accommodation, and'life-time' housing. It may also be appropriate to specify arequirement for a limited number of live/work units,potentially via redevelopment of suitable locations such aspart of the former Baker Boots premises on the RoyalHospital site, and sensitive conversion of appropriatepremises within the Canalside Quarter, for example at LimeKiln Wharf;

- Details of the densities which the Council will expect to seeachieved on major urban, brownfield sites; and

- The illustrative material should make greater reference tohigher density urban developments.

- Guidance on a range of detailed issues including matterssuch as sound and ventilation attenuation and issues relatingto proximity to adjoining uses.

3.116 Many of the potential conflicts which may arisebetween residential and other uses, in City Centre locations,can successfully be addressed through good design, and highquality development proposals will help to foster a distinctivenew urban "feel" for the City Centre.

3.117 Such guidelines should also emphasise the need fornew development to integrate fully with adjacent residentialcommunities. For example, any new residential developmentwithin the Royal Hospital site should "knit into" the urbanfabric of the wider All Saints area rather than create a 'cordonsanitaire'.

High density family housing design and developmentbriefs

3.118 Building upon the suggested residential guidelinesreferred to above, for the largest development sites, it may beappropriate to prepare more detailed Design and DevelopmentBriefs which emphasise, in particular, the need and opportunityto create new high density family housing. We would suggestthat such Briefs would be appropriate for the Royal Hospitalsite (building upon the Council's existing Royal HospitalDevelopment Area Development Brief (of November 1996).

3.119 Such briefs should be used not merely as a means toimpose the Council's requirements, but also as an appropriatemechanism to stimulate high quality development proposalsfrom a range of potential development partners, helping tocreate likely new developments. For example, such briefs couldform the basis for high profile design competitions, which mightseek to deliberately target 'named' architects, and some of themore innovative and renowned residential developers andregeneration specialists, such as Urban Splash.

Evening economy strategy

3.120 As has been noted above, at present,WolverhamptonCity Centre suffers from a limited evening economy, centredprincipally upon bars/pubs and nightclubs, with the perceptionthat in the evenings and at night, the centre is primarily adestination suitable only for young people, and characterised byanti-social behaviour. The separate Evening Economy ActionPlan identifies a range of initiatives that the Council can adopt,Figure 83. Residential accommodation close to

the university

3. Key themes to deliver the visionin order to counteract these problems - both real andperceived. These initiatives will help to ensure that the CityCentre is an attractive place in which to live. In addition, asstated above, the influx of new city centre residents will help toprovide the additional surveillance which will counteract someof this anti-social behaviour and lead to increasing demand fora broad range of A3/restaurant and other uses which will helpto diversify and broaden the range of the city's evening 'offer'.

3.121 Some of the more relevant proposals from the ActionPlan include the following:

- Appropriate consultation on all new applications for pubs,bars and nightclubs;

- Apply appropriate controls to mixed use development;

- Require all licensed venues to prepare Business Plans,detailing such issues as their proposed approach to venuemanagement (in terms of being ‘responsible neighbours’)and the prevention of ‘problem’ behaviour.

- Partnership working with private sector operators toimprove the quality and the management of the City Centreevening economy offer; and

- Create a more diverse City Centre offer through a range ofnew initiatives.

A sheltered housing strategy

3.122 As part of the process of identifying key residentialdevelopment sites, we consider that it will also be appropriatefor the Council to identify one or more sites for thedevelopment of sheltered housing (or, alternatively, to identify aspecific sheltered housing allocation within a largerdevelopment opportunity). It is important to ensure that

sheltered housing is provided in a location which has goodpublic transport links and is in close proximity to a range ofservices. Clearly, such sites should also be within short walkingdistance of the city and in a non-threatening environment.

3.123 One such site, of 2 acres, is already being providedwithin the Raglan Street mixed use development for asheltered housing scheme of 40 to 50 units. We consider thatan appropriate site (or sites) could be found within the RoyalHospital site, or as part of proposals to recreate the southernside of St John's Square, adjacent to Ring Road St John's. Weconsider that such an opportunity might well be of interest toa specialist developer (e.g., McCarthy & Stone), possibly as partof a wider development led by a major residential developer orRSL. Again, a Design and Development Brief could be used asan appropriate mechanism to stimulate innovative and excitingdevelopment proposals.

Appropriate opportunities for new studentaccommodation

3.124 Wolverhampton has a large student population,housed both within the university campus, and also privatelyowned housing used for student lets. (According to theuniversity, one of the benefits of Wolverhampton is that rentedaccommodation is relatively affordable for students).

3.125 We understand that, in principle, the university aims toprocure additional attractive sites for residentialaccommodation for students, and it has indicated that theCanalside Quarter might potentially provide an appropriatelocation for such accommodation, although the universitywould probably look to third party developers (e.g., Opal) todevelop such accommodation. We would therefore suggestthat an appropriate site (or sites) be allocated within theCanalside Quarter, capable of accommodating a substantialquantity of new residential accommodation for students.

Figure 84. Evening economy action plan




3.126 There are private sector organisations who areprepared to provide student housing on a commercial basis,and the early implementation of substantial new developments,as part of the wider regeneration of the Canalside Quarter,would help to instill confidence in the prospects for the area,as well as to create activity and vibrancy and provide securitythrough much greater usage of the Canalside tow-paths. Itwould also help to create a market for A3 uses such as bars andrestaurants within the Canalside Quarter, although we considerthat it is important that, as far as possible, such uses are of ahigh quality, in order to ensure that there is a 'step change'within the Quarter which, in addition to housing (in variousforms) also encourages development of the Quarter as a majornew office/business location on the edge of WolverhamptonCity Centre.

Encourage twilight shopping to service new residentialcommunities

3.127 In order to service the proposed new residentialcommunities, we consider that it would be appropriate toencourage 'twilight shopping', for example in the form ofconvenience stores serving these communities.This will servean important role, in helping to bridge the 'gap' between thecity's daytime and evening economies and ensuring that newresidential development is attractive to potential purchasersand occupiers. This is an emerging area of policy, and weunderstand that such initiatives are being progressed in othercities such as Leeds. We cover this issue in greater detail in ourseparate Evening Economy Action Plan.

Summary

3.128 Our proposals for city living are summarised in thetable below:

3. Key themes to deliver the visionTable 5. Living in the City: Summary of Proposals

Proposal Lead Promoter Partners Likely Cost Timescale Link to UDP policy

LC1 Residential Sites Strategy WCC N/A Low Short Term H1, H2, H3, H4, CC3

LC2 Residential Development Design Guidelines WCC N/A Low Short Term Chapters 4 and 5, H1, H6, H7,H9, H10, CC3

LC3 High Density Family Housing Design andDevelopment Briefs

WCC N/A Low Short Term Chapters 4 and 5, H1, H6, H7,H9, H10

LC4 Evening Economy Action Plan Evening Economy Action Plan SH2, SH5, CC6

LC5 Sheltered Housing Strategy WCC Relevant Interest Groups Low Short Term H1, H5, H11, H12, H13, H14

LC6 Identify Opportunities for Student Housing WCC/University of Wolverhampton Site Owner(s);Developer(s);Canalside Quarter Delivery Mechanism

Depends on location and whethersite remediation involved.

Short to Medium Term H1, H5, H11, CC8

LC7 Encourage Twilight Shopping WCC Local Businesses;Residential DevelopersWolverhampton City Centre Company

Low Short to Medium Term SH5




A cultural experience

3.129 The cultural experience of a city represents itsessence, the defining qualities which visitors will remember andretain. Wolverhampton has a growing cultural life focused onthe art gallery, the Light House, the artists' quarter, the theatre,and the Civic Halls. Wolverhampton also has a number ofdiverse cultural communities, which enrich the city, a significantevening economy (which is the subject of a separate study), andan immensely rich and diverse industrial heritage, which shouldbe celebrated. In addition, sport can make an importantcontribution to the cultural life of the City, and help to raise itsprofile e.g. the Molineux Stadium. The challenge for the actionplan is to develop projects which achieve the following aims:

- support and strengthen cultural activities and facilities inthe city centre;

- help to diversify the evening economy enabling an offerwhich appeals to a broader age-range;

- celebrate Wolverhampton's diverse communities; and

- celebrate Wolverhampton's rich industrial heritage.

3.130 Set out below are a number of suggested projectswhich are designed to achieve these objectives, providing athriving cultural scene which strengthens the City Centre'soffer, draws in new customers and visitors and boostsWolverhampton's image. Some of these projects relate to thespecific opportunities provided by existing buildings or siteswithin the City Centre, whereas others relate to a programmeof promotional activities, or uses which could potentially belocated at various different locations within the city. Althoughcertain projects - such as a cultural conference centre orboutique hotel - provide an appropriate response to specificopportunities and would help to strengthen the city's economy,

the ideas set out are not intended to comprise a prescriptiveseries of proposals, but rather, they reflect the level ofaspirational thinking which is necessary to deliver the boldprogramme for change outlined in the vision forWolverhampton, which will help to foster a unique identityand culture for the city.

Cultural conference centre

3.131 We consider that there is a potential market forconference facilities in Wolverhampton, which could also beused as a venue for large weddings. It is proposed that a newmixed-use cultural conference centre could be developed,potentially on the Springfield Brewery site, incorporating anexhibition centre, which could act as a showcase forWolverhampton's diverse communities and for local artists,conference/wedding facilities, and, potentially, as studio space.

A boutique hotel

3.132 Linked to the development of a new conferencefacility, and the wider regeneration programme, there is apotential opportunity to develop a specialist, high qualityboutique hotel in Wolverhampton, following a model such asthe Hotel Barcelona in Exeter, which uses a listed building tocreate a unique hotel environment. Such hotels can becomevisitor attractions in their own right, and can certainly help toboost the visitor market and improve the image of the CityCentre. There may be potential to attract such a developer to sites where there are attractive historic buildings with thepotential for conversion to a characterful hotel, such as the OldTown Hall, as part of the wider regeneration strategy.

'Look up to Wolverhampton'

3.133 It was suggested at the consultation event that a 'lookup to Wolverhampton' campaign should be co-ordinated toencourage pride in the city's historic buildings and to foster a

Figure 86. Cultural/conference centre (indicative)

Figure 87. Possible Learning Quarter expansion(indicative)

Figure 85. Cultural festival (indicative)

3. Key themes to deliver the visionsense of positive change. The campaign might include bannersor temporary signage to encourage people to appreciate theattractive upper floors of Wolverhampton's historic buildings,some of which are sometimes hidden by empty units or poorquality shopfronts at ground level. The campaign might extendto cover a range of other improvement projects, such as astudy to identify and document the principal historical andarchitectural components of the City's built environment.

A programme of festivals and events

3.134 It is recommended that the existing successfulprogramme of festivals and events developed by theWolverhampton Arts Marketing team (WAM), the City CentreCompany and others is further developed and enhanced.Existing and future events held within Wolverhampton includethe forthcoming Sub Urban Day Out, the Flip animation festivalwhich started last year and the Light House’s National DeafFilm and Television Festival. Appropriate locations for eventswithin Wolverhampton City Centre include the Market Square,West Park and St Peter's Square. Consideration should begiven to the requirements of the Licensing Act 2003 withregard to appropriate consideration of the impact of eveningevents on the neighbouring uses, and this project should bedeveloped in close relationship with the WolverhamptonEvening Economy and Action Plan. A number of suggestedevents are set out below, and it is suggested that thisprogramme should be led by the City Centre Company. Thecreation and involvement of Wolverhampton's diversecommunity in contributing to the programme of festivals andevents will be encouraged, and will be central to the success ofthis programme.

- A Wolverhampton Cycle Festival - Drawing onWolverhampton's cycling heritage and capitalising on thepopularity of cycling as a family sport, this event couldinvolve a programme of cycle races, potentially using theRing Road (rekindling memories of the cycle races held in

the grounds of the Molineux Hotel during the 1870s), andcould be run in association with a local cycling club.

- A cultural festival or carnival - Providing an opportunity tocelebrate Wolverhampton's diverse communities, this eventmight potentially include a carnival parade, music event, andfood fair.

- A winter ice rink - Leeds city centre has pioneered theinstallation of a temporary open-air ice rink in the heart ofits city centre. This can be achieved within a relatively smallspace and is an extremely popular attraction for people ofall ages. It is recommended that Wolverhampton seeks tosecure a temporary winter ice rink attraction in a CityCentre site.

- 'Culture Wolverhampton' evenings - An initiative to 'join-up'cultural institutions such as the art gallery, civic halls,theatre, and Light House in evening activities and specialevents, to create a critical mass of activity, which can help todiversify the evening economy. Such evenings might takeplace once a month and include late night gallery openingwith a drinks reception, combined with a classical concertat the Civic Halls, a special screening at the Light House, anda production at the Grand Theatre, supported by specialpre- and post-performance promotions at local restaurantsand car parking/public transport promotions. The aimwould be to maximise the publicity to be gained bypromoting all of these attractions together and toencourage a broader range of people into Wolverhamptonat night.

- ‘Wolverhampton - city of art and design’. A special annualfestival could be co-ordinated focusing on the artists'quarter, to showcase the work of local artists anddesigners, including students at the university. This festivalmight involve exhibitions, workshops, fashion shows, and arange of other activities to celebrate Wolverhampton's Figure 88.Wolverhampton Cycle festival (indicative)




strong artistic community.

Evening economy action plan

3.135 A comprehensive range of proposals to diversify andstrengthen Wolverhampton's evening economy is containedwithin the Wolverhampton Evening Economy Action Plan, whichhas been prepared as a separate report.

'Wolverhampton Revolution' - cycle centre

3.136 Wolverhampton has a unique historical connectionwith cycling, as the place where the modern bicycle wasinvented and one-time home to 59 cycle factories. There is anexciting opportunity to capture some of this heritage, whileproviding a new family-oriented attraction in the city centre, bydeveloping a unique cycle attraction. 'WolverhamptonRevolution' could incorporate mountain biking trails and a mini-velodrome with a cycle superstore and a museum, focused oncycles but incorporating other local transport exhibits. Such adevelopment could potentially be incorporated on the LowLevel Station site.

Springfield micro-brewery

3.137 There is an opportunity, as part of a mixed-useredevelopment of Springfield Brewery, to reflect the site'sheritage through the creation of a micro-brewery, providinghigh quality specialist beers in a historic environment.

Mini-Eden

3.138 There is a potential opportunity, within the CanalsideQuarter, or elsewhere, to develop a mini Eden project, a visitorattraction focused on botanical gardens and plant cultivation,which could prove to be a significant regional attraction.Models to draw on include the Eden Project itself and Wildwalkin Bristol, as well as more traditional botanical gardens.Figure 89.A ‘mini-Eden’ project

3. Key themes to deliver the visionExpansion of the Learning Quarter

3.139 The Learning Quarter has been an extremelysuccessful initiative in Wolverhampton, which has successfullydelivered a range of important new facilities and has boostedthe profile and take-up of life-long learning in the city. Theremay be an opportunity for the Learning Quarter to expand,should the existing Sainsbury's store be vacated following thedevelopment of the new store on the Raglan Street site. Thisproject should be explored in greater detail withWolverhampton College, Wolverhampton Adult EducationService, the Central Library and other organisations. There isan opportunity to convert the listed church building, which iscurrently part of the Sainsbury's store, into a performancespace.

3.140 Alternatively, if appropriate Learning Quarter usescannot be identified for the existing J. Sainsbury site, then weconsider that this prominent site would be suitable for a rangeof potential uses, including retail (given the existing use of thesite), commercial (i.e., offices/hotel), or, possibly, leisure uses.However, given the prominent nature of the site, it will beimportant that any development has a high quality of design. Asreferred to above, it will also be important to ensure thatdevelopment of the site provides the opportunity to create ahigh quality route through to the Royal Hospital site via anenhanced crossing of the Ring Road.

Summary

3.141 In summary, our vision is that Wolverhampton willhave a thriving cultural life, which draws people to the citycentre, celebrates Wolverhampton's diverse communities, andprovides the basis for an attractive and unique leisureexperience. Building on its current cultural attractions,Wolverhampton will develop a calendar of festivals and specialevents which will support and strengthen its permanent

cultural attractions. Wolverhampton will develop new majorattractions, to boost its image and attract new customers fromacross the UK.




Table 6. A cultural experienceProposal Lead promoter Partners Cost estimate Timescale Link to UDP policy

CE1 Cultural conference centre WCC DevelopersLocal cultural groupsSite owners

High, depending on complexity of siteremediation and work to existing buildings.

Medium B13

CE2 A boutique hotel WCC Specialist hotel operator High, depending on complexity of work toexisting buildings and level of fit-out.

Medium B13, SH2

CE3 ‘Look up to Wolverhampton’ Wolverhampton City Centre Company Local architects and artistsWolverhampton Civic SocietyCABEWCC

Low. Short

CE4 Festivals and events Wolverhampton City Centre Company WCCLocal businessesLocal community groups

Low - medium, depending on level of activityproposed and level of self funding throughticket sales/sponsorship.

Short

CE5 Evening economy action plan WCC Bar and restaurant ownersPublic transport providersPoliceWolverhampton City Centre Company

Low - medium. Short See LC4

CE6 ‘Wolverhampton Revolution’ - cycle centre WCC SustransTransport 2000Wolves on wheels


Medium

CE7 Springfield micro-brewery WCC Site ownersDevelopers


Medium

CE8 Mini-Eden WCC DevelopersSite ownersEden Project

High. Long

CE9 Expansion of the Learning Quarter WCC Site ownersEducation providersDevelopers

Medium - high, but with elements of selffunding through associated commercial andhousing development.

Long C1, C3, CC9

Note: This schedule has been prepared to be read in conjunction with the Strategy and Action Plan dated February 2004.Exclusions: Land acquisition and planning costs. Remediation of contaminated land. Services diversions. New Inspection covers and gullies. Road closures and pedestrian/trafficdiversions during works.Works to adjacent buildings.Traffic calming measures. Inflation.VAT. Contingencies. Design development costs. Management and consultants' fees.

3. Key themes to deliver the visionA prospering economy

3.142 As a new city, it is important to prepare proposals forthe continued development of Wolverhampton's economy, inorder to ensure that the city can sustain and enhance its sub-regional role and compete effectively with other regionalcentres. It is also important to ensure that, as far as possible,the existing weaknesses in Wolverhampton's economy areaddressed and that a range of new economic generators areidentified. Identification of economic generators can help tostrengthen and diversify the city's economy, reducing itsreliance upon those traditional industries which are in longterm decline and facilitating a move towards more higheradded value activities. In this context, we are aware of thework which is currently being undertaken by Segal QuinceWicksteed, on behalf on the Black Country Consortium, inorder to identify specific economic sectors which the BlackCountry as a whole should be focusing on.

3.143 In particular, we note that SQW advocate targetingresources toward selected industries within AWM's tenpriority clusters, namely:

- Transport Technologies;

- Building Technologies;

- Food and Drink;

- Tourism and Leisure;

- High-Value Consumer Products;

- Specialist Business and Professional Services;

- Information and Communication Technologies;

- Environmental Technologies;

- Media; and

- Medical Technologies.

3.144 In addition, SQW have identified three further targetsectors:

- Advanced Engineering;

- Polymers and Plastics; and

- Logistics.

3.145 It is, however, recognised that there may be somepressure to reduce growth in the latter sector and, in any case,we consider that large scale warehousing uses, in particular,may be inappropriate for most (if not all) of the citycentre/edge of centre sites covered by this study.Wolverhampton should aim to identify its own specific set oflarge clusters or sectors from within the list of thirteenidentified above.

3.146 SQW has also identified three 'Challenge Themes'which need to be addressed as part of their StrategicFramework - Knowledge and Skills, Business Support, andInfrastructure. We consider that many of the proposalscontained within the strategy and action plan will help toaddress the physical Infrastructure Challenge Theme identifiedby SQW, such as the need to improve transport links within theBlack Country, the need to improve the supply of businessproperty, quality housing, support/leisure facilities, and thequality of retail areas, together with the need to provide forsite remediation and re-use.

3.147 Similarly, recent research by Prism Research Limited -Wolverhampton Economic Prospects: A report to WolverhamptonTask Force (November 2001) has identified a number of ‘starperformers’ within Wolverhampton’s economy, including the




following:

- Retail;

- Business services;

- Computing;

- Health/social services;

- Professional services;

- Education;

- Miscellaneous services;

- Drinks; and

- Chemicals.

3.148 Prism also suggested targeting a number of areas forgrowth, including:

- Food and drink;

- Retail;

- The education sector; and

- The health sector

3.149 Below, we outline specific measures to stimulate theoffice market in Wolverhampton, and we highlight, in particular,the opportunities which may exist for new office developmentwithin the Canalside Quarter. Such new accommodation mayprovide opportunities to attract businesses from a range of thepriority clusters referred to above.

3.150 We anticipate that many of our initiatives andproposals (such as those in relation to transformingWolverhampton into a more attractive location into which tolive, work, and play; to improve the range and quality of housingwithin the city; and to attract new retail and cultural uses, anda new hotel to the city) will ensure that Wolverhamptonbecomes a more attractive business location for a range ofoccupiers.

3.151 Similarly, work was completed by consultants Locumin March 2004 for the Black Country Consortium in relationto the visitor economy of the Black Country. It is clear thatthere are many synergies between the proposals within thisreport and the recommendations of the Black Country VisitorEconomy Strategy (2004), including the emphasis placed oneffectively marketing Wolverhampton's 'offer' to visitors, todevelop a programme of events and to encourageimprovements in hotel accommodation in the City.

3.152 For example, our proposals for the improvement ofthe city's urban public realm, and for the improvement ofaccessibility issues - in relation to highways, public transport,and pedestrian movement - will ensure that Wolverhampton isa more attractive location for new investors, developers,occupiers/employers, and residents. We note also that theLocum work specifically states that 'the public realm isfundamental to creating the right conditions for visitoreconomy growth'.

3.153 Our proposals for new hotel provision, potentiallywithin the former Royal Hospital site, and/or in an attractivewaterfront location within the Canalside Quarter, will providean important business support function which will also beimportant to prospective businesses and will address issuesraised by SQW and Locum, as will the proposals to create anew, multi-purpose conference/cultural centre. We note alsothat Locum identify the Canalside Quarter as a significantemerging project, and we return to this further, below.

3. Key themes to deliver the vision3.154 We also envisage that a number of our proposals,outlined above, will enable the city to exploit new nichemarkets, e.g., new opportunities for creative industries(perhaps via new live/work units) within the Canalside Quarterand, more specifically, on the Springfield Brewery site.

3.155 With the benefit of these and other strategies, thereis scope for Wolverhampton to develop our enhanced rolewithin the economy of the West Midlands, becoming a "locationof choice" for specific employment sectors. We consider thatWolverhampton should also seek to play to its strengths, interms of its central UK location, land values/occupational costswhich are lower than those of central Birmingham, theeducational and research advantages provided by the presenceof the University of Wolverhampton and Wolverhampton CityCollege, and the city's status as a major centre for publicsector/health sector employment.

Retail Core Expansion Scheme

3.156 The Council and others are already progressing anumber of initiatives which will help to sustain and enhance theCity's economy. Chief amongst these is the proposed RetailCore Expansion, which will lead to a substantial upgrading ofthe City's retail and leisure offer. The Council's preferreddevelopment partner, AM Development UK (Ltd), is due tosubmit a full planning application for the proposed scheme inearly in 2005. A start on site is anticipated in 2006, and it isconsidered that the development could be completed by2008/2009, although the exact timing will depend upon a rangeof issues, including the potential need for the use of CPOpowers, in order to complete site assembly. It is anticipatedthat the scheme will be anchored by a department store,thereby substantially enhancing Wolverhampton's retail profile.Such an anchor will help to attract other national retailers intothe scheme - many of them new to Wolverhampton. Thoughretail led, the development proposals are likely to include arange of other uses, including approximately 100 residential Figure 90. Redevelopment of the Royal Hospital as a boutique hotel, and creation of a new formal public square (indicative)




units, offices, and leisure uses - potentially including a cinema. Itis anticipated that the scheme will provide approximately 800car parking spaces.

3.157 The development will help the City to retain asignificant level of trade, which at present "leaks" to competingdestinations such as Central Birmingham and Merry Hill, andprovide the means to satisfy the pent up demand which existsfrom retailers to locate in Wolverhampton. It should also leadto an enhancement of the City Centre environment, and thisenhancement will be supported by a range of related projects(e.g. the Dudley Street improvement project), which will helpto raise the profile of existing shopping streets elsewherewithin the City Centre. The retention of trade, and theattraction of new retail occupiers and new shoppers,will createadditional employment within the City, and will also help tocreate additional business for Wolverhampton's existing shopsand services. The increased level of activity within the CityCentre will also lead to an expansion of associated uses suchas leisure and A3 restaurant uses - including the new usesproposed to be included within the Retail Core Expansion -thereby stimulating and diversifying the City's eveningeconomy, increasing the range of attractions available withinthe city.

3.158 Other enhancements to Wolverhampton’s retail offerare also currently in the pipeline, such as the J. Sainsbury-ledmixed use redevelopment of the Raglan Street site, just outsidethe Ring Road. This will provide approximately 8,300sq m(gross) of new bulky goods floorspace, together with a newfood superstore of approximately 8,300sqm. The recentlycompleted Market Square development has also led toenhancement of the City's retail "offer" and environment.

3.159 In addition, through the actions of, for example, theWolverhampton City Centre Company, there is an opportunityfor Wolverhampton to seek to attract new investment througha more proactive inward investment and regional marketing

strategy. For example, it may be possible to build upon thesuccessful "purple ribbon" branding strategy which is alreadygaining currency within the city. We would suggest thatWolverhampton may also be able to learn from good practicethrough the city centre marketing currently being developedand implemented for cities such as Birmingham, Manchesterand others. Centres such as these are already preparing citycentre prospectuses and similar marketing documents. Weconsider that it would also be appropriate for Wolverhamptonto progress a more proactive strategy, potentially based uponthe "Wolverhampton Revolution" theme which we havesuggested, or some of the successful marketing slogans such as“Bright city, bright future” and "Britain's Millennium City" whichare already being successfully deployed.

3.160 In terms of specific projects, we propose thefollowing:

Development of a new high quality hotel

3.161 From our research, and the observations provided tous by stakeholders, we consider that there is a pressing need toimprove the quality of Wolverhampton's hotel provision. Thiswill be important in helping to instill confidence in the city as abusiness location and to support a number of the new uses andattractions which we are proposing.

3.162 As we have already outlined above, we consider thatthere are at least a couple of locations which would be suitablefor such use. These include the following:

3.163 Firstly, the Canalside Quarter: We consider that awaterfront location, as part of a major new mixed useredevelopment within the Canalside Quarter, would be likelyto prove attractive to potential hotel operators, provided thata suitable site can be made available and there is clear evidencethat initial phases of office/business development are underway.Provided that development is progressing, it may be possible to

3. Key themes to deliver the visionattract an operator to such a site on a speculative basis.However, given the limited range and quality of hotel provisionwithin the city at present, we would suggest that it could bemore beneficial to provide a site tailored to meet the specificrequirements of an identified operator, on a ‘bespoke’ basis.Whilst this might potentially be a higher cost option, weconsider that this may have a greater chance of securing a highquality operator and should, therefore, be to the overall benefit(both in perception and financial/viability terms) to thecomprehensive development;

3.164 Secondly, the Royal Hospital Site. We consider that itmay be possible to reuse one of the listed buildings within theRoyal Hospital complex for a new hotel along the lines of say,Alias Hotels' Hotel Barcelona, in Exeter city centre (aredevelopment of the former Devon Eye Hospital). This wouldprovide a prospective operator with a "quirky" and interestingopportunity to create a new hotel with a degree of individualityand architectural flair. We consider that such a solution mayperhaps best be progressed via collaborative work, with aspecific operator, in order to create a viable solution, ratherthan via simple marketing of the opportunity. Given the costsinvolved with the conversion of the listed building, togetherwith the inevitable deterioration of the building's fabric due toits vacancy, this particular solution may require some sort offinancial assistance, e.g., in the form of grant funding fromEnglish Heritage and, potentially, through cross funding via awider (residential-led) redevelopment of the Royal Hospitalsite.

Implement measures to stimulate Wolverhampton'soffice market

3.165 As stated above, many of our Strategy proposals, whilebeing beneficial in their own right, will also help to increasebusiness confidence in Wolverhampton and attract newoccupiers. However, it will also be appropriate for the Council(and its partners) to undertake more direct measures in order

to stimulate the city's office market. Through our discussionswith the Council, we are aware that over the past 12 monthsor so, there have been an increasing number of enquiries foroffice accommodation within the city, and these are currentlybeing thwarted due to a lack of available sites and premises.We therefore recommend that new office development formsan important component of development within the Canalsidequarter.

3.166 It may be possible to attract a suitable pre-letting foran initial phase of development. However, from informationprovided to us by the Council, we understand that the majorityof recent inquiries have been for offices of 232 sq m (2,500 sqft) or less. In this context, it may be appropriate to undertakean initial phase of speculative development, focused upon anumber of smaller, flexible office buildings, capable of providinga range of smaller sized office suites. Once lettings areachieved, and the area becomes more established as an officelocation, then it would be appropriate to develop furtherphases of development, potentially incorporating buildings withlarger floor plates. We consider that such an approach wouldbe appropriate, given that, as we are also recommending theCanalside Quarter as a location for major new residentialdevelopment, it should prove possible to masterplan individualphases of development in such a way that should demand foroffices not increase significantly in the short term, individualoffice buildings may be capable of being replaced by residentialbuildings within an agreed urban design framework of individualbuilding ‘blocks’.

3.167 In addition to the delivery of appropriate sites, weconsider that there is a broad ‘cocktail’ of potential measureswhich could be employed in order to stimulate office activity inthe office sector, including the following:

- Ensuring that new premises, particularly if designed fortechnology/knowledge/research based enterprises, havegood quality ICT connections, e.g., via broadband; Figure 91. Cultural/conference centre (indicative)




- The provision of grant monies to help remediate sites andentice prospective occupiers. For example, we understandthat European Union funding can provide finance fortraining of the labour force in order to meet commercialneeds;

- There may be opportunities to build upon the existingextensive network of minority business support coveringWolverhampton. Such a strategy (perhaps supported byAWM and others) would be appropriate to an ethnicallydiverse location such as Wolverhampton.

- The Black Country Chamber and Business Link may be ableto play an important role in linking business growth withemployment for local people. We understand thatKnowsley Metropolitan Borough Council has developed anEconomic Forum that performs this role, and similarly, theLondon Borough of Greenwich has set up a ‘Local Labourand Business Scheme’, which seeks to link local people tojobs;

- The encouragement of increased business networkingbetween the University/College, Wolverhampton SciencePark and existing businesses;

- It may also be possible for the city to undertake targetedmarketing of businesses, e.g., seeking their relocation frommore expensive locations such as Birmingham; to targetbusinesses operating within the growth clusters identifiedby SQW and others; and to target aviation relatedindustries (based upon the proposals for the enhancementof Wolverhampton Business Airport);

- We note that the Government has recently announced that20,000 civil servants could be moved from London and theSouth East. We would suggest that Wolverhampton shouldbe actively lobbying Government to secure a major share of

these potential jobs and emphasising the benefits of such amove in terms of regional development, as well as its centrallocation and relatively low occupational costs (and alsolocational costs for employees), which we consider wouldprove attractive to the public sector.

Develop a mixed-use cultural/conference centre

3.168 Wolverhampton is relatively lacking in facilities tosupport major conferences. We have already referred, above,to the potential which may exist to create a multi-purposecultural/conference centre, for example on either the site ofthe former Low Level Station, or within the SpringfieldBrewery complex. Whilst both of these potential locationscarry significant challenges, e.g., in relation to the listed natureof the existing structures, they also provide an opportunity tocreate innovative, high quality and interesting design solutionsand (particularly in the case of the Springfield Brewery) toprovide a range of accommodation types as part of a themedworkspace/innovation centre, which might have somesimilarities to developments such as the Custard Factory inBirmingham or the Chocolate Factory in Wood Green.

3.169 Overall, our vision is that, during the lifetime of theStrategy,Wolverhampton will have emerged as a ‘destination ofchoice’ for a range of ‘high value-added’ businesses, particularlywithin a core group of business clusters. The city will be knownfor its innovation, the quality of its educational and businesssupport services, and its skilled and flexible workforce. TheCanalside Quarter will have emerged as a vibrant location foroffices, particularly small and medium sized office suites fornew and growing businesses and also with live/work facilities.The city will benefit from a new cultural/conference centre, andan improved range of hotel provision. The Springfield Brewerywill be alive with a creative ‘buzz’ arising from its range ofmicro-businesses, SME's, business support facilities, and flexiblespaces for facilities such as specialist retailing. These businesses

3. Key themes to deliver the visionwill also benefit from Wolverhampton's improved connectivity,the high quality of housing available and its diverse city centre ‘offer’.

Monitoring of Workforce Skills.

3.170 It will be appropriate for the Council and its partnerse.g.The Black Country Chamber and Business Link or the CityCentre Company, together with the education sector, tomonitor the needs of local businesses (including identifiedgrowth sectors within the local economy), and the skillsavailable within the local workforce). Particularly if there is amismatch between businesses' needs and the skills availablelocally, there will be a need to plan measures to address thismismatch e.g. via specific training courses and support to beprovided by the education sector.

3.171 As part of this process, the Council is currentlyundertaking a policy review entitled 'Local Jobs for LocalPeople'. Focusing on longer-term unemployed people, thisreview is investigating what the Council can do to increase theopportunity for local people to obtain local jobs.The intentionof the review is to develop specific and realisticrecommendations for change and improvement. The Local Jobsfor Local People review began in March 2004 and is due toreport in the 2004/2005 municipal year.

3.172 The Black Country Learning and Skills Council iscommitted to the development of appropriate workforce skillsand the City of Wolverhampton College run a range ofvocational courses. from its new campus in the City's LearningQuarter.

3.173 Our proposals are summarised in the following table:




Table 7. A prospering economyProposal Lead Promoter Partners Likely Cost Timescale Link to UDP

Policy

PE1 New Quality Hotel Appropriate delivery mechanism (e.g.,delivery mechanism for CanalsideQuarter).

Hotel operator; Developer Depends on location and widerdevelopment "mix". Could be High, ifsite remediation/listed building involved

Medium Term See CE2

PE2 Measures to stimulate office market: Various - see below Various - see below See below See below HE22, B6, B7, CC2,CC12

1. New office development in CanalsideQuarter

Canalside Quarter delivery mechanism Possible third party developers; office pre-lets

Initially High, due to site acquisitions andpossible remediation, but aspiration thatoverall development can occur on acommercially viable basis

Medium to Long Term

2. Site remediation and use of grants AWM Third party developers Remediation costs depend on individualsites, but could be High; use of grants(e.g., for training) will utilise availablefunding streams, therefore Low

Short, Medium and Long Term

3. Ensure new premises have appropriate ICTinfrastructure

Individual developers AWM? Uncertain - but aim to ensure that thiswill form part of "standard" buildingspecification

Short, Medium and Long Term

4. Promote further business creation amongethnic minorities

Black Country Chamber and Business Link WCC?AWM?

Low Short to Medium Term

5. Link business growth to local employment Black Country Chamber and Business Link Black Country LSC Low Short to Medium Term

6. Encourage increased business networking Black Country Chamber and Business Link Wolverhampton University; City ofWolverhampton College; Science Park

Low Short, Medium and Long Term

7. Targeted marketing for potential relocations WCC AWMWolverhampton City Centre Company

Low Short, Medium and Long Term

8. Attract Government relocations WCC AWM Low Medium and Long Term

PE3 Mixed Use Cultural/Conference Centre WCC or appropriate delivery mechanism(e.g., delivery mechanism for CanalsideQuarter).

Developer;AWM;Possible operator

Depends on location and widerdevelopment "mix". Could be High, ifsite remediation/listed building involved

Medium to Long Term See CE1

PE4 Retail Core Expansion WCC Developer Development likely to occur on acommercially viable basis

Short to Medium Term(Development to commence in 2006)

CC6

PE5 Monitoring of workforce skills WCC Black Country Learning and Skills Counci;The Black Country Chamber and BusinessLink; The City Centre Company


Figure 92. Proposals plan


Key

1110

9

19

8

7

635

4

2

2

1

27

2826

2325

24

22

21

20

12

15

30

29 30

17

16

13

14

18




Table 8. Key themes to deliver the vision - proposals summary tableSite/Description Lead Party/Promoter Notes Link to Delivery Mechanism Link to UDP policy

Site 1 - Raglan StreetJ Sainsbury Development

J Sainsbury Developments Planning permission granted for mixed usescheme including foodstore

To be brought forward by site owner CC18 (i)

Site 2 - Darlington StreetMixed-use development

Site owners - Wolverhampton City Council/StaffordshireBuilding Society/ Darlington Street Methodist Church

New magistrates court building to occupywestern half of site

Possible role for Wolverhampton Development Agency/StrategicRegeneration Board

CC6 (a(ii))

Site 3 - School Street Wolverhampton City Council Development brief approved Possible role for Wolverhampton Development Agency/StrategicRegeneration Board

CC9 (viii)

Site 4 - The Markets Wolverhampton City Council/Kings Oak Development complete N/A - Development now complete N/A

Site 5 - Worcester StreetResidential development expected

Various/St John's Urban Village Residential development expected Possible role for Wolverhampton Development Agency/StrategicRegeneration Board

CC9 (ii)

Site 6 - Worcester Street NCP Limited Development brief approved Possible role for Wolverhampton Development Agency/StrategicRegeneration Board

CC9 (iii)

Site 7 - Retail Core ExpansionRetail-led mixed-use development

AM Development UK Ltd/Wolverhampton City Council Planning brief adopted for retail led mixed usedevelopment. Due on site in 2006.

Possible role for AM Development UK Ltd as part of theWolverhampton Development Agency/Strategic Regeneration Board

CC6 (a(i))

Site 8 - St John's Square Potential mixed-use development

Wolverhampton City Council/St John's Urban Village Potential mixed use development site arisingfrom ring road realignment

St John's Urban Village/possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC9

Site 9 - Learning Quarter Phase 2 Council/Wolverhampton Adult Education Service Development complete Completed

Site 10 - Learning Quarter Phase 3 Wolverhampton City Council/Wolverhampton AdultEducation Service/City of Wolverhampton College andUniversity of Wolverhampton

Creation of a new public square is underway ona large part of the site

Project underway CC9 (vi)

Site 11 - Learning Quarter - Adult Education Centre Wolverhampton Adult Education Service Adult education centre completed N/A Project now completed N/A

Site 12 - J Sainsbury SiteProposed Learning Quarter Expansion

Site owner/Education Sector Proposed Learning Quarter expansion St John's Urban Village with possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board project

CC9 (vii)

Site 13 - J Sainsbury siteProposed mixed-use development

Site owner Proposed mixed use development St John's Urban Village with possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC9 (vii)

Site 14 - St George's RingwayMixed-use development

Wolverhampton City Council Development brief prepared Possible role for Wolverhampton Development Agency/StrategicRegeneration Board and ABCD

CC11 (iii)

Site 15 - Bus Garage siteMixed-use development

Tesco Mixed use development proposed Site to be brought forward by Tesco. Possible role forWolverhampton Development Agency/Strategic Regeneration Boardand ABCD

CC11 (i

Site 16 - Royal Hospital Site Mixed-use development

Tesco Mixed use development proposed Site to be brought forward by Tesco. Possible role forWolverhampton Development Agency/Strategic Regeneration Boardand ABCD

CC11 (i)

Table 8. Key themes to deliver the vision - proposals summary table (continued)Site/Description Lead Party/Promoter Notes Link to Delivery Mechanism Link to UDP policy

Site 17 - All Saints - residential-led mixed-usedevelopment

Tesco Residential led mixed use developmentproposed

Site to be brought forward by Tesco. Possible role forWolverhampton Development Agency/Strategic Regeneration Boardand ABCD

CC11 (i)

Site 18 - All Saints - residential-led mixed-usedevelopment

Wolverhampton City Council Residential led mixed use developmentproposed

Links to Royal Hospital development CC11 (i)

Site 19 - Pipers RowProposed hotel/car park development

NCP Limited Planning permission granted for hotel and car-park

N/A CC7 (ii)

Site 20 - Springfield BreweryMixed-use development

Simon Developments Limited Development proposed including cultural/conference centre, micro brewery and boutiquehotel

Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12 (i)

Site 21 - Victoria BasinMixed-use/public realm proposals

British Waterways Board Potential for mixed use developmentincorporating existing open space


CC12

Site 22 - Low Level Station SiteMixed-use development

Oswin Developments Mixed use development Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12 (iii)

Site 23 - Horseley FieldsResidential scheme

Bovale Homes Planning approval given for residential scheme Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12 (v)

Site 24 - Old Steam MillPossible residential-led development

Country and Metropolitan plc No proposals at present Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12 (vi)

Site 25 - Mill Street Goods Yard Network Rail No proposals at present Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12

Site 26 - Albion StreetResidential-led development

Redrow Homes Redrow Homes development underway N/A Development now complete CC12 (iv)

Site 27 - Union Mill StreetMixed-use development

Various site owners No proposals at present Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12

Site 28 - Crane Foundry Site owner No proposals at present Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12

Site 29 - Vaughan Stampings SiteMixed-use development

Site owner Mixed use scheme under discussion Canalside Quarter Forum and possible role for WolverhamptonDevelopment Agency/Strategic Regeneration Board

CC12

Site 30 - Lime Kiln WharfMixed-use development

Mixed use scheme under discussion withplanners


CC12 (viii)

NB: Sites identified in conjunction with Wolverhampton City Council/Wolverhampton City Centre Company/Advantage West Midlands/St John's Urban Village and via consultants' analysis and research



4. The Canalside Quarter


Introduction

4.1 The Canalside Quarter is a key priority area forregeneration and development within Wolverhampton. TheQuarter covers an area of approximately 40 hectares (99acres), immediately outside the Ring Road to the north andeast of the city centre. At present, the Quarter is dominatedby transport infrastructure, including the present railway lineand station, the former Low Level Station (now derelict), thecanal which runs the length of the Quarter on a roughlysouth/south-east to north/north-west axis, and a number ofmajor roads. These infrastructure elements represent physicalbarriers to movement within the area, although the canal givesthe area its distinctive character and heritage and acts as aunifying element. In addition, the Ring Road, and the relativepaucity of its crossings, mean that - despite its proximity to theCity Centre - the Canalside Quarter remains isolated from themain commercial 'hub' of the city.

4.2 Although fragmented by the various barriers tomovement, the area has a distinct industrial and transportationcharacter, much of which is historic in nature. The Quarterdoes, however, suffer from problems associated with therelative economic decline of a number of its historicindustries/businesses, e.g., a poor quality environment andvacant sites/buildings. These problems are compounded by thefact that the Quarter is also within a multitude of differentownerships, which mean that site assembly, and the applicationof a coherent and comprehensive regeneration strategy to theQuarter as a whole, are difficult.

4.3 To address these issues, in April 1999, the Council,AWM and British Waterways Board (BWB) appointed aconsultancy team led by Taylor Young Urban Design, to preparean Implementation Plan for the Canalside Quarter. This studywas completed in December 2000. As part of the preparationof the wider City Centre Strategy and Action Plan, we havesought to review the Canalside Quarter Implementation Plan,

and to make appropriate recommendations regarding its futureimplementation.

4.4 In many respects, we consider that the CanalsideQuarter Implementation Plan represents an appropriateresponse to the issues and opportunities associated with thisimportant area. However, it is clear that, to date, there hasbeen relatively little progress in terms of implementing thePlan, although early phases of development are now occurring,or are in the pipeline - e.g., in the form of the Redrowproposals for the Horseley Fields/Albion Street/Union MillStreet site, and the proposals of Bovale Homes and others foradjoining sites. Significantly, the key City Interchange project(which will provide a new 'gateway' into the Quarter) is alsobeing progressed.These projects have the capacity to begin tochange perceptions of the Canalside Quarter and to encouragefurther development.

4.5 These 'early wins' within the Canalside Quarter do,however, create a specific problem of their own, in that we areaware that a number of owners within the Quarter arereluctant, at this stage, to bring forward proposals for their ownsites (even where these are vacant, or in low grade use), as aresult of unrealistic expectations regarding the potential valueof their ownerships, together with a desire to retain theirholdings, in the expectation that site values within the Quarterwill continue to rise, leading to improved viability/profitabilityof development projects at a later date.

4.6 The scale and location of the Canalside Quarter,together with the historic nature of a number of the existingbuildings - including significant structures such as the listed LowLevel Station and Springfield Brewery - make it appropriate fora range of different uses, including both residential uses, andnew business/employment uses. The presence of the Canalrunning through the Quarter means that the area has thepotential to become a new and attractive location within thecity, which will be enjoyed not only by visitors and businessesFigure 93. Albion Mill

4. The Canalside Quarterwithin the Quarter, but also by visitors from the wider city andbeyond, who will wish to enjoy its unique ambience andenvironment. This should include a safe, high quality pedestrianroute along the Canal, which also provides appropriateinterpretation facilities to understand the many features whichstill remain, illustrating Wolverhampton's industrial heritage,and the heyday of the commercial/industrial use of the canalsystem. Within the Canalside Quarter there are a number ofdisused canal arms and basins, which have over the yearsbecome redundant. During the regeneration of the CanalsideQuarter there will be opportunities to reinstate disused armsand basins to create new and exciting water spaces, increasethe amount of waterside frontage and create safe and secureoff line moorings. The historic nature of the Canalside Quartermay mean that it would be appropriate to produce designguidance for the Quarter. This may be particularly appropriate,given our comments, below, regarding the need for anappropriate delivery mechanism to progress developmentacross the Quarter as a whole.

4.7 The tow-path along the Canal already forms part ofthe Birmingham to Wolverhampton cycleway. Enhancement ofthe waterside environment may also lead to opportunities tocreate new moorings as an integral part of new watersidedevelopment, enhancing the visual appeal of the Quarter.

4.8 As referred to above, early wins are now beingsecured within the Canalside Quarter, and it is vitally importantthat this momentum is continued. In part, it may be possible todo so via ongoing incremental developments of limited scale;however, it is now important to identify the next key projectswhich will deliver a more comprehensive vision for theCanalside Quarter.

Limekiln Wharf/Minerva Wharf

4.9 We consider that a key priority will be theimplementation of British Waterways' emerging proposals for

Limekiln Wharf and Minerva Wharf. BWB has, in discussionwith the Council, been formulating proposals for the mixeduse redevelopment of these sites (and also, potentially, theadjacent former Edward Vaughan Stampings site), and BWBnow has indicative proposals which it considers to becommercially viable. We consider these proposals to besignificant, and these should be supported for a number ofreasons:

- They appear realistic in terms of their aspirations to createan attractive, mixed use environment, comprising live/workor residential units, and a mix of B1, B2 and B8 uses,together with a landmark A3 building;

- The proposals relate to a prominent gateway site, which isvisible from both Lower Horseley Fields (a key entry routeinto the city) and from the main railway line, as well as fromthe Canal itself;

- The proposals relate to land which is predominantly withinthe ownership of the public sector (i.e., BWB and theCouncil), and therefore have the potential to beimplemented at an early stage. In addition, we understandthat BWB have spoken to their tenants, the Wulfruna CoalCompany, and that their relocation or inclusion within thedevelopment is likely to be achievable. If the former EdwardVaughan Stampings site can also be incorporated within thedevelopment, then a development of significant scaleemerges, particularly as the adjoining owner to the west ofthe Stampings site also has proposals for theredevelopment of its property, the former Cheese andButter Warehouse and adjacent land. We understand thatthese proposals relate to the refurbishment of existingwarehouse/workshop units, together with the conversionof existing offices into flats, and, potentially, provision of anew A3 facility.

4.10 In isolation, it is likely that proposals for these smaller Figure 94. Former Cheese & Butter warehouse




individual parcels of land may not prove financially viable, buttaken as a whole, they would benefit from the creation of'critical mass' and the adoption of a comprehensive approachtowards refurbishment and new development. Ifcomprehensive development of these sites can be achieved,then this would be a highly significant step in the realisation ofthe vision for the Canalside Quarter, as it would mean that, inconjunction with the Redrow, Bovale Homes and Country andMetropolitan plc proposals (for the Horseley Fields/AlbionStreet/Union Mill Street, Horseley Fields/Cornhill and OldSteam Mill sites respectively), comprehensive developmentalong the whole of the south side of the canal, from HorseleyFields Bridge to the railway station/City Interchange, can thenbe achieved. This would then help to create the context forappropriate redevelopment of the land to the northern side ofthe canal (but south of the railway line) between HorseleyFields Bridge and the railway station - in particular, the CraneFoundry site (NB:This site is, to some extent, 'compromised' byits location between the Canal and the railway line, and thenature of a preferred use for the site, and its associated designsolution, will require careful consideration). A potential use forthis site may be to provide a location for a high density studentaccommodation. A similar use, or conversion for apartments,and ideally, some business units, may also be possible for theadjacent listed Mill Street Railway and Goods Depot building.

The Low Level Station

4.11 The Low Level Station site represents a majordevelopment opportunity of some 4.6 hectares (11.2 acres),located in a very prominent location to the north east of therailway station and south of Wednesfield Road. The siteincludes the derelict listed structure of the former Low LevelStation itself and an additional tract of vacant land to the northof Wednesfield Road. The site was formerly the subject ofproposals by THI plc for a major commercial leisuredevelopment including a multiplex cinema and associated uses.However, these proposals were not implemented (largely, we

suspect, due to the marked down turn in the commercialleisure development market, in recent years, following theboom of the early/mid 1990's), and the site was subsequentlysold to Next Generation Clubs Limited who submitted aplanning application for a fitness and racquet centre, togetherwith a hotel and drive-thru restaurant. The proposals, whichincluded the sensitive refurbishment and re-use of the historicbuildings, were approved, although Next Generation Clubshave recently sold the site to Oswin Developments.

4.12 The Council will continue to encourage thedevelopment of a mixed use scheme incorporating commercial,leisure, business and residential uses including the sensitiverefurbishment and reuse of the historic buildings

4.13 Accessibility of the Low Level Station site has beenimproved via enhancement of the existing pedestrian arcadeunderneath the railway line.

Springfield Brewery

4.14 We consider the third major developmentopportunity within the Canalside Quarter to be the SpringfieldBrewery site. The site is currently owned by SimonDevelopments Limited,whose planning application for a factoryoutlet centre was recently refused, following a Public Inquiry inDecember 2002. The Council's approved Brief for the siteadvocates residential-led mixed use refurbishment andredevelopment of the site, which includes some listed buildings.The site covers an area of some 4.7 hectares (11.6 acres), andwe note that, at present, the southern part of the site is usedby Carvers for storage.

4.15 The scale of the site, and the size of the existingstructures, mean that it is certainly suitable forrefurbishment/redevelopment for a mixture of uses, and wewould suggest that this could include some/all of the following:

Figure 95. The Low Level Station

4. The Canalside Quarter- Residential;

- Workshop/small business space (potentially catering forcreative/cultural industries);

- Boutique hotel;

- Cultural/conference/exhibition facility;

- Ethnic crafts/retailing and functions; and

- Micro-Brewery and associated A3 uses.

4.16 We note that the Brewery benefits from extensivecellars which could be used to provide underground carparking.

4.17 While we understand that the Simon’s proposals wereadvanced on a 'commercial' basis, it is possible that, owing tothe complexities associated with dealing with the listedstructures, for example, viability of any redevelopmentproposals may be an issue. However, we understand that AWMmay potentially be interested in facilitating appropriatedevelopment of this site, and it may also be possible to involvethe Canalside Quarter delivery mechanism, either directly orvia cross-funding from other commercial developmentselsewhere within the area.

4.18 It should also be noted that the Council operates adepot facility on land to the south of the Springfield Brewerysite.While, at present, we are not aware of specific proposalsto relocate this facility, it may be possible to relocate the depotelsewhere, and the resultant site could be combined with thedevelopment opportunity provided either by the SpringfieldBrewery or the Low Level Station site, to enlarge thedevelopment opportunity provided by these two sites (e.g., toprovide ancillary facilities), or to accommodate additional

commercial development which could cross-fund lesscommercial developments of an overall 'package'. However,this would clearly raise issues relating to the identification of anappropriate relocation site for the Council facility, togetherwith the costs of acquiring the relocation site. However, weconsider that this opportunity should be explored further,given that the depot is in public ownership, and therefore maybe capable of being made available, if it is necessary or desirableto use the land as part of the redevelopment of either of thesemajor regeneration sites.

Delivery mechanism for the Canalside Quarter

4.19 As stated briefly above, there are likely to be a numberof factors underpinning the relatively limited progress, to date,in terms of the implementation of change across the CanalsideQuarter. These include:

- The poor linkages to and within the Canalside Quarter;

- The multitude of land ownerships involved, and issuesrelating to speculative site acquisition and unrealisticexpectations of site value; and

- Issues relating to financial viability, particularly wherehistoric/listed structures exist, or where site contaminationmay be present.

4.20 However, we consider that a key contributing factor isthe lack of a dedicated delivery mechanism for the CanalsideQuarter. Particularly given the problems associated with thevarious issues referred to above, we consider it is essential thata dedicated delivery mechanism is established, tasked withdelivering comprehensive regeneration within the Quarter.

4.21 Given the multitude of ownerships within theQuarter, we consider it essential that this mechanism includes

Figure 96. Springfield Brewery




the public sector, e.g., the City Council/AWM, which has theCompulsory Purchase powers necessary to facilitate siteassembly.

4.22 Although there is scope for values to rise within theCanalside Quarter (as initial developments such as the Redrowproposals are implemented, and access is improved via projectssuch as the City Interchange), it is possible (perhaps probable)that pump priming and financial assistance will be required forsome early elements of development, e.g., where sitecontamination exists or major infrastructure improvements arerequired. In this context, we anticipate that it would beappropriate for AWM and/or English Partnerships (who weunderstand are currently in discussion with the Council) to bea partner to the delivery mechanism.

4.23 In addition, we consider that it is essential for BWB tohave an involvement with the delivery mechanism, by virtue ofboth their land ownerships (which, though relatively limited insize, are strategically located) and their statutory andoperational responsibilities in relation to the canal itself.

4.24 Such a delivery mechanism will also require theinvolvement of one or more commercial developmentpartners. A number of candidates exist for such a role,including:

- 'Normal' commercial developers/contractors;

- ISIS - the waterside development and regenerationcompany set up by BWB in partnership with AMECDevelopments; and

- The English Cities Fund (ECF), a limited partnershipbetween English Partnerships, Legal and General and AMECDevelopments, established to progress area-basedregeneration proposals on a 'commercial' basis.

4.25 It will be noted that some of the parties referred toabove could potentially have involvement in a number of ways,and, therefore, there may be a particular synergy in involvingthese parties within the delivery mechanism.

4.26 As a general comment, particular issues for thedelivery mechanism are likely to be firstly, the scale of theproposed development; and, secondly, the availability ofCompulsory Purchase powers, if required.

4.27 The scale of the opportunities which are likely to bemade available to the delivery mechanism are important, forexample, while BWB has indicated to us (informally) that itsproposals for Limekiln Wharf/Minerva Wharf are likely to makecommercial sense, the resultant level of profit is likely to belimited, and there is a concern that, by implementing an earlyphase of regeneration within the Quarter for a very modestreturn, they will thereby be pump priming future developmentfor third party landowners who will benefit from increasedlevels of profitability as a result of rising values across the area.We anticipate that this will be an issue for any deliverymechanism for the Canalside Quarter, particularly one whichinvolves private sector partners and, therefore, the ability toparticipate in future more profitable developments within theQuarter (perhaps on a phased basis) will be an importantprerequisite. This is likely to be particularly true for both ISISand ECF, which have been established specifically to implementprojects of a certain scale and critical mass.

4.28 Secondly, but related to the above point, commercialpartners to the delivery mechanism will wish to have certaintythat the public sector will be willing to use its CompulsoryPurchase powers, as these will be essential to ensuring thedelivery of development proposals (and, indeed, as referred toabove, development opportunities of a sufficient scale) within adefined timescale.

Figure 97. Vision for the Canalside Quarter(indicative)

4. The Canalside Quarter4.29 In addition, we consider that commercial partners tothe Canalside Quarter delivery mechanism will wish to satisfythemselves as to the realism and deliverability of the publicsector's proposals for the Canalside Quarter, and, in thiscontext, we do not consider that it would be appropriate, atthis stage, to formulate overly prescriptive proposals forindividual development sites, or the Quarter as a whole, aspotential development partners would wish to have an input tothe formulation of detailed proposals.

4.30 In addition, the future management and maintenanceof the Canalside Quarter should be discussed with BritishWaterways Board, and other interested parties, via theCanalside Quarter Forum. It is likely that this will be achievedthrough partnership action and future developmentcontributions.

4.31 We provide below broad estimates of the likelyconstruction costs for two of the key projects which wepropose (and which are also discussed under the 'prosperingeconomy' and 'cultural experience' themes referred to inSection 3 above). These figures are intended to provide a broadindication of the likely capital costs of construction of therelevant projects and at this stage it is difficult to provide anestimate of the likely values (in terms of either rental or capitalvalues) which would arise from these uses. In any case, theirviability would need to be considered in the context of anoverall development 'package' for the sites in question, withless viable elements of a mixed use development potentiallybeing cross-funded via more financially viable uses.

Figure 98. Victoria Basin




Table 9. Key actions for the Canalside Quarter Link to UDP policy

1. The Council/BWB to finalise and progress proposals for the Limekiln Wharf/Minerva Wharf site, including also, potentially, the former Edward Vaughan Stampings site and the former Cheese and Butter Warehouse site; CC12

2. Identify preferred option for the Low Level Station site, and undertake detailed financial viability assessments; CC12

3. If appropriate, enter into discussions with potential operator for a commercial leisure attraction on the Low Level Station site; CC12

4. Detailed financial viability assessment for the comprehensive mixed use refurbishment/redevelopment of the Springfield Brewery site; CC12

5. The City Council to explore appropriate relocation opportunities for its Depot facility; CC12

6. The City Council to enter into detailed discussions, as a matter of urgency, with AWM, English Partnerships, BWB and ECF, in order to identify and establish preferred delivery mechanism for the Canalside Quarter; CC12

7. Progress towards early implementation of the City Interchange project. AM3, CC5

Table 10. Indicative Summary of Construction Costs for Key Canalside Quarter Projects

Site(s) and Owner

NB: site numbers refer to numbering in Figure 2.2 of Appendix A of Canalside QuarterImplementation Plan, December 2000.

Size (Ha) Estimated Construction Costs

Low Level Station - Oswin Developments/Helical Retail (Site 13) 4.55 High quality hotel (4 star)New build 100 bedrooms @ £75,000 per room = £7,500,000

Springfield Brewery - Simon Developments Ltd (Sites 7 and 8) 4.68 Boutique Hotel - 50 bedrooms @ £85,000 per room = £4,250,000

Note: The above costs are indicative only and are at fourth quarter 2003 levels

Exclusions: Land acquisition and planning costs. Remediation of contaminated land. Services diversions. New inspection coversand gullies. Road closures and pedestrian/traffic diversions during works. Works to adjacent buildings.Traffic calming measures.Inflation. VAT. Contingencies. Design Development Costs. Management and consultants' fees.


Figure 99. Canalside Quarter proposals

1

2

3


Key


5. Implementation


Introduction and context

5.1 The implementation strategy is one of the mostimportant dimensions of the Wolverhampton City CentreStrategy and Action Plan. We aim to present an innovative andstreamlined strategy for delivery, which capitalises upon theexperience which the city has already gained from partnershipprojects such as the St. Johns Urban Village Board and focusesupon realising this ambitious vision for the city.

5.2 Our advice on implementation issues has already beenpresented to the clients and discussed with a number ofrelevant stakeholders. In this section of our report, we aim tosummarise the key elements of this advice.

5.3 From the information provided to us by the Council(principally the "Mapping Partnerships" Paper, presented to theCouncil's Cabinet on 4th September 2002), we are aware thatthere is a very wide range of partnerships involved in variousaspects of regeneration within Wolverhampton. Some of thesepartnerships, such as the ABCD Steering Group, for example,are specific to discrete physical areas of the city, while othersencompass a much broader sub-regional role, such as theWalsall,Wolverhampton, and South Staffordshire RegenerationZone Shadow Board. Other partnerships deal with matterswhich - though relevant to regeneration - lie primarily outsidethe field of physical regeneration and economic development.In total, the Council has identified some 80 such partnerships.

5.4 From the discussions which we have held to date,there is a degree of consensus that the existence of this largenumber of partnerships and similar bodies means that it is notalways clear where individual parties' areas of responsibilitybegin and end, and there may be a lack of clarity for, inter alia,prospective developers or investors. There is also theperception that, to some extent at least, regeneration initiativeshave been undertaken in a ‘piecemeal’ fashion, and that there

may be a need to inject a more strategic or city wide dimensionto thinking and decision making in relation to regenerationissues within Wolverhampton. We consider this to beparticularly important for the following reasons:

- The existence of a range of potentially competing prioritiesfor regeneration within and across the city;

- The existence of finite resources (e.g., in terms of bothfunding and staffing) to support regeneration, and the needfor bodies such as AWM to demonstrate that their fundingof regeneration projects delivers the requisite outputs; and

- Competing initiatives and proposals from other WestMidlands centres such as Walsall and Sandwell, and theincreasing strength of Birmingham's city centre "offer".

5.5 It is against this background which we have formulatedour initial advice on delivery mechanisms.

An appropriate city wide delivery mechanism

5.6 In this context, we consider that there is a clear needto identify a delivery mechanism which is capable ofundertaking (at least) the following functions:

- Strategic leadership of the regeneration process withinWolverhampton;

- The prioritisation of objectives and key-projects;

- The application of appropriate powers in order toencourage and, where necessary, coerce theimplementation of the "vision" contained within theStrategy and Action Plan.

Figure 100.Wolverhampton

5. Implementation5.7 This latter function may involve the use of statutorypowers, such as the Council's powers as Local PlanningAuthority, or the compulsory purchase powers possessed byboth the City Council and AWM. It also includes the ability todirect or provide funding for high priority projects.

5.8 However, it is important to note that maximising thesuccess of regeneration initiatives within Wolverhampton andensuring the successful early delivery of key projects will bedependant not only on identification of an appropriate deliverymechanism, but also upon ensuring the commitment anddynamic leadership of the key stakeholders within theregeneration sector, the ability to secure funding fromappropriate sources, and the willingness to adopt - and adhereto - a clear set of priorities.

5.9 From our analysis of the key regeneration issues andopportunities within Wolverhampton, it is highly unlikely that asingle "one size fits all" delivery mechanism will be appropriateand effective across the whole of the city centre. Specifically,Wolverhampton has a number of discrete physical or"character" areas, which face different regeneration issues andchallenges and which may require the intervention and supportof a range of organisations or partners. Examples include thefollowing:

- The Retail Core Expansion - This is a key priority forthe City Council. If this project is to be successfullyimplemented, then in our opinion, it will require a sharplyfocused and commercial delivery mechanism basedprincipally upon the selection of a preferred developmentpartner who will undertake the development on afinancially viable basis, in partnership with the Council.(This development partner is, however, unlikely to have adirect involvement in the implementation of otherregeneration proposals within the city.);

- The ABCD New Deal for Communities area - This islikely to require a more community-focused deliverymechanism which can take account of the views andrequirements of the local community; and

- The Canalside Quarter - As referred to above, thisrepresents an area of significant but largely untouchedpotential within Wolverhampton, although theimplementation of the Redrow proposals for the HorseleyFields/Albion Street/Union Mill Street site, and theprogression of the City Interchange project, for example,mean that an appropriate context for the realisation of thispotential is now emerging. In our view, one of the reasonswhy the existing Canalside Quarter Implementation Planhas not been delivered is the absence of a dedicateddelivery mechanism for the Quarter. We recommend thatsuch a mechanism should include British Waterways Board(BWB), the City Council, and AWM. Such a mechanism maybear a number of similarities to the "Nottingham Model"(which involve East Midlands Development Agency,Nottingham City Council, BWB and others).

5.10 This "City of Quarters" approach is reflected in theWolverhampton UDP and, in our view, means that a singledelivery mechanism may not be appropriate. In other words,our initial view is that, when considering a "city wide deliverymechanism", what is required is an over-arching structure orbody which will be responsible for shaping, leading, and assistingin the implementation of various regeneration projects (eachwith their own site or area specific delivery mechanism) acrossthe city as a whole. This structure - which we have called "theWolverhampton Strategic Regeneration Board" - must be ableto do the following:

- Provide leadership;

- Establish a clear priority to projects, and therefore alsoprioritise available funding; Figure 101. The Royal Hospital site


5. Implementation


- Draw upon the Council's Statutory compulsory purchasepowers as the local planning authority;

- Draw upon the compulsory purchase powers of theCouncil/AWM; and

- Draw upon or direct funding available through AWM andothers.

5.11 This Board needs to have a high degree of credibility,in order to work with - and influence - private sectordevelopment partners and other agencies. It also requires linksto the business community within Wolverhampton and thecommunity at large. For the Board to be effective, and to havethe requisite degree of credibility, we consider that it mayrequire both its own Management Board (analogous to a boardof directors) and a dedicated Project Team. We consider thatthe Management Board will require representation from theCity Council, AWM, and Wolverhampton City CentreCompany (in view of the Company's role in relation to citycentre management and marketing, and the evening economy).Other Board representatives might potentially be drawn fromamongst the following:

- The Canalside Quarter delivery mechanism/BritishWaterways Board;

- The ABCD Partnership and St John's Urban Village Board;

- The education sector; and

- The Council's development partner in relation to theexpansion of the city's retail core.

5.12 The Council is currently in discussion with EnglishPartnerships, regarding the possibility of the agency taking agreater role in relation to the delivery of regeneration projects

within Wolverhampton. If this involvement can be secured (andwe consider that such an involvement would be highlydesirable), then we would certainly envisage that EP would alsohave a role on the Management Board.

5.13 The Council is in the process of defining the Terms ofReference for the Wolverhampton Development Agency and itsStrategic Regeneration Board. Further details will beconsidered by the Council's Cabinet in due course. It isexpected that the Development Agency and StrategicRegeneration Board will be operational from October 1 2005.

5.14 The success of the ‘Wolverhampton StrategicRegeneration Board’ will be dependent upon the commitment,leadership, and decision making potential of the Board, as wellas its ability to direct appropriate funding to those key priorityprojects which have the greatest ability to deliver significantregeneration benefits and to secure the greatest changes toWolverhampton's image, leading to greater confidence,investment, and prosperity within the city.

Figure 102. St John’s Urban Village

6. Conclusions6.1 As the preceding analysis has highlighted, there are awide range of regeneration projects and initiatives currentlyunderway within Wolverhampton. These projects create boththe context and stimulus for the City Centre Strategy andAction Plan. This context means that a major opportunity nowexists for Wolverhampton to build upon its newly won ‘city’status and to develop into a modern and mature city for the21st century, and the premier City for the sub-region. Recentand current regeneration and development proposals, such asthe Learning Quarter initiatives and the Redrow proposals,together with proposals which are now being brought forward,such as the City Interchange and Retail Core Expansion, meanthat there is mounting pressure for beneficial change and agrowing body of successful outcomes which can help to formthe foundation for future projects.

6.2 Many of these opportunities have the potential todeliver significant regeneration benefits. In the Strategy, wehave sought to prepare a strategy which adopts acomprehensive approach to a number of the issues andchallenges facing Wolverhampton as a whole, having regard toa range of key themes. Given the extent of our stakeholderconsultation, we consider that the Strategy provides a clearvision for positive change and reflects the aspirations and needsof local people and stakeholders.

Sustainability and Equality Framework

6.3 Table 11, below, provides a Sustainability and EqualityFramework for the Strategy. This aims to assess the Strategyagainst a number of the indicators set out in Appendix 1 of theSustainability and Equality Appraisal for the WolverhamptonDevelopment Plan First Deposit, April 2003. This has beenundertaken in order to understand the extent to which theproposals contained within the Strategy contribute to theCouncil's Sustainability and Equality objectives.These objectivesare intended to contribute to an enhancement of the

Figure 103. Cleveland Road proposals (indicative)


6. Conclusions


Table 11. Sustainability and equality frameworkSustainable Development Aim Impact of Activity Comments Indicator

- o + N/A1. Environment

Make optimum use of land * The majority of the Action Plan proposes development onbrownfield land

BrownfieldLand Reclaimed (ha)

Enhance qualities of land and the natural environment * Opening up the Canalside. Public realm improvements. Improvedconnections. Decontamination of land for development.

Quality of the environment

Protect and enhance the quality of the built environment * Reuse of existing buildings, i.e., Low Level Station/SpringfieldBrewery. Improving pedestrian linkages.

Quality of the built environment

Protect and enhance the historic environment * Reuse of existing buildings, i.e., Low Level Station/SpringfieldBrewery. Improve environment and understanding of CanalsideQuarter.

Quality of the reused historic buildings

Protect and enhance air quality * Promoting a cycle strategy as well as connectivity within the centre Monitoring pollution levels

Protect and enhance water quality and maintain water resources * Opening up of the Canalside. Encouragement of gooddevelopment practices

Monitoring of water quality

Protect flood plains and water courses * N/A N/A

Protect and enhance biodiversity and geological features * Enhancement of Canalside Quarter Ecological Surveys

Maximise the efficient use of minerals * N/A N/A

Minimise the amount of waste * Will be largely dependent on existing UDP policies and BuildingRegs/detailed planning conditions.

N/A

Maximise the efficient use and production of energy * Will be largely dependent on existing UDP policies and BuildingRegs/detailed planning conditions.

N/A

2. People and Society

Enhance public health for all * Provision of new housing (including affordable). Promotion of theCultural Experience. Improving connections within the centre.Possibility of new leisure facilities, e.g., within Canalside Quarter.

Number of houses built. Public views. Monitoring of airquality.

Enhance education opportunities for all * Potential expansion of the Learning Quarter. Training proposalsassociated with expansion of office market.

Attendance figures at Education Facilities

Enabling the provision of an adequate range of housing to meet theneeds of the City's people

* Promoting City Living.New high density family housing e.g. in Canalside Quarter.

Number of affordable houses development

6. ConclusionsTable 11. Sustainability and equality framework (continued)Sustainable Development Aim Impact of Activity Comments Indicator

- o + N/AThe ability to access (with the minimum need to travel) a broadrange of services, facilities, and jobs to meet people's basic needs

* Promotion of the Connectivity and Prospering Economy themes.The development of mixed-use schemes in close proximity of CityCentre and a choice of modes of transport.

Travel times. Number of jobs created.

Maintain and improve safety, perception of safety, and communitywell being

* This issue is likely to be considered more fully during the detaileddesign stage of the development process. However, all the themessuggested aim to improve safety and community well-being. Mixeduse development within the Canalside Quarter will improve thesafety of this important area.

Police reports (reported crime)

Provide for equality of opportunity and promote good racerelations

* This issue is dependent on existing UDP and Race Relations Policy.However, the strategy does encourage a diverse CulturalExperience.

N/A

3. Economic Well Being

Supporting and growing local economy by fostering an advancedmanufacturing sector with a competitive services sector

* Promoting the Prospering Economy Theme. This includesmeasures to stimulate the office market and providing a new highquality hotel and conference facilities which will attract businessesto the area.

Jobs created

Support a stable and growing regional economy and regenerationinitiatives

* The Strategy and Action Plan has been developed within theregional context and promotes a broad range of regenerationproposals.

Encourage sustainable industries * These issues need to be considered as part of a wider economicstrategy for the city

N/A

Enhance social inclusion and develop a more equitable balance ofprosperity across the city

* All the 'Themes' being promoted within the Strategy and ActionPlan seek to achieve this aim.

All of the indicators listed.


6. Conclusions


environment within Wolverhampton and to the moresustainable use of resources, to strengthen the city's economy,and to ensure equality of opportunity for the city's population.The assessment of the Strategy has been undertaken on aqualitative basis and, where appropriate, it highlights specificelements of the Strategy which contribute towards theCouncil's sustainable development aims. Overall, theassessment indicates that the Strategy is likely to make apositive contribution towards the achievement of many of theCouncil's sustainable development objectives, and that it isunlikely to have an adverse effect upon the achievement on anyof these objectives.

Priorities for Action

6.4 We consider that maximising the potential benefitsfrom new development depends upon a comprehensiveapproach which treats Wolverhampton as a whole, rather thana series of individual site specific proposals. Thiscomprehensive approach provides the rationale for not onlythe various projects which we propose, but also our suggestionof a "Wolverhampton Strategic Regeneration Board."

6.5 However, in order to provide a focused programmefor action, a number of key priority projects have beenidentified. These projects are intended to ensure thatsubstantial beneficial change can be secured, focusing on thoseprojects which have the greatest capacity to transformperceptions of Wolverhampton, and to act as catalysts forfurther regeneration. In addition, these suggested PriorityProjects are intended to strike an appropriate balance betweenthose projects which can provide 'early wins', or which can beundertaken at relatively low cost, and those major projectswhich will take longer to come to fruition, but will deliversubstantial benefits. These projects are summarised in tables11 and 12.

Table 12. Short-Medium Term ProjectsProject Justification/BenefitsAgree Canalside Quarter DeliveryMechanism

- Mechanism needed to deliver comprehensive regeneration within CanalsideQuarter.

- Releases funding - potentially from both private and public sector

Wolverhampton Strategic RegenerationBoard

- Provides leadership.- Sets priorities.- Directs funding.- Creates partnerships.

Station Interchange - Will provide major new 'Gateway' to the City and improve linkages betweenCanalside Quarter and City Centre.

- City Council and others currently progressing statutory requirements.- On site works should commence in 2005.

Metro Improvements - Enabling works for Five W's Metro Extension to be undertaken as part ofStation Interchange.

- Will improve links to city centre and accessibility of Canalside Quarter.

Dudley Street Pedestrian ZoneEnhancement (plus refurbishment of otherpedestrianised areas)

- 'High impact' project which will improve perceptions of city centre and improveenvironment.

- Complements and supports Retail Core Expansion.

Pedestrianisation of QueenStreet/Princess Street/Market Street

- Improves perceptions of City Centre.- Improves pedestrian accessibility.- Queen Street pedestrianisation supports redevelopment of bus station.

Improved City-Wide Pedestrian and CycleLinks

- An ongoing project - using combination of LTP funding and developercontributions.

- Improves accessibility.- Improves environment.

Implement Pedestrian Signage StudyRecommendations

- Relatively low-cost/straightforward project.- Improves accessibility of the City Centre.

Minerva Wharf/Lime Kiln WharfDevelopment Proposals

- Key catalyst for further regeneration of Canalside Quarter.- Provides new residential and business space.- Enhances key gateway to City Centre.

Wolverhampton Streetscape Strategy - Provides unified and coherent approach to streetscape across the city.- Enhances quality and perceptions of City Centre.

St John's Urban Village Café Square - Needs to be reflected in Retail Core Expansion proposals.- Furthers Urban Village aspirations.

6. ConclusionsTable 12. Short-Medium Term Projects (cont.)Project Justification/BenefitsFestivals and Events - Early Win project.

- Relatively low cost project.- Animates city centre and improves city centre 'offer'.- Attracts more people into city centre, particularly at night.

Evening Economy Plan - Transformation of evening economy crucial to delivery of range of projects.- Improves image of City Centre.- Helps to attract/retain new residents within City Centre.

Retail Core Expansion - Key project for transforming perceptions of City Centre.- Substantially improves city centre's retail ‘offer’.- Creates additional trade for existing businesses.- Increased visitor numbers will create demand for other uses, e.g.,

leisure/restaurants.- Improves quality of urban environment.

Residential Sites Strategy - Assists delivery of major new residential communities and re-use of brownfieldland.

- Relatively low cost project.

High Density Family Housing Design andDevelopment Briefs

- Ensures high quality new development.- Relatively low cost project.- Provides basis for high profile design competitions.

New Student Accommodation - Potential ‘early win’.- Can help to initiate regeneration, e.g., in Canalside Quarter.- Supports Learning Quarter/education sector.

Table 13. Medium-Long Term ProjectsProject Justification/BenefitsCanalside Quarter Improvement Project - A significant project to transform city's identity.

- Improves investor perceptions/confidence in Quarter.- Creates safe and attractive environment.

Cultural/Conference Centre - Exciting high profile project.- Potentially involves re-use of listed buildings/brownfield sites.- Important business/visitor facility with disproportionate impact.

High Quality/Boutique Hotel - Helps to create confidence and lever additional investment.- Important business support/visitor function.- Potential disproportionate impact on Wolverhampton's image and identity.

Redesign/Refurbish Bus Station - Complements Station Interchange and pedestrianisation of Queen Street.- Reflects recommendations of Bus Access study.- Improves public transport facilities.

Boulevard Strategy for Ring Road - Improves connectivity to City Centre.- Reduces impact of severance.- Improves environmental quality.

Metro Improvements - Implementation of Five W's route.- Improves accessibility of City Centre and Canalside Quarter.

Brinsford Park and Ride - Reduces congestion- Improves public transport accessibility.

Wolverhampton Cycle Strategy - Draft Cycle Strategy under consultation.- Improves accessibility and reduces congestion.- Provides route/facilities which are safe, convenient, and attractive.


6. Conclusions


6.6 It will be noted that the above tables refer not only tophysical projects or proposals, but also to the creation of theWolverhampton Strategic Regeneration Board and theformulation of the Canalside Quarter Delivery Mechanism.Both of these bodies have key roles to play, in ensuring thedelivery of many of the projects set out in the Strategy andAction Plan. It will therefore be important to ensure that theyare established at the earliest possible opportunity.

6.7 It is important that these priorities are not treated intoo prescriptive or inflexible a way. For example, if otherdevelopment proposals, which are compatible with the overallaims of the Strategy and Action Plan, are brought forward (e.g.,as a result of changing ownerships within the CanalsideQuarter, for example) at an early stage, then these should beencouraged.

Monitoring and Review

6.8 It is likely that the City Centre Strategy and ActionPlan will have a life of 10-15 years and possibly beyond, and thatits implementation will extend over the majority, if not all, ofthis period. However, the potential exists to secure ‘early wins’,which will help to initiate the process of regeneration andchange at as early a stage as possible. While the Strategy willprovide a framework for development over this timescale, it isimportant that it is seen as a ‘living’ document and is monitoredand reviewed on an ongoing basis, in order to reflect, inter alia,changes in property market requirements and newopportunities which may arise, planning policy guidance, andthe successful implementation of regeneration proposals withinboth the city and the wider Black Country/West Midlands area.

6.9 This process of monitoring and reviewing should takeplace on a regular basis, having regard to the progress whichhas been made in implementing the key projects and proposalsset out in this document and, where progress is limited, it

should aim to identify the reasons for this, and the actionswhich need to be put in place in order to rectify this.Whereparticular problems or barriers exist in relation to a specificproject, then it may be appropriate for projects to be re-prioritised.

6.10 Specific measures against which the overall success orperformance of the strategy can be assessed include thefollowing:

- Implementation of individual projects;- New commercial floorspace created;- Number of new residential units created (including the

number of affordable or ‘specialist’ units such as shelteredhousing);

- Floorspace refurbished/number of vacant buildings broughtback into economic use (with specific reference to listedbuildings);

- Number of jobs creates (Full Time Equivalents);- Quantum of brownfield land redeveloped;- Quantum of contaminated land remediated;- Area of existing public realm enhanced;- Area of new public realm created;- Level of public sector funding committed;- Level of private sector funding committed;- User satisfaction- Existing public transport facilities enhanced (ie quantum

of investment);- New public transport facilities provided (quantum of

investment, number or extent of new facilities such aspedestrian crossings or kilometres of new tramwayprovided)

- Number of occupiers within specific project areas(distinguish between occupiers new to Wolverhampton andrelocation of existing businesses etc).

6. ConclusionsThis monitoring process could take place on an annual orbiannual basis.

6.11 Elsewhere within this document, the vision forWolverhampton is summarised as follows:

The vision for the regeneration of the city is to buildupon its proud heritage, its spirit of competitivenessand innovation, its modern infrastructure, and thestrength and character of is people and take its placeas a principal city on the regional, national, andinternational stage.

6.12 The proposals contained within the WolverhamptonCity Centre Strategy and Action Plan will make a majorcontribution to the achievement of this vision, ensuring thatWolverhampton is truly a city for the 21st century. We hopethat this is a vision which others will share, and choose toparticipate in.


Documents

strategy and action plan v5 - modern.gov · the city), and a strong office sector. Birmingham has also experienced a considerable strengthening of its city centre residential market