Unitary Development Plan Wolverhampton...Wolverhampton Unitary Development Plan 2001 - 2011 Part II Page Design Policy D2 Design Statement 47 Policy D3 Urban Structure 48 Policy D4

Wolverhampton

Unitary Development Plan2001 - 2011

Adopted as the development plan for Wolverhampton in June 2006

Costas Georghiou, Chief Planning and Highways OfficerRegeneration and EnvironmentWolverhampton City CouncilCivic Centre, St Peter’s SquareWolverhampton WV1 1RP

E-mail enquiries: [email protected]: wolverhampton.gov.uk

APPENDICES Page

Appendix 1: Supplementary Planning Guidance / Documents List 260

Appendix 2: Detailed Open Space, Sport and Recreation Requirements 262for New Housing Developments

Appendix 3: Highway Improvement Lines 265

Appendix 4: Sites of Regional and Local Importance for Nature Conservation 266

Appendix 5: Schedule of Wolverhampton City Centre Frontages 268

TABLES

Table 3.1 Examples of Planning Obligations Which May Be Sought 38

Table 3.2 UDP Monitoring Indicators and Targets 41

Table 5.1 Future Capacity Requirements - Waste Treatment Facilities 70

Table 9.1 Business Development Allocations 119

Table 12.1 Wolverhampton Open Space, Sport and Recreation Standards 170

Table 13.1 Housing Land Supply 185

Table 13.2 Housing Allocations 189

Table 13.3 Housing Renewal Sites 191

Table 13.4 Significant Site (20 dwellings or more) with Planning Permission 191as of April 2004 (excluding sites under construction)

Table 13.5 Demand for Sheltered Housing for Older People (2002-2007) 200

MAPS

Map 2.1 Wolverhampton Area Development Framework Key Diagram 23

Map 2.2 Priority Neighbourhoods 24

Map 12.1 Wolverhampton Park Areas 171

Map 12.2 The Greenway Network 172

Map A5.1 Defined Frontages in Wolverhampton City Centre 271

CONTENTS

CHAPTERS Page

Part I

Chapter 1 Introduction and Context 1

Chapter 2 Strategy 16

Chapter 3 Implementation, Monitoring and Review 36

Part II

Chapter 4 Design 46

Chapter 5 Environmental Protection 60

Chapter 6 Historic Environment 78

Chapter 7 Nature Conservation 96

Chapter 8 The Green Belt and Rural Landscapes 108

Chapter 9 Business and Industry 114

Chapter 10 Shopping and the Role of Centres 134

Chapter 11 Community Services 158

Chapter 12 Open Space, Sport and Recreation 168

Chapter 13 Housing 184

Chapter 14 Access and Mobility 204

Chapter 15 Wolverhampton City Centre 224

Chapter 16 Bilston Town Centre 242

Chapter 17 Wednesfield Village Centre 254

Wolverhampton Unitary Development Plan 2001 - 2011 Wolverhampton Unitary Development Plan 2001 - 2011

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Wolverhampton Unitary Development Plan 2001 - 2011

Part II Page

Design

Policy D2 Design Statement 47

Policy D3 Urban Structure 48

Policy D4 Urban Grain 48

Policy D5 Public Realm (public space / private space) 49

Policy D6 Townscape and Landscape 50

Policy D7 Scale - Height 50

Policy D8 Scale - Massing 51

Policy D9 Appearance 52

Policy D10 Community Safety (part) 53

Policy D11 Access for People with Disabilities (part) 54

Policy D12 Nature Conservation and Natural Features 55

Policy D13 Sustainable Development (natural resources & energy use) 56

Policy D14 The Provision of Public Art 56

Environmental Protection

Policy EP2 Environmental Impact Assessments 61

Policy EP3 Air Pollution 61

Policy EP4 Light Pollution 62

Policy EP5 Noise Pollution 62

Policy EP6 Protection of Groundwater, Watercourses and Canals 63

Policy EP7 Protection of Floodplains 64

Policy EP8 Water Supply Arrangements for Development 65

Policy EP9 Sustainable Drainage Arrangements for Development 65

Policy EP10 Notifiable Installations 66

Policy EP11 Development on Contaminated or Unstable Land 66

Policy EP12 Reclamation of Derelict Land 67

Policy EP13 Waste and Development (part) 68

Policy EP14 Waste Management Facilities 70

Policy EP15 Landfill Activities 71

Policy EP17 Renewable Energy 72

Policy EP18 Mineral Extraction 73

Policy EP19 Advertisements 74

Policy EP20 Telecommunications 74


POLICIES

Part I Page

Policy S1: Strategic Regeneration Areas 21

Policy S2: Strategic Regeneration Corridors 26

Policy S3: Local Area and Neighbourhood Renewal 28

Policy S4: Mixed Use Development 29

Policy D1: Design Quality 30

Policy D10: Community Safety (part) 30

Policy D11: Access for People with Disabilities (part) 30

Policy EP1: Pollution Control 30

Policy EP13: Waste and Development (part) 30

Policy EP16: Energy Conservation 31

Policy HE1: Preservation of Local Character and Distinctiveness (part) 31

Policy N1: Promotion of Nature Conservation (part) 31

Policy G1: Protection of the Green Belt 31

Policy B1: Economic Prosperity 31

Policy B2: Balanced Portfolio of Employment Land 31

Policy SH1: Centres Strategy 31

Policy C1: Health, Education and other Community Services 32

Policy R1: Local Standards for Open Space, Sport & Recreation Facilities 32

Policy H1: Housing 32

Policy H2: Housing Land Provision 33

Policy AM1: Access and Mobility (part) and New Development 33

Policy IMR1: Implementation 36

Policy IMR2: Planning Obligations and Agreements 37

Policy IMR3: Compulsory Purchase Orders 39

Policy IMR4: Monitoring and Review 39

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Part Il (Continued) Page

Nature Conservation

Policy N1 Promotion of Nature Conservation (part) 96

Policy N2 Access to Natural Green Space 98

Policy N3 Protection of Sites of Importance for Nature Conservation 98

Policy N4 Protection, Declaration and Enhancement of Local Nature Reserves 99

Policy N5 Protection of Sites of Local Importance for Nature Conservation 100and Landscape Features of Value for Wildlife and Geology

Policy N6 Protection of Important Hedgerows 102

Policy N7 The Urban Forest 102

Policy N8 Tettenhall Ridge Ancient Woodland 103

Policy N9 Protection of Wildlife Species 103

The Green Belt and Rural Landscapes

Policy G2 Control of Development in the Green Belt 109

Policy G3 Control of Development Conspicuous from the Green Belt 109

Policy G4 Major Developed Sites in the Green Belt 110

Policy G5 Access to the Green Belt 110

Policy G6 Northycote Farm Country Park 111

Business and Industry

Policy B3 Business Development Allocations 118

Policy B4 Expansion of Existing Businesses 122

Policy B5 Design Standards for Employment Sites 122

Policy B6 Offices 123

Policy B7 Loss of City Centre Offices 125

Policy B8 Warehousing 125

Policy B9 Defined Business Areas 126

Policy B10 Redevelopment of Business Land and Premises 127

Policy B11 Ancillary Uses in Employment Areas and Premises 129

Policy B12 Access to Job Opportunities 130

Policy B13 Business Tourism, Hotel and Conference Facilities 130

Policy B14 All Saints and Blakenhall Community Development Area - 131Warehouse Quarter



Historic Environment

Policy HE1 Preservation of Local Character and Distinctiveness (part) 79

Policy HE2 Historic Resources and Enabling Development 80

Policy HE3 Preservation and Enhancement of Conservation Areas 81

Policy HE4 Proposals Affecting a Conservation Area 82

Policy HE5 Control of Development in a Conservation Area 82

Policy HE6 Demolition of Buildings or Structures in a Conservation Area 83

Policy HE7 Underused Buildings and Structures in a Conservation Area 83

Policy HE8 Encouragement of Appropriate Redevelopment 83in Conservation Areas

Policy HE9 Relaxation of Normal Standards in a Conservation Area 83

Policy HE10 Removal of Permitted Development Rights in a Conservation Area 84

Policy HE11 Shop Fronts and Advertisements in Conservation Areas 84

Policy HE12 Preservation and Active Use of Listed Buildings 84

Policy HE13 Development Affecting a Listed Building 85

Policy HE14 Alterations and Extensions to a Listed Building 85

Policy HE15 Change of Use of a Listed Building 86

Policy HE16 Demolition of a Listed Building 86

Policy HE17 Development Affecting the Setting of a Listed Building 87

Policy HE18 Preservation and Enhancement of Local List Buildings & Sites 87

Policy HE19 Development Affecting a Local List Building or Site 87

Policy HE20 Demolition of a Local List Building or Site 88

Policy HE21 Historic Parks and Gardens 88

Policy HE22 Protection and Enhancement of the Canal Network 89

Policy HE23 Bradley Arm of the Birmingham Canal 90

Policy HE24 Management and Protection of Archaeological Sites 90

Policy HE25 Sites and Monuments Record 90

Policy HE26 Requirement for Archaeological Evaluation 91

Policy HE27 Development Affecting a Monument of National Importance 91

Policy HE28 Development Affecting Other Archaeological Sites 91


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Open Space, Sport and Recreation

Policy R2 Open Space, Sport and Recreation Priority Areas 174

Policy R3 Protection of Open Space, Sport and Recreation Facilities 174

Policy R4 Development Adjacent to Open Spaces 176

Policy R5 Sports Grounds 176

Policy R6 The Greenway Network 178

Policy R7 Open Space Requirements for New Development 179

Policy R8 Dual-use of Open Space, Sport and Recreation Facilities 179

Policy R9 New Open Space, Sport and Recreation Facilities 179

Policy R10 Floodlighting and Synthetic Turf Pitches 180

Housing

Policy H3 Housing Site Assessment Criteria 186

Policy H4 Housing Allocations 188

Policy H5 Housing Renewal and Neighbourhood Renewal 192

Policy H6 Design of Housing Development 193

Policy H7 Conversion of Buildings from Non-Residential to Residential Use 194

Policy H8 Open Space, Sport and Recreation Requirements for 194New Housing Developments

Policy H9 Housing Density and Mix 195

Policy H10 Affordable Housing 196

Policy H11 Special Needs Accommodation 198

Policy H12 Residential Care Homes 200

Policy H13 Sites for Travelling People 201



Shopping and the Role of Centres

Policy SH2 Centre Uses 138

Policy SH3 Need and the Sequential Approach 139

Policy SH4 Integration of Development into Centres 141

Policy SH5 Wolverhampton City Centre 142

Policy SH6 Bilston and Wednesfield Town Centres 144

Policy SH7 District Centres 146

Policy SH8 Local Centres 146

Policy SH9 Local Shops and Centre Uses 147

Policy SH10 Protected Frontages 149

Policy SH11 New Retail Development - Comparison Goods 150

Policy SH12 New Retail Development - Bulky Comparison Goods 150

Policy SH13 New Retail Development - Foodstores 151

Policy SH14 Catering Outlets 151

Policy SH15 Drive-Through Facilities 153

Policy SH16 Amusement Centres and Arcades 153

Policy SH17 Retailing at Petrol Filling Stations 154

Community Services

Policy C2 Location of New Community Services Development 159

Policy C3 Community Meeting Places 160

Policy C4 Education Facilities 160

Policy C5 Health Service Improvements 161

Policy C6 New Cross Hospital. 162

Policy C7 Medical Practices in Residential Areas 163

Policy C8 Access to Medical Practices 163

Policy C9 Cemetery Provision 164


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Bilston Town Centre

Policy BTC1 Bilston Town Centre Wide Initiatives 244

Policy BTC2 Mount Pleasant Area 245

Policy BTC3 Historic Core 246

Policy BTC4 The Primary Shopping Area 247

Policy BTC5 Western Gateway 248

Policy BTC6 Frontage Use Policy 249

Policy BTC7 Bilston Town Hall 249

Wednesfield Village Centre

Policy WVC1 The High Street / Market Retail Core (Primary Shopping Area) 256

Policy WVC2 Improved Linkages and Connectivity 256

Policy WVC3 Midland Metro 257

Policy WVC4 Short Stay Car Parking 257

Policy WVC5 The Canal 258

Policy WVC6 Frontage Use Policy 258

Policy WVC7 Housing 258

Policy WVC8 Employment Uses 258

Policy WVC9 Lichfield Road 259


Page

Access and Mobility

Policy AM1 Access, Mobility and New Development (part) 205

Policy AM2 Strategic Regeneration Areas and Corridors - Transport Investment 206

Policy AM3 Major Transport Schemes 208

Policy AM4 Strategic Highway Network 208

Policy AM5 Protection of Highway Improvement Lines 209

Policy AM6 Transport Assessments 210

Policy AM7 Travel Plans 211

Policy AM8 Public Transport 211

Policy AM9 Provision for Pedestrians 214

Policy AM10 Provision for Cyclists 215

Policy AM11 Park and Ride 215

Policy AM12 Parking and Servicing Provision 216

Policy AM13 Development of Freight Facilities 219

Policy AM14 Minimising the Effect of Traffic on Communities 220

Policy AM15 Road Safety and Personal Security 220

Wolverhampton City Centre

Policy CC1 City Centre Shopping Strategy 228

Policy CC2 City Centre Business and Employment 228

Policy CC3 City Centre Housing 229

Policy CC4 City Centre Environment 230

Policy CC5 City Centre Access and Mobility 231

Policy CC6 Shopping Quarter (Primary Shopping Area) 233

Policy CC7 Cultural Quarter 234

Policy CC8 University Quarter 234

Policy CC9 St Johns Urban Village 235

Policy CC10 Chapel Ash 236

Policy CC11 All Saints / Royal Hospital Area 236

Policy CC12 Canalside Quarter 237

Policy CC13 Waterloo Road/ Darlington Street Quarter 238


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CHAPTER 1: INTRODUCTION AND CONTEXT

Contents

Para Page

1.1 How Does Planning Affect You? 1

1.2 The UDP Review Process 2

1.3 Implications of the Planning and Compulsory Purchase Act 2004 2

1.4 How to use the Plan 2

1.5 Sustainability and Equality Appraisal 3

1.6 Statement of Community Involvement 4

1.7 Supplementary Planning Guidance / 5Supplementary Planning Documents

1.8 Technical Background Papers 5

1.9 National Context 5

1.9.2 PPS1: Creating Sustainable Communities 5

1.9.4 PPG3: Housing 6

1.9.6 PPS6: Planning for Town Centres 6

1.9.7 PPG13: Transport 6

1.9.9 Urban White Paper 6

1.10 Regional and Sub-Regional Context 7

1.10.1 Regional Planning Guidance Review 7

1.10.7 Regional Economic Strategy 8

1.10.10 The West Midlands Local Transport Plan 8

1.10.13 The West Midlands Area Multi Modal Study 8and Regional Transport Strategy

1.10.14 The Black Country Study 9

1.11 Local Context 9

1.11.2 The Council’s Corporate Plan 9

1.11.3 The Wolverhampton Community Plan (2002-2012) 9

1.11.8 Housing Strategy 10

1.11.11 Neighbourhood Renewal Strategy 11

1.11.15 Crime Reduction, Community Safety and Drug Strategy (2005-2008) 11

1.11.18 The Council’s Equality Scheme 12

1.11.21 Cultural Strategy 12

1.11.27 Tourism Strategy 13


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11.1 How Does Planning Affect You?

1.1.1 What is “planning”? Put simply,planning is the management of physicaldevelopment and the use of land inthe public interest.

Planning:

● Guides development to the most appropriate locations

● Helps to protect and improve the environment and local amenity

● Assists regeneration and development investment

● Includes transportation proposals ● Works in the public interest● Affects everyone

1.1.2 The planning system exists to protectand enhance the natural, historic andbuilt environment, whilst trying toensure that the right amount ofhousing, jobs, shops and other facilitiesare provided in the right locations.Planning therefore affects everyone’sdaily life to some degree or other. Most people and businesses become involved with planning when they make a planning application to,say, extend their house or factory orwhen a development proposal affectstheir home or neighbourhood.

1.1.3 Development covers many different changes in the use of land, includingthe reuse of derelict land, building onnew sites, building more on existingsites, extending existing buildings,changing the use of land and buildingsand new advertisements.

1.1.4 Wolverhampton was previously coveredby the Unitary Development Plan (UDP /the Plan for short) adopted in 1993,which covered the period up until 2001.The UDP is a statutory documentproduced by the City Council inconsultation and participation withother organisations and local people. Itmust be generally consistent withguidance issued by central government,through for example Regional Planningand other policy guidance. The plan also

has to be monitored and reviewed inorder to keep it up-to-date.

1.1.5 This UDP is the second developmentplan produced for Wolverhampton and replaces the previous one adoptedin 1993. The Plan covers the period upto 2011, in accordance with RegionalSpatial Strategy timescales. The Plan has been prepared under Part One of the Town and Country Planning Act 1990 (as amended) and consists of the written statement, a City-wide Proposals Map and inset maps forWolverhampton City Centre, Bilston and Wednesfieldcentres. The Written Statementcom prises two parts. Part I containsstrategic objectives and policies andPart II contains detailed policies andproposals. Also accompanying the Plan is a Sustainability and EqualityAppraisal (see 1.5) and a Statement ofCommunity Involvement (see 1.6).

1.1.6 The Plan contains policies and proposalsfor the physical development and use ofland, including measures for theprotection and improvement of theenvironment, managing the impact oftraffic and public transport proposals.The Plan takes into account a range ofenvironment, social and economicfactors, but only include s policies andproposals that are related to land useand development considerations.

1.1.7 The UDP is used by the City Council in reaching decisions on planning applications and proposals - section38(6) of the Planning and CompulsoryPurchase Act 2004 requires thatdecisions should be in accordance withthe development plan unless materialconsiderations indicate otherwise.

1.1.8 The UDP is long term in nature butforms the basis in the short to mediumterm for the promotion of investmentand job creation, environmental andsocial improvements and the day-to-daycontrol of development through theCity Council determining planningapplications.

Wolverhampton Unitary Development Plan 2001 - 2011 1

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1 1Historic Environment, the CityCentre, etc.

● It has details of specific proposals,which are also shown on the City-wide proposals map and inset maps for Wolverhampton City Centre and Bilston Town Centre and Wednesfield Village Centres. These maps would be the first place to look for any specific proposals and for the boundaries of particular areas, such as the Green Belt, new housing sites, Defined Business Areas,Conservation Areas, Recreational OpenSpace, Sites of Importance for NatureConservation, Local Centres, etc. Eachproposal shown, either site specific orarea based, has a reference linking it toa policy or policies within the WrittenStatement.

1.4.2 Both Part I policies and Part II policiesand proposals are used to informdecisions on planning applications anddevelopment proposals.

1.4.3 It is important that users of the Plan, inmost circumstances, do not rely on justone particular policy. When considering,for example, a proposal for new housingdevelopment, policies in the Part IIHousing Chapter should be referred tofirst, followed by other relevant policiessuch as those dealing with design, openspace, access, etc. Reference should alsobe made to the Proposals Map or InsetMaps, any applicable SupplementaryPlanning Guidance, Development Briefsor any other Supplementary PlanningDocuments and, where necessary,Government planning guidance.

1.5 Sustainability and Equality Appraisal

1.5.1 An important part of the Planpreparation process has been to checkthe policies and proposals to ensurethey help in moving the City towards amore sustainable and equitable future.As changes have been made to existingpolicies and new policies introducedconsideration has been given to theirimpact on sustainability and equalityprinciples. A separate Sustainability and

Equality Appraisal report has beenpublished to accompany this Plan. Thisreport will provide the basis for futuremonitoring, together with specificindicators and targets that are set out inChapter 3.

1.5.2 The report satisfies the requirements ofthe Development Plan Regulations(1999), the Race Relations (Amendment)Act (2000), other equality legislation,and the Crime and Disorder Act (1998).By assessing the UDP in terms ofequality and crime and disorder issues,the appraisal is wider in scope thanwould be required by the DevelopmentPlan Regulations alone, reflecting theimportance of these issues to theCouncil and local people in the reviewof the UDP.

1.5.3 The appraisal assesses the impact of thePlan on three ‘strategic assets’:‘Environment’, ‘People and Society’ and‘Economic Wellbeing’. For each asset aseries of objectives are identified whichset out how the Plan can contributetowards promoting sustainabledevelopment, equality and thereduction of crime and disorder.

1.5.4 The appraisal adopts a two stageprocess. Stage one assesses the scopeof Plan policies and proposals againstthe range of objectives identified. Stagetwo assesses each policy and proposalin the UDP against the objectives todetermine whether individually andcumulatively the UDP contributestowards protecting and enhancing thestrategic assets and whether policiesshould be amended or in some casesreplaced.

1.5.5 In summary, the appraisal shows thatthe Plan adopts a balanced and positiveapproach to sustainability and equality.In terms of equality issues, the Plan isstrongly supportive of the Council’sEquality Scheme and the requirementsof the Race Relations Act 2000, and theDisability Discrimination Act 1995. Theimpact of the Plan upon crime anddisorder issues is also strongly positive.


1.1.9 Local Government boundary changes occurred in 1994 following the adoptionof the existing UDP. Those areas thatcame into Wolverhampton at this timehave been included and are covered bythe Plan’s policies and proposals.

1.2 The UDP Review Process

1.2.1 As part of the UDP review process, the Council published for consultation threereview documents. The first, a“Discussion Document” (May 1997)sought views on the main issues whichthe review of the Plan would need toaddress. The second, a “Draft StrategyStatement” (October 1999), set out thestrategic framework and policy directions within which the review wasto be undertaken. A summary of this Statement was also published inJanuary 2000. The responses to both ofthese documents were used to informthe new Plan. The First Deposit Plan wasplaced on deposit in April 2003 for aperiod of 6 weeks to provide theopportunity for residents, businesses,voluntary and community organisationsand other agencies to consider thecontents of the Plan and to makerepresentations to the Council.Negotiations then took place on therepresentations made, in an attempt tosecure the withdrawal of objections.Changes made to the Plan in responseto objections were set out in theRevised Deposit Plan. This Plan wasmade publicly available for 6 weeks forobjections and supporting statementsto be made on the changes made. ALocal Public Inquiry was held duringNovember 2004 - March 2005 toconsider outstanding objections. ThePlan was then taken through thenecessary stages as prescribed in the1999 Development Plan regulations andadopted on 28th June 2006.

1.3 Implications of the Planning and

Compulsory Purchase Act 2004

1.3. 1 The Planning and Compulsory PurchaseAct 2004 takes forward proposals for

reform of the planning system set out inthe Green Paper “Planning: delivering afundamental change” (December 2001),the Planning Policy Statement“Sustainable communities - Deliveringthrough Planning” (July 2002) and“Making the System Work Better -Planning at Regional and Local Levels”(August 2002). Part 2 of the Act providesfor the preparation of “LocalDevelopment Documents” (LDDs), theconstituent parts of the LocalDevelopment Framework (LDF). Thesewill replace Unitary Development Plans.A series of policy documents have beenpublished to accompany the PlanningAct, including Planning PolicyStatement 12, which sets out formalGovernment policy on the preparationsof LDDs. The Government stressed theimportance of completing developmentplan reviews under the 1990 Act, andsuggests that many of the principlesthat will underpin LDFs can be actedupon under the current system.

1.4 How to use the Plan

1.4.1 The Plan is laid out as follows:

Part I: Chapters 1, 2 and 3

● Outlines the national, regional and local context within which the Plan has been formulated and developed, including links to other important documentssuch as the Community Plan.

● Sets out the Plan’s Vision, Objectivesand Guiding Principles

● Details the Development Framework or Spatial Strategy for the Plan area.

● Includes a series of Strategic Policies to provide a framework for the detailed Part II policies and proposals.

● Sets out how the Council intends to implement, monitor and review the Plan.

Part II: Chapters 4 to 7

● This is the largest part of the Plan and includes a series of detailed policies under various topic headings such as Housing, Business and Industry, Design,


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1UDP policies and proposals andsometimes provide a mechanism toupdate the planning policy framework.Supplementary Planning Documents donot form part of the Plan, although theyare a material consideration indetermining planning applications.Since the previous UDP was adopted in1993 the City Council has published anumber of topic SPGs, area action plans,Development Briefs for major sites anda Master Plan for the Bilston UrbanVillage area. An Action Plan for the CityCentre was adopted in 1995 andreplaced with a new City CentreStrategy and Action Plan in 2005. ABilston Town Centre Strategy has beenprepared and over the Plan period otherarea-based Action Plans will beproduced, including those for parts ofthe All Saints and BlakenhallCommunity Development New Deal forCommunities area. A list of currentSPGs/SPDs is provided at Appendix 1.

1.7.2 SPDs are prepared in draft form andapproved in principle by the CityCouncil for public consultationpurposes. Following consultation,responses are considered, amendmentsmade and the final guidance agreedand issued. The City Council iscommitted to a proper process ofconsultation in the preparation ofadditional guidance in accordance withbest practice and national planningguidance. Existing SPGs will bereviewed and new SPDs produced as setout in the current Wolverhampton LocalDevelopment Scheme.

1.8 Technical Background Papers

1.8.1 A number of technical backgroundpapers have been produced at First andRevised Deposit stages on selectedtopic areas, namely Housing; UrbanHousing Capacity Study; Business &Industry; Green Belt and Shopping andthe Role of Centres. These explain inmore detail how the policies andproposals in the Plan have beendeveloped and include information

which would not be appropriate toinclude within the Plan itself.

1.9 National Context

1.9.1 Planning Policy Guidance Notes /Statements (PPGs / PPSs) set out theGovernment’s policies on differentaspects of planning. The content ofPPGs / PPSs has been taken intoaccount in reviewing theWolverhampton UDP. A number ofPPGs / PPSs deal with specific planningtopics, for example NatureConservation, Archaeology, OpenSpace, Sport and Recreation and Noise.Reference to these is made whereappropriate in the relevant sections ofthe Plan. Some PPGs / PPSs includeimportant principles which have beenreflected in the Plan, especially withinthe strategic or Part I policies, asdetailed below. Many PPGs are nowsubject to review or have beensuperseded as a result of theintroduction of the new planningsystem, and will be renamed PPSs(Planning Policy Statements).

PPS1: Creating Sustainable Communities

1.9.2 This sets out the Government’s visionfor planning and the key policies andprinciples which should underpin theplanning system. It emphasises thecontribution of the planning system toachieving sustainable communities, ofembracing an approach based uponspatial planning, and increasingcommunity involvement in theplanning system.

1.9.3 The guidance also stresses theimportance of good design inaddressing the way places work inaddition to how they look. Itemphasises the importance of design inlinking jobs and the key services thatpeople need to access, to movementand urban form and the natural andbuilt environment. A companiondocument to PPS1 - ‘Safer Places - thePlanning System and Crime Prevention


1.6 Statement of Community

Involvement

1.6.1 Section 21 of the Town and CountryPlanning (Development Plan) (England)Regulations 1999 and paragraph 2.11 ofPPG12 (1999) required the Council toprepare a statement outlining:

(a) steps the Council has taken during the UDP Review to:

● publicise the matters to be dealt with inthe Plan;

● provide opportunities for people to make representations; and

● consult relevant organisations and persons.

(b) steps the Council intends to take to publicise and consult on the Plan during the adoption process and provide persons with an opportunity of making representations in respect of the Plan.

1.6.2 A Statement of CommunityInvolvement was prepared toaccompany the First Deposit Plan tofulfil these requirements and also seekto address some of the requirementsemerging from the review of theplanning system (see 1.3). One of theprinciples of the review is promotingmore effective community involvementin the planning system and decision-making processes. The Town andCountry Planning (Local Development)(England) Regulations 2004 and theguidance provided in Planning PolicyStatement 12: Local DevelopmentFramework (2004) have subsequentlyreplaced the regulations stated inparagraph 1.6.1. Under these newregulations the Council commenced thepreparation of a replacement Statementof Community Involvement inSeptember 2004 and submitted theStatement of Community Involvementto the Secretary of State in March 2006for formal examination.

1.6.3 The emerging Statement of CommunityInvolvement (SCI) sets out the following:

● An explanation of the recent changes tothe planning system;

● The Councils approach to community involvement and the standards expected;

● The arrangements for involving the community in the preparation and continuing review of all parts of the Local Development Framework;

● How communities can get involved in the consideration of planning applications and the role of applicants;

● Who can get involved in the planning process;

● What methods of community involvement will be employed;

● The benefits of communities getting involved in the planning process; and

● How community involvement will be monitored, managed and resourced.

1.6.4 Government also advises thatdevelopment plan reviews should makeexplicit links between the DevelopmentPlan and the Community Plan, and thatdevelopment plan policies should takeinto account the land use consequences of other policies and programmesrelevant to the Community Plan (e.g.education, health, sustainability) andassist in their delivery. Greater emphasishas also been placed on monitoring andreview, with annual reports to besubmitted to the Secretary of State.

1.6.5 Once the SCI has been adopted(expected to be in September 2006), allLocal Development Documents andplanning applications will be requiredto be made in accordance with theprinciples set out in the SCI.

1.7 Supplementary Planning Guidance /

Supplementary Planning Documents

1.7.1 Supplementary Planning Guidance(SPG) notes, known as SupplementaryPlanning Documents (SPD) under thenew planning system, are prepared andpublished to provide more detailedplanning guidance for local people,developers and other agencies onindividual topics, areas, sites orbuildings. SPDs are based on existing


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1● good design and planning which makes

it practical to live in a more environmentally sustainable way, with less noise, pollution and traffic congestion;

● town and cities able to create and share prosperity, investing to help all their citizens reach their full potential; and

● good quality services - health,education, housing, transport, finance,shopping, leisure and protection fromcrime - that meet the needs of peopleand businesses wherever they are.

The UDP through its policies andproposals can play a part in helping to achieve this.

1.10 Regional and Sub-Regional Context

Regional Planning Guidance Review

1.10.1 The regional context for the UDPReview is provided by RegionalPlanning Guidance. At the time of thepreparation of the First and RevisedDeposit versions of the UDP, thisRegional Planning Guidance was in theform of RPG11 (April 1998). Since then ithas been replaced by RPG11 (2004) asthe Regional Spatial Strategy (RSS)which now has the status ofdevelopment plan policy.

1.10.2 RPG11 (2004) identifies four majorchallenges for the Region:

● Urban renaissance● Rural renaissance● Diversifying and modernising the

Region’s economy● Modernising the transport

infrastructure of the West Midlands

1.10.3 Wolverhampton is identified as astrategic centre within the BlackCountry Major Urban Area (MUA),together with parts of Dudley, Sandwelland Walsall Boroughs. The BlackCountry MUA is one of four areasidentified as the major focus fordevelopment and investment in theWest Midlands. Much of

Wolverhampton is within the NorthBlack Country and South StaffordshireRegeneration Zone. Wolverhampton isalso identified as a Housing RenewalArea, where action is encouraged torenew and redevelop neighbourhoodsin areas of decline.

1.10.4 The key to the Region’s Spatial Strategyis stated as achieving an urbanrenaissance in each of the four MUAs,creating a dynamic network of places bydeveloping enhanced economic andsocial roles, and building on their rolesas service centres for cultural activitiesand on their historic heritage.

1.10.5 The particular role identified for theBlack Country is to continue theeconomic, physical and environmentalrenewal of the area, focussed aroundimproved infrastructure and theregeneration of town and city centres tocreate modern and sustainablecommunities.

1.10.6 The First Secretary of State hasacknowledged that the new RSS isinsufficiently regionally specific inplaces and requested an early review ofcertain aspects to be undertaken. Phase1 of the RSS Review is based upon theBlack Country Study (see below), whichdevelops and tests a plan for long termchange and development of the BlackCountry. The draft Phase 1 Revision waspublished for consultation in June 2006and will be subject to an Examination inPublic in early 2007. Phase 2 of the RSSReview was launched in November2005 and is examining housing figures,employment land, transport and waste.The Revision is due to be submitted tothe Secretary of State in June 2007.Phase 3 will be launched in 2006 andwill cover regionally significantenvironmental issues, critical ruralservices, recreational provision andgypsies and travellers.


provides further guidance on how theplanning system can influence the builtenvironment, in particular how goodplanning should be guided byprinciples of crime prevention.

PPG3: Housing

1.9.4 This guidance highlights the need tomeet the housing requirements of thewhole community, including those inneed of affordable and special needshousing. It emphasises the need for abetter mix in the size, type and locationof housing in order to create mixedcommunities. Priority should be givento the reuse of previously developedland within urban areas, bringing emptyhouses back into use and convertingexisting buildings in preference to thedevelopment of greenfield sites.

1.9.5 The guidance also considers that inorder to reduce car dependence overtime that improvements are required tolinkages by public transport betweenhousing, jobs, local services andamenities and through planning formixed use. New housing and residentialenvironments should be well designedand should make a significantcontribution to promoting urbanrenaissance and improving the qualityof life of all the community. Finally, theguidance requires local authorities toencourage development which makesmore efficient use of land (between 30and 50 dwellings per hectare) and toseek greater intensity of developmentat places with good public transportaccessibility.

PPS6: Planning for Town Centres

1.9.6 This guidance re-emphasises the Government’s commitment topromoting vital and viable town centres, and encourages development to be focussed in existing centres inorder to strengthen and regeneratethem. In order to deliver theseobjectives, local planning authorities should:

● Actively promote growth and manage hange in town centres;

● Define a network and hierarchy of centres each performing their appropriate role to meet the needs of their catchments; and

● Adopt a proactive, plan led approachto planning for town centres.

PPG13: Transport

1.9.7 This guidance seeks to promote moresustainable transport choices and toreduce the need to travel, especially bycar. In order to deliver these objectivesthe guidance stresses the importance oflinked strategies within the LocalTransport Plan and the DevelopmentPlan. It also states that Plans shouldfocus major generators of traveldemand in city, town and districtcentres or near to major publictransport interchanges.

1.9.8 It considers that priority should begiven to people over traffic in centres,other areas of mixed use and localneighbourhoods and that parkingpolicies should be used to promotesustainable transport choices.

Urban White Paper

1.9.9 In November 2000 the Governmentpublished an Urban White Paperentitled “Our Towns and Cities: TheFuture Delivery: An Urban Renaissance”.The vision set out in the White Paper isof an “urban renaissance which willbenefit everyone, making towns andcities vibrant and successful placeswhere people will choose to live, andhelping protect the countryside fromdevelopment pressure”. Particular aimsare:

● people sharing the future of their community, supported by strong and truly representative local leaders;

● people living in attractive, well-kept towns and cities which use space and buildings well;


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1problems and competing demands onthe nation’s transport network. Therecommendations of the West MidlandsArea Study have been used to informthe Regional Transport Strategy (RTS)which forms part of RSS. Therecommendations include acomprehensive package of measures forpublic transport, the strategic roadnetwork and to encourage walking andcycling. A key element of the package isthe need for a ‘hearts and minds’campaign to inform and encouragepeople to make lifestyle changes toencourage the use of non-car modes forsome journeys. The aim of the RTS is tocreate a Region with an efficientnetwork of integrated transport facilitiesand services to fully support theRegion’s Spatial Strategy, reduce theimpact of transport on the environmentand meet the needs of both individualsand the business community in themost sustainable way. The RegionalVision for Transport will therefore beachieved by ensuring that:

● Improved transport choices areprovided to enhance peoples’quality of life

● The need for travel for essential goodsand services is reduced

● Journey reliability on strategic transportnetworks is improved

● Transport capacity in the Major UrbanAreas is improved significantly tosupport the Regional economy

The Black Country Study

1.10.14 The Black Country Consortium, (thecompany tasked with coordinating theBlack Country Study as a partnership ofthe four Black local authorities, BlackCountry Chamber and Business link andthe Black Country Learning and SkillsCouncil), together with regional partnersled by the Regional Planning Body (theWest Midlands Local GovernmentAssociation) have undertaken a majorsub-regional study to identify whatimprovements will be required in theshort, medium and long term tosupport sustainable regeneration.

1.10.15 The First Secretary of State proposedthat this study should advise on a broadrange of issues, including “urbancapacity, identification of employmentland, scope for environmental and towncentre improvements and ways ofimproving access to regeneration sites,particularly on its eastern side.”TheBlack Country authorities arecommitted to radical proposals toachieve the “step change” required todeliver urban renaissance in the BlackCountry, as set out in the Black CountryVision. The final study outcomes arebeing progressed as Phase 1 revision ofRPG11 and will be used to inform andinfluence government, regional andother plans and spending programmes.This work will have a major impact onthe content and ongoing review of thefirst Local Development Framework forWolverhampton.

1.11 Local Context

1.11.1 The UDP review has not been preparedin isolation. There are a number of otherimportant strategies and policydocuments prepared by the Council,other agencies and partnerships whichhave direct links to and impact uponthe Plan’s policies and proposals.

The Council’s Corporate Plan

1.11.2 This City Council’s Corporate Planclosely reflects the WolverhamptonCommunity Plan (see below). It alsoincludes corporate performancemanagement priorities and ways inwhich the organisation is striving forcontinuous improvement. CommunityPlan preparation became a statutoryrequirement for local authoritiesthrough the Local Government Act2000.

The Wolverhampton Community Plan

(2002-2012)

1.11.3 The Community Plan presents a visionof how the quality of life for all thepeople of Wolverhampton can be


Regional Economic Strategy

1.10.7 The Regional Development Agency,Advantage West Midlands (AWM)completed the first Regional EconomicStrategy (RES) in October 1999. Key themes emerging from this strategy,which are backed up by specific aimsare as follows:

● developing a diverse and dynamic business base

● promoting a learning and skilful region● creating the right conditions for growth● regenerating communities in the

West Midlands

1.10.8 A Strategy and Action Plan to takeforward the original 10 year vision waspublished in 2004 and runs until 2010.The RES introduced the concept ofRegeneration Zones. A large part ofWolverhampton is included in the NorthBlack Country and South StaffordshireRegeneration Zone (FutureFoundations) (see Map 2.1). The aim ofthe zone is to create a direct linkbetween investment opportunities, thecreation of wealth and communityregeneration. The zone provides a focusfor regeneration funding from a rangeof sources including AWM and Europe.

1.10.9 A Zone Executive Steering Group / Boardhas been established to act as thePartnership Agency for the zone,drawing on existing structures. ThePartnership has prepared a vision, a setof priorities and an ImplementationPlan for the zone (ZIP). The detailedimplications of the Agenda for Actionand the ZIP are set out in Chapter 9:Business and Industry in Part II of thePlan.

The West Midlands Local Transport Plan

1.10.10 The proper integration of transportationand land use planning is crucial to thequality of life of local people and to theregeneration of Wolverhampton’seconomy. The West Midlands LocalTransport Plan 2006-2011 (LTP2) seeksto identify what is needed to allow theWest Midlands Metropolitan area to

achieve a world-class transport system.The LTP2 sets out a coherent strategyfor improving accessibility, publictransport, air quality and safety over thenext five years, along with bettermanagement of traffic.

1.10.11 In support of objectives identified byGovernment within the Transport Act2000 and its overall transport strategyset out in the White Paper “The future ofTransport: A Network for 2030”, and insupport of the regional strategy fortransport set out in the RSS, the sevenauthorities of the West MidlandsMetropolitan Area have formally agreeda shared vision for:

● a thriving, sustainable and vibrantcommunity where people want to liveand where business can develop andgrow

● town, city and local centres that areattractive and vibrant, where high-quality public transport is the norm andwalking and cycling are common-place

● cleaner air and less congested trafficconditions

● a safer community with fewer roadaccidents and with environments inwhich people feel secure

● equal opportunities for everyone togain access to services and facilities andenjoy a better quality of life, with travelchoices that are attractive, viable andsustainable

1.10.12 The LTP2 provides the framework forthe programme of initiatives to bepursued between 2006 and 2011. It wasprepared in the light of the findings ofthe West Midlands Area Multi-ModalStudy and the RSS in order to addressthe more expansive agenda required tomeet their objectives. The LTP2 vision,relevant programmes and specificschemes within the City are reflectedthroughout the Plan.

The West Midlands Area Multi Modal Study

and Regional Transport Strategy

1.10.13 Government commissioned a numberof Multi-Modal studies in response tothe growing severity of transport


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1● Planning policies and proposals that will

assist in the regeneration of the Cityand help to steer new development tosustainable locations.

● Setting the land use and developmentpolicy framework for dealing withhousing planning applications, futuredevelopment briefs and local ActionPlans

● Allocating land for new housingdevelopment

● Providing the planning context foraffordable housing provision andprotecting and enhancing the localenvironment in respect of recreationalopen space, etc.

● Policy guidance for enhancing localservices and amenities through theimplementation of appropriateplanning obligations.

Neighbourhood Renewal Strategy

1.11.11 Wolverhampton’s NeighbourhoodRenewal Strategy (NRS), published inMay 2002 and updated in February2005, sets out the framework for jointaction by public agencies, localcommunities, voluntary and communityorganisations and businesses toimprove the quality of life in the City’smost deprived neighbourhoods. Itforms part of the national strategy forneighbourhood renewal, which has theaim that:

“In 10-20 years, no one will be seriously

disadvantaged by where they live”

1.11.12 The NRS is based on an extensiveanalysis of deprivation and of previousregeneration initiatives, and suggeststhat ‘closing the gap’ in the quality of life between neighbourhoodsrequires an integrated and co-ordinated approach. The needs of particular neighbourhoods and the priorities of the people who livethere have to be identified and localaction plans jointly agreed andimplemented. The Strategy andsubsequent action focuses on 29‘Priority Neighbourhoods’.

1.11.13 As part of developing and testing thestrategy the Wolverhampton StrategicPartnership is supporting 7Neighbourhood Management pilotclusters in the City with the aid of theNeighbourhood Renewal Fund. Inaddition, the All Saints and BlakenhallCommunity Development New Deal forCommunities delivery plan will adopt aneighbourhood management approach.

1.11.14 The UDP will assist in this processthrough the type of activity referred tounder the Housing Strategy section (see1.11.10).

Crime Reduction, Community Safety and

Drug Strategy (2005-2008)

1.11.15 The Crime and Disorder Act 1998 placesa duty on local authorities and thepolice to work together with otherpartners and local people to developand implement a strategy for reducingcrime and promoting community safetyin their areas. A Crime Reduction andCommunity Safety Strategy forWolverhampton was published in May1999 and is subject to regular review. Arevised strategy, covering the period2005-2008, has since been adopted.

1.11.16 The aims of the Strategy are:● To reduce all crime in Wolverhampton

by 20% by 2008;● To reassure the public, reduce the fear

of crime and anti social behaviour, buildconfidence in our communities, andensure that Wolverhampton is a citywhere people will be safer and feelsafer.

1.11.17 Planning has an important role to playin achieving these aims. The design andlayout of new development and parkingareas, the type and location oflandscaping schemes, pedestrian accesswithin a development and to adjoiningareas, neighbourhood surveillance andmixed uses which create activitythroughout the day all have a bearingon community safety. The prevention ofcrime is also a material considerationwhen determining planning applications.


improved over the next 10 years. Thefirst Community Plan was published inMay 2002. The actions and targets withinthe plan have been put together by theWolverhampton Partnership, made upof different organisations that form thestrategic alliance within the City. The jointlyagreed aim is for - “Wolverhampton tobe a culturally diverse and sustainableCity that is recognised nationally andinternationally as a principle City of the region”.

1.11.4 The priorities for action are set outunder the following key themes:

● A safe City● A green City● A healthy City● A wealth-creating City● A learning City● A caring City● A City of communities and

neighbourhoods.

1.11.5 The Community Plan, with its remit todeliver the economic, social andenvironmental well-being of itscommunity, has superseded the LocalAgenda 21 Strategy in deliveringsustainability in the City. The StrategicPartnership that oversees the delivery ofthe Community Plan has adopted aSustainability Charter to help with thisaspect of its work.

1.11.6 The UDP has a role to play in providingthe planning, development, land useand transportation policy and proposalframework to help in achieving anumber of the detailed actions withinthe Community Plan. Indicators set outin Chapter 3 will also inform the reviewand future development of someaspects of the Community Plan, andprovide a guide to the success orotherwise of some of the actions andtargets.

1.11.7 The vision, objectives, guidingprinciples and policies set out in theUDP reflect those themes, actions andtargets that are relevant and appropriatein the context of a land use andtransportation plan.

Housing Strategy

1.11.8 The Wolverhampton Housing Strategy2004-2007 sets out the vision anddirection for housing in Wolverhamptonin the public and private sectors andforms a framework for housing activityand investment by the City Council andits partners. The Housing Strategy Visionis that by 2010, Wolverhampton willcomprise of successful and sustainablecommunities and neighbourhoods,where people want to live. To deliverthis four priorities have been identifiedfor action:

● To make all neighbourhoods safe,popular and desirable;

● To ensure that there is an adequatesupply of housing which meets needsand aspirations;

● To ensure that people with specialneeds or who are vulnerable haveappropriate housing and support;

● To ensure that all housing stock inWolverhampton is in good condition.

1.11.9 The Council has established aWolverhampton Strategic HousingPartnership. This is based around amulti-disciplinary approach toneighbourhood renewal and willaddress both development andenvironmental issues. The mainobjectives of the Partnership are to:

● Develop a detailed understanding ofhousing demand and supply (publicand private sectors) in Wolverhampton;

● Link development options into relevantcommunity regeneration intitiatives e.g.neighbourhood renewal, specific sitebriefs, master and action plans;

● Examine and progress phaseddevelopment and improvement optionsfor failing housing markets and areas;

● Develop best practices which can beused to create sustainableneighbourhoods reflecting both local,regional and sub-regional aspirations;

● Produce prioritised investment plans forthe selected areas.

1.11.10 The UDP policies and proposals will playtheir part in the above process through,for example:


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1new changing rooms in order to utilise sports pitches more effectively and changes of use of shop to a restaurant orbar. The UDP provides the policy framework within which specific development proposals will be determined.

1.11.26 Within local neighbourhoods communityhalls, school buildings or similar premises are used by the community for a wide range of cultural and other activities. Safeguarding the future of such local facilities whilst at the same time protecting the amenity of local residents are important planning policy considerations.

Tourism Strategy

1.11.27 Wolverhampton’s first tourism strategyhas been developed in an attempt toprovide a more strategic and co-ordinated approach to tourism in theCity. The strategy examines all of themain areas of tourism in the town, suchas our key markets, the tourisminfrastructure, the branding and image ofthe town, communication andinformation and the organisation oftourism, including the establishment of aWolverhampton Marketing Partnership.Each of the main sections includes keyactions to ensure progress is made, withthe implementation of the tourismstrategy being overseen by theWolverhampton Marketing Partnership.


The Council’s Equality Scheme

1.11.18 The Race Relations (Amendment) Act2000 gives public authorities a newstatutory duty to promote racial equality.The general duty of the Race Relations(Amendment) Act requires the Council to:

● Eliminate discrimination● Promote equality of opportunity● Promote good race relations

1.11.19 The Council’s Equality Scheme was produced in September 2002 to implement the requirements of the Race Relations (Amendment) Act 2000 and updated in April 2006. The Scheme is based upon the six specific duties set outin the Act:

● monitor existing functions and policies for any adverse impact and act on the results;

● assess and consult on the potential impact of proposed policies;

● publish results of the monitoring, assessments and consultations;

● ensure that all sections of the publichave access to information aboutCouncil services and to the services they require;

● train staff responsible for managing and delivering the Scheme;

● review employment.

1.11.20 The Disability Discrimination Act (1995) (DDA) and subsequent Code of Conduct requires that any individual or organisation providing goods, facilities or services should not discriminate against disabled people. In preparing theUDP, carrying out the consultation exercise, and using its policies to determine planning applications, the Council must ensure that the Plan is considered in terms of its impact upon the DDA.

Cultural Strategy

1.11.21 Wolverhampton is a culturally diverse city in terms of its population and the range of facilities available to residents and visitors. A rich cultural life helps to support economic regeneration, encourage the widest participation and

improves the quality of life of local people. The Council and its partners published a Cultural Strategy for the City in 2002, which forms the basis for action to improve and encourage increased participation in all forms of cultural activity. The Strategy is currently being updated.

1.11.22 The Cultural Strategy mission statement is: “To encourage the provision of high quality cultural services for the community that compare with the best in the country. The Council will work with everyone who wants a better cultural future for our City. Our actions will be driven by the concerns and needsof local people”.

1.11.23 The strategy sets out a series of actions and milestones under the following key areas:

● Profile and promotion● City-wide Development● Local Development● More Information● Access● Talents and opportunities● A City for the Future

1.11.24 The UDP can assist in the implementation of the strategy in a number of ways. The first UDP adopted in 1993, for example, laid the foundations for the successful development of the City Centre Entertainment and Cultural Quarters. Cultural activities and associated facilities provide employment and enjoyment for many local people. These include opportunities offered by the city’s leisure and nightlife, tourism, media and creative industries, arts and crafts studios, sport and recreation, museums, art galleries and theatres and important facilities at many of the city’s educational establishments.

1.11.25 Most cultural facilities outside of the home require a building or other space in which to undertake a particular activity. In many cases planning permission will be required, for example for commercial leisure development,


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CHAPTER 2: STRATEGY

Contents

Para Page

2.1 Introduction 16

2.2 Vision and Objectives 162.2.7 Economic Regeneration 162.2.9 Social Inclusion 172.2.17 Protecting and Enhancing the Environment 182.2.20 Prudent Use of Natural Resources 19

2.3 Guiding Principles 19

2.4 Part I Policies 20

2.5 Area Development Framework 20

2.6 Strategic Regeneration Areas 21Policy S1: Strategic Regeneration Areas 21

2.6.3 Bilston Urban Village 252.6.10 All Saints and Blakenhall Community Development (ABCD) 26

New Deal for Communities Area

2.7 Strategic Regeneration Corridors 26Policy S2: Strategic Regeneration Corridors 26

2.8 Local Area and Neighbourhood Renewal 28Policy S3: Local Area and Neighbourhood Renewal 28

2.9 Mixed Use Development 29Policy S4: Mixed Use Development 29

2.10 Strategic Policies 30Policy D1: Design Quality 30Policy D10: Community Safety 30Policy D11: Access for People with Disabilities 30Policy EP1: Pollution Control 30Policy EP13: Waste and Development 30Policy EP16: Energy Conservation 31Policy HE1: Preservation of Local Character and Distinctiveness 31Policy N1: Promotion of Nature Conservation 31Policy G1: Protection of the Green Belt 31Policy B1: Economic Prosperity 31Policy B2: Balanced Portfolio of Employment Land 31Policy SH1: Centres Strategy 31Policy C1: Health, Education and other Community Services 32Policy R1: Local Standards for Open Space, Sport & Recreation Facilities 32Policy H1: Housing 32Policy H2: Housing Land Provision 33Policy AM1: Access, Mobility and New Development 33

Map 2.1 Wolverhampton Area Development Framework Key Diagram 23Map 2.2 Priority Neighbourhoods 24


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2.1 Introduction

2.1.1 This Chapter describes what the Councilis trying to achieve through theWolverhampton Unitary DevelopmentPlan (UDP), which provides theframework for the way in whichWolverhampton will change over theperiod to 2011.

2.1.2 The Chapter comprises the followingelements:

● A Vision statement and set of objectives● A set of guiding principles● An area development framework or

spatial strategy● A set of strategic (Part I) policies for the

development and use of land

2.1.3 In devising this strategy the UDPprovides a logical and transparenthierarchy of policies. The aim of thestrategy is to interpret national andregional guidance and a range of localinitiatives so as to formulate a land useplanning response to the issues facingthe City over the UDP period.

2.2 Vision and Objectives

2.2.1 The overall Vision of the UDP is:

‘To create a more sustainable

Wolverhampton by improving the

economic, social and environmental

well being for everyone within the

City; to contribute to raising the

quality of life of residents and to

support the development of strong,

safe and inclusive communities’.

2.2.2 To implement the Vision, the UDP hasfour objectives. These are:

● economic regeneration● social inclusion● protecting and enhancing

the environment● the prudent use of natural resources

2.2.3 The UDP review has been preparedwithin the context of a ten year vision for

Wolverhampton, as set out in theCommunity Plan and associatedstrategies detailed in Chapter 1. Theseseek to promote the City’s economic,social and environmental well being andto help improve people’s quality of life. Acareful balance is however neededbetween these sometimes competingaims. The Plan seeks to achieve thisbalance through the concept ofsustainable development which seeks tomeet current needs and improve people’squality of life without damaging theenvironment or detracting from thepresent or future needs of others,especially future generations.

2.2.4 Land use planning is central to theachievement of sustainability because itguides and directs how land andbuildings should be used over extendedtimescales. It impacts, therefore, on theuse of resources and the quality of life forpeople who live and work in and visit theCity.

2.2.5 In order to seek conformity with theVision, a continuous process ofSustainability and Equality Appraisal hastaken place throughout the preparationof the UDP. The Sustainability andEquality Appraisal assesses the UDPstrategy and individual policies andproposals in terms of their impact uponthree key ‘sustainable assets’; Economicwell being, People and society, andEnvironment. The Sustainability andEquality Appraisal is produced as part ofthe Plan.

2.2.6 The ability of the UDP to deliver itsobjectives is summarised below:

Economic Regeneration

2.2.7 Economic regeneration within the City isa principal objective of UK Governmentand European Union assistanceprogrammes and the WolverhamptonCommunity Plan. Continued economicregeneration and diversification is vital tothe future prosperity of the City in orderto help reduce unemployment andstimulate the creation of job


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opportunities for local people over the UDP period.

2.2.8 Examples of how planning can influenceand help promote economicregeneration include:

● Promoting and opening up sites for business development

● Protecting existing employment sites and premises from redevelopment to other uses

● Improving the highway and public transport infrastructure through improved roads and traffic management and extensions to the Midland Metro

● Tackling inequalities in the job market bytargeting employment opportunities in areas of high unemployment and poverty

● Ensuring that planning policies encourage initiative and innovation by adopting a flexible and efficient response to the needs of the market in response to changes in technology and market demands

● Promoting secure and attractive environments

Social Inclusion

2.2.9 It is vital to consider the needs of allresidents of the City when consideringdevelopment proposals. Governmentand local policies and programmes aimto reduce social exclusion and increaseequality of opportunity in order to, forexample, improve people’s quality of life,providing sufficient and convenient localservices to meet everyday needs andaccessible job opportunities.

2.2.10 Residents including those from black andethnic minority communities, people withdisabilities, women, people with children,older people, young people, unemployedpeople and people on low incomes canall suffer in varying degrees from socialexclusion and disadvantage. The Councilis committed to help eliminatedisadvantage and discrimination.Examples of how planning can influenceand help promote social inclusion andreduce disadvantage include:

2.2.11 Black and Ethnic Minorities:

● Through the layout and design of buildings to meet particular religious, community and cultural needs;

● Encouraging a range of housing size, types and tenures to meet, for example, the needs of larger families;

● Providing local employment and business opportunities, which respond to diverse cultural services and facilities;

● Monitoring of planning applications and decisions to ensure that discrimination isnot taking place in the delivery of the planning service.

2.2.12 Women, People with Children and OlderPeople:

● Incorporating community safety and “planning out crime” in the design and layout of all developments;

● Providing improved, well lit and safe pedestrian routes, especially those whichserve local primary schools, local centres and other neighbourhood facilities;

● Road safety improvement schemes, giving priority to pedestrians and cyclists;

● Safeguarding local centres, shops and other neighbourhood/community facilities, within the constraints of the planning development control system;

● Improving public transport interchange facilities between bus, metro and rail;

● Considering the particular needs of these people and young people in the preparation of planning site development briefs, neighbourhood plans and Action Plans, etc;

● Encouraging mixed use schemes that create compatible and complimentary activity throughout the day and evening;

● Providing children’s play facilities within major new housing developments or on another easily accessible recreational open space within the neighbourhood.

2.2.13 Unemployed People and People on LowIncomes:

● Promoting and encouraging the provision of new investment in


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employment creating development;● Safeguarding good quality employment

sites and buildings for continued or new employment provision;

● Linking areas of need and disadvantage to areas of job opportunity and growth, through for example improved public transport provision and working with training providers to improve the employment prospects of local people;

● Using planning agreements on major employment development schemes (where applicable) to secure new training and skill enhancement for local people.

2.2.14 Young People:

● Encouraging the dual-use of school and further education facilities, where appropriate, particularly catering for sport, recreation, art and drama activities;

● Helping schools on particular environmental and planning related projects as part of the curriculum;

● Consulting and discussing with schools, their pupils and teachers on new proposals in the area, in particular ActionPlans and local planning site development briefs;

● Consulting and engaging with the Youth Council on for example planning issues and policy, major developments and opportunities to encourage the private sector to more fully consider the needs of young people.

2.2.15 People with Disabilities:

● Ensuring that new developments are easily accessible for people with disabilities;

● Working to ensure that existing public buildings are accessible for people with disabilities;

● Consulting with the ‘One Voice’ disability forum on planning policies and development proposals.

2.2.16 The above examples are not mutuallyexclusive - community safety and“planning out crime” within newdevelopment help all the community,

but they do have a greater beneficialimpact upon particular vulnerablepeople and groups. Planning can onlyhave a direct influence on certainactivities. The Community Plan,Neighbourhood Renewal Strategy andpartner programmes and actions allplace a high priority on addressinginequality and social exclusion.

Protecting and Enhancing the Environment

2.2.17 Wolverhampton has many environmental resources which help to provide a healthy, safe and attractiveenvironment for residents and visitors.This includes places such as natureconservation sites, canals, public openspaces and historic buildings, and natural resources, such the air that we breathe, water and soil.

2.2.18 UDP policies have a major role to play inprotecting and enhancing the quality ofenvironmental resources by encouragingsustainable development. It is importantto locate and design new developmentso that it does not harm local and globalenvironmental resources, but enhancesquality of life and makes best use ofderelict and underused land andbuildings in the City. A high qualityenvironment is also a key factor inencouraging new investment and socialand economic regeneration. Goodquality design, which takes into accountcommunity safety and includes greenopen space and improved access for allmembers of the community is vital.

2.2.19 Planning can help to protect andenhance the environment by:

● protecting and increasing access to the historic, built and natural environment;

● ensuring the design of all new development is of high quality and helps to create a safe and secureenvironment;

● helping local people to increase their understanding of environmental issues and get involved;


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● protecting the recreation and nature conservation value of the Green Belt;

● securing improvements to the public spaces in the City.

Prudent Use of Natural Resources

2.2.20 The prudent use of natural resources isa key element of the Government’s sustainable development objectives and of the Regional Spatial Strategy. Planning can help to promote the prudent use of natural resources by:

● Helping local people to increase their understanding of environmental issues;

● Providing a sound framework for the provision of facilities to facilitate the recycling of waste materials;

● Encouraging the reuse of existing buildings and encouraging development on previously developed land;

● Encouraging patterns of development which encourage the use of public transport and discourage private vehicular journeys;

● Encourage development that maximises the use of natural heat and light and maximise the conservation of non-renewable energy sources.

2.3 Guiding Principles

2.3.1 To translate the UDP objectives intospecific policies and proposals, and toensure consistency and compatibilitybetween the Community Plan and theconstituent parts of the UDP Vision,requires the development of GuidingPrinciples. The scale, pattern and designof development in Wolverhampton overthe UDP period will be guided by theprinciples set out below. The principlesare grouped under the three objectivesof the Plan.

Economic Regeneration

P1 the UDP will seek to strengthen and

diversify the City’s employment base

by attracting new investment and

safeguarding existing jobs.

P2 the UDP will seek to create a leading

‘industrial city’ with an increasing

number of businesses that are

creative, enterprising and use the

latest technologies.

P3 the UDP will promote an extensive and

diverse service sector, through in

particular the further development

and strengthening of the City Centre,

Bilston town centre and Wednesfield

village centre and the district and local

centres.

P4 the UDP will seek to ensure that the

benefits of economic development are

shared by all, particularly the residents

of those areas of greatest need. It will

promote better access for local people

to a broader range of job

opportunities to reduce disparities

between different areas of the City.

P5 the UDP will seek to generate a more

positive image for the City through the

development of high quality

environments, the use of good design

practices and promoting conservation-

led regeneration where appropriate.

Social Inclusion

P6 the UDP will seek to ensure that

proper consideration is given in

development proposals and plans to

the needs of all the community,

particularly disadvantaged people and

groups, in order to assist in promoting

social inclusion and equality of

opportunity.

P7 the UDP will seek to promote

community safety and crime reduction

through the location and design of

development.

P8 the UDP will enable the provision of an

adequate quantity and range of

housing to meet local needs and

aspirations and create balanced

communities.

P9 the UDP will promote the

development of sustainable


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communities by protecting and

improving opportunities for access to

services and facilities, giving priority

to those which are appropriate to the

location and character of the area in

question, including health, welfare

and lifelong learning, transport,

utilities, shopping, recreation and

open space. It will aim to provide new

development, facilities and services as

close as possible to the point of need

through promoting a hierarchy of

centres.

P10 the UDP will support development

that helps to promote a contemporary,

lively and culturally diverse City,

subject to other Plan policies,

particularly the need to safeguard

residential amenity, promote high

quality design and protect key

environmental resources.

Protecting and Improving the Environment

P11 the UDP will protect and enhance

environmental assets, giving special

attention to irreplaceable resources

and to the distinctive character of local

environments. It will give priority to

conserving and enhancing designated

areas, historic buildings, archaeology,

geodiversity, nature conservation

resources and biodiversity, and

ensuring a high standard of design

which is sustainable and promotes the

sympathetic integration of new land

use and development.

P12 the UDP will promote sustainable land

use and management, especially

through the restoration, reuse and

enhancement of degraded

environmental assets, including the

recycling of previously used land and

buildings for the most appropriate

new use.

Prudent Use of Natural Resources

P13 the UDP will promote better

accessibility to work, services and

facilities in ways which reduce the

need for unnecessary travel, and will

promote the use of non car based

transport for necessary trips and

leisure travel, where possible. It will

guide new development to locations

which offer a choice of transport

modes for movement of people and

freight.

P14 the UDP will encourage the use of

recycled and renewable resources,

energy conservation and waste

reduction.

2.4 Part I Policies

2.4.1 The policies in the remainder of thisChapter, together with Policies IMR1 -IMR4 in the Implementation, Monitoringand Review Chapter, form the UDP Part Ipolicies. The Guiding Principles thatunderpin each Part I policy are listed inbrackets next to each policy heading.Throughout the UDP, Part I policies areshown in bold type. A number of theStrategic Part I policies listed in 2.10 alsohave a detailed Part II element. Thewhole policy text is provided in Part II ofthe Plan.

2.5 Area Development Framework

2.5.1 In the light of the Vision, Objectives andGuiding Principles, an overall approach tothe location of development in the Cityhas been formulated, illustrated by a KeyDiagram - Map 2.1. To take forward theoverall thrust of the Regional SpatialStrategy and the Regional EconomicStrategy, large scale development shouldbe directed to Strategic RegenerationAreas, sites within or adjacent to definedcentres, and the Strategic RegenerationCorridors which link the City’s majorinvestment opportunities with areas ofgreatest need.

2.5.2 Development of “town centre uses” (asdefined by Policy SH2) meeting city-wideneeds will generally be directed toWolverhampton City Centre. The CityCentre is a sub regional centre providinga wide range of employment, shopping,educational and community services and


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is the most accessible location in the Cityby a choice of means of transport.Therefore it is also the most suitablelocation for very high density housingdevelopments, which will help to create avibrant and sustainable mixed useenvironment.

2.5.3 Bilston Town Centre and WednesfieldVillage Centre are important centres onthe eastern side of the City. They offer arange of employment opportunities,community services and facilities and areimportant public transport termini. Bydirecting additional growth to thesecentres the UDP will reinforce their rolesby supporting existing facilities andreducing the need to travel outside theCity boundary to access jobs andservices. High density housing,particularly living over the shop, is alsosuitable within these centres.

2.5.4 Outside these locations, large-scaleemployment, high density housing andother development which has specificlocational requirements (such as Park andRide), or that is inappropriate in anexisting centre, will be directed toStrategic Regeneration Corridors, wherepossible and appropriate. These corridorsare defined on the basis of their ability topromote City-wide economicregeneration, their proximity to definedpriority neighbourhoods, the location ofbrownfield development opportunitiesand existing or proposed publictransport facilities. The StrategicRegeneration Corridors and Areascontain the majority of sites identified forlarge-scale employment and housingdevelopment. These areas are likely tocontain other sites which may be suitablefor high density mixed use developmentsshould opportunities arise.

2.5.5 Within this framework, all developmentproposals will be subject to an overallappraisal of their sustainability. Thisappraisal will have regard to such factorsas the availability of previouslydeveloped land and buildings;infrastructure capacity; the ability tobuild communities and the range of

services provided; the location andaccessibility of potential developmentsites by modes other than the car; thephysical suitability of sites toaccommodate the developmentproposed; and a wide range ofenvironmental factors. Policies S1 to S4are the principal means by which theArea Development Framework will beimplemented.

2.6 Strategic Regeneration Areas

Policy S1: Strategic Regeneration Areas

(P1, P2, P3, P4, P8, P9, P10,

P11, P12, P13)

The following Strategic Regeneration Areas,

shown on the Proposals Map and Map 2.1,

will be subject to major change over the

lifetime of the Plan:

1. Wolverhampton City Centre Inset* See Chapter 15: City Centre

2. Wolverhampton City Centre UrbanVillage, including St John’s Urban Village See Chapter 15: City Centre

3. Bilston Town Centre Inset* See Chapter16: Bilston Town Centre

4. Bilston Urban Village* See Chapter 16: Bilston Town Centre

5. Wednesfield Village Centre Inset* SeeChapter 17: Wednesfield Village Centre

6. All Saints and Blakenhall CommunityDevelopment (ABCD) New Deal forCommunities Area*

7. Wolverhampton Science Park SeeChapter 9: Business and Industry

Those identified with an asterisk are or will be the subject of Master/ Action Plans or existing Action Plan reviews.

2.6.1 The Strategic Regeneration Areas listed inPolicy S1 are located within the NorthBlack Country and South StaffordshireRegeneration Zone, the boundary of


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Map 2.1 Wolverhampton Area Development Framework Key Diagram


which is shown on Map 2.1. Whereappropriate, the Council will preparedetailed Action Plans to guide thedevelopment of these Areas. The threecentres - Wolverhampton City Centre,Bilston Town Centre and WednesfieldVillage Centre are subject to detailedpolicies set out in Chapters 15, 16 and 17,with proposals identified on separateinset maps for each centre. Detailedproposals for Bilston Urban Village andthe All Saints and Blakenhall CommunityDevelopment (ABCD) New Deal forCommunities Area are referred to below.

2.6.2 Wolverhampton Science Park and itsfuture expansion is considered in theBusiness and Industry Chapter. TheWobaston Road and Hilton CrossRegional Investment Sites, the WobastonRoad Major Investment Site (which are inSouth Staffordshire) and theWolverhampton Business Park RegionalInvestment Site, are also shown on Map2.1, because they are of strategicimportance to the economicregeneration of the WolverhamptonTravel To Work Area (see Business andIndustry Chapter).


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Map 2.2 Priority Neighbourhoods


Bilston Urban Village

2.6.3 The site of the proposed Bilston UrbanVillage lies south of the Black CountryRoute and Bilston Town Centre and isbounded to the east by the MidlandMetro, to the south by the Bradley Armcanal and to the west by Coseley Roadand Highfields Road. It comprises some40 hectares (100 acres) of developmentland currently characterised bydereliction, uneven topography, lowgrade uses such as scrapyards and openspace of variable quality. Most of the landis owned by the City Council andAdvantage West Midlands.

2.6.4 A Master Plan for the entire area hasbeen prepared which proposes a radicalalteration in the landform and a mixtureof land uses focusing on residential andemployment uses. The Master Planproposes the following principal aims:

● To transform a largely degraded environment into a form of development of high quality and which encompasses the principles of sustainable development

● To support economic activity within the adjacent Bilston Town Centre

● To ensure that the benefits of the Urban Village are available to the widest number of people.

2.6.5 Alterations to the landform are proposedfor two main reasons. Firstly, groundconditions, including mine workings andmade ground, require wide-rangingremedial works to be undertaken.Extensive site investigations indicate thatmuch of the material is capable of reuse.Reclamation on this scale will representvalue for money provided that materialcan be reworked within the site.

2.6.6 Secondly, this movement of material willbe used to create more efficientdevelopment plots and to help to definethe urban village area. This landform willessentially involve the re-creation of thecatchment of the Bilston Brook, whichruns through the site, in culvert, along aSouthwest to Northeast axis. This will

signal a major transformation of the areaand will boost investor confidence andimprove the quality of life for residentsliving around the area.

2.6.7 The key proposalsof the Master Plan include:

● The creation of a new park at the heart of the development incorporating a significant area of open water.

● A mixture of land uses, predominantly for housing and employment.

● A network of new pedestrian and cycle links across the site and the improvement of existing links, particularly from Bradley to Bilston Town Centre.

● The development of quality public transport through the site with links to the Metro and the bus station.

● Residential development of a consistently high quality and at urban densities, incorporating the latest techniques in, for example, energy efficiency, and taking account of orientation, views across the site and easy access to facilities.

2.6.8 The development of the Urban Villagerepresents the largest mixed-usedevelopment opportunity within theCity, is entirely on previously developedland and will make a significantcontribution to the City’s housingrequirements within the Plan period.Providing improved links across the BlackCountry Route can be established it hasthe potential to boost spend withinBilston Town Centre. Bilston wards showpersistent high levels of unemploymentand the proposed employment areas willgive opportunities for new andestablished residents of Bilston to accessnew jobs.

2.6.9 The nature of the proposed developmentwill require changes in land usedesignations across the site. Currentdesignations include employment areas,a private sports ground and public openspace.


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All Saints and Blakenhall Community

Development (ABCD) New Deal for

Communities Area

2.6.10 The ABCD programme started in 2001and will continue until 2010/11. A MasterPlan for the area has been producedwhich provides a framework for theABCD area, identifying the key levers forchange. Priority areas for action detailedin the Master Plan include:

● The Spine Roads (Dudley Rd, Birmingham Rd)

● Blakenhall Gardens● All Saints● Industrial areas including the Warehouse

Quarter● Parks zone / Open space strategy

2.7 Strategic Regeneration Corridors

Policy S2: Strategic Regeneration

Corridors(P1, P2, P3, P4, P7,

P8, P9, P10, P11, P12, P13)

The following four Strategic Regeneration

Corridors are shown on Map 2.1:

a A449 Stafford Road / West-Coast Main

Railway Line Corridor;

b Wednesfield Corridor: A4124 from

Wolverhampton to Wednesfield

(proposed for a metro extension);

c A454 Willenhall Road Corridor (major

link to the Black Country Route and

M6 motorway);

d Bilston Corridor: Wolverhampton to

Bilston metro line, A41 Bilston Road

and Black Country Route.

Within these Corridors particular attention

will be given to the following development

and regeneration initiatives:

1. Employment investment to provide

opportunities for local people to

access new jobs;

2. Further public transport

improvements and the creation of

better linkages between the Corridors

and nearby Priority Neighbourhoods;

3. Encouraging high quality housing

development with higher densities on

appropriate sites;

4. Improving environmental conditions

and image, including high quality

‘gateway development’ and

landscaping, control of advert

hoardings and commercial signage,

traffic management and safety

measures, cycling and pedestrian

facilities and preserving key

environmental assets;

5. Opportunities will be considered to

introduce new park and ride facilities

to support the vitality and viability of

the City Centre and to encourage more

people to utilise public transport,

subject to local amenity and traffic

considerations; and

6. Continued improvement to town,

district and local centres, details of

which are set out elsewhere in the

Plan.

2.7.1 Policy S2 identifies four StrategicRegeneration Corridors, showndiagrammatically on Map 2.1. Thepurpose of the corridors is to identifythose areas of the City where priority willbe given to projects which promote Citywide economic regeneration.

2.7.2 The Strategic Regeneration Corridorshave been identified on the basis of thefollowing characteristics:

1. They contain concentrations ofinvestment opportunities. The corridorscontain and link the StrategicRegeneration Areas listed in Policy S1.These areas are anticipated to undergomajor change over the Plan period andwill be the focus for large scaleinvestment in the City. In addition, thecorridors contain concentrations of othersmaller business and housing allocationsidentified in the UDP.

2. They are focussed upon major publictransport investment routes, notablyexisting and proposed metro lines andbus showcase routes. As a result of thisinvestment, these routes will be


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associated with high frequency bus andlight rail services and will offer a choice ofmodes of transport to servedevelopments along them.

3. They provide linkages betweeninvestment opportunities and areas ofgreatest need. The StrategicRegeneration Corridors contain strongphysical linkages between majorinvestment opportunities listed aboveand the Priority Neighbourhoods, theareas of highest unemployment andpoverty in the City.

4. They provide important external linksbetween the City and other key centresand major regeneration initiatives in theregion. These include key locationswithin the Wolverhampton-Telford HighTechnology corridor, adjacent HighTechnology corridors and theRegeneration Zone as identified in theRegional Spatial Strategy and theRegional Economic Strategy. These otherprincipal nodes include Telford to thewest, Walsall to the east and WestBromwich, Dudley and Birmingham tothe south east.

2.7.3 Within the corridors priority will be givento a range of initiatives that are able topromote sustainable economic andcommunity regeneration and promotepatterns of development that supportthe Plan’s Guiding Principles, inparticular:

● Development able to provideemployment opportunities for localpeople, particularly in PriorityNeighbourhoods (see 2.8.1), throughtargeted training and recruitmentprogrammes.

● Major improvements in public transportat and between key nodes along thecorridor. Priority will also be given toimprovements in physical linkagesbetween regeneration opportunities,existing service and employment centresand areas of greatest need in order toreduce social exclusion.

● Encouraging high quality, high densityresidential development. High publictransport accessibility associated withthe corridors makes them appropriate forresidential developments that

accommodate large numbers of peoplewho use centres within them for themajority of their shopping, employment,leisure and services needs.

● Improvements in environmentalconditions and control over adverthoardings and other commercial signage.The corridors form the principal linksbetween Wolverhampton and the WestMidlands conurbation and provideimportant cross City links. They alsocontain a number of ‘gateways’ and highprofile sites where high qualitydevelopment can enhance the overallimage of the City.

● Park and ride facilities. The corridorscontain opportunities to provide parkand ride facilities making use of existingand proposed public transportaccessibility.

● The enhancement of the City Centre,town, district and local centres. The CityCentre forms the hub of the fourcorridors, with Bilston and Wednesfieldforming the principal nodes on the A41 /Metro line 1 corridor and the Wednesfieldcorridor respectively. The corridors alsocontain a number of district and localcentres which provide a focus for localshopping, employment and communityneeds in highly accessible locations.Enhancing the vitality and viability ofthese centres and the links betweenthem and adjacent residential areas willserve to reduce social exclusion thoughthe provision of improved local serviceseasily accessible from where people live.

● Creating a carefully balanced mix of landuses which are “good neighbours”.

2.7.4 In addition to these initiatives, theStafford Road corridor has an importantfunction in supporting a range ofprojects in the Wolverhampton - TelfordHigh Technology Corridor, a principalpolicy tool of the Regional EconomicStrategy (RES) and the Regional SpatialStrategy. The High Technology Corridor isan area where the Regional DevelopmentAgency seeks to concentrate certaincluster and high technology businessesgenerally by linking businesses toUniversities and other research centres.The Stafford Road corridor contains a


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concentration of research anddevelopment establishments at theUniversity and Wolverhampton SciencePark whose expertise can be transferredto the existing business base. Thecorridor also contains a number of highprofile, high quality developmentopportunities capable of attracting newhigh technology companies. Theprincipal development opportunities areat Wolverhampton Business Park,Wobaston Road and WolverhamptonScience Park.

2.7.5 Where appropriate, the Council willprepare detailed action plans to guidethe development of these corridors.Further information on the keydevelopment opportunities within thecorridors can be found in the relevantChapters of the Plan.

2.8 Local Area and

Neighbourhood Renewal

Policy S3: Local Area and

Neighbourhood Renewal

(P1, P2, P3, P4, P5, P6, P7, P8,

P9, P10, P11, P12, P13)

Local area and neighbourhood

renewal initiatives and development

proposals will be promoted and

encouraged throughout the City, with

special emphasis on Priority

Neighbourhoods. The Priority

Neighbourhoods are identified on

Map 2.2.

Such initiatives and proposals will

help to secure sustainable

improvements to the quality of life

and prosperity of local people,

through:

1. Promoting and encouraging

employment development in

appropriate locations to provide local

jobs;

2. Improving the existing housing stock;

3. Providing opportunities for new mixed

tenure and special needs housing;

4. The beneficial development and reuse

of previously developed

(“brownfield”) land and buildings;

5. Meeting, where practical, the cultural,

leisure and recreational needs of the

local community;

6. Improving the natural and built

environment and protecting key

environmental assets;

7. Reducing the impact of traffic;

8. Securing development and other

improvements that help to improve

community safety, reduce the

opportunities for crime and

encourage social inclusion;

9. Improving accessibility and

providing a choice of transport

modes for all the community,

especially people with disabilities;

10. Acting as a focus for new investment

through a range of funding

opportunities from the Council, the

private sector, AWM, Government,

European and other sources; and

11. Seeking to improve district and local

centres to provide a range of services

and facilities, particularly for food

shopping.

2.8.1 The Wolverhampton StrategicPartnership has adopted aWolverhampton NeighbourhoodRenewal Strategy (see 1.11.11). Indeveloping the strategy, 85 distinctneighbourhoods were identified andprofiles prepared for eachneighbourhood. This process confirmedthat the City contains both highlyaffluent and deeply deprived areas. Forexample, St. Peter’s ward, ranked 316most deprived nationally, adjoinsTettenhall Regis, ranked 3,055, and justtouches Tettenhall Wightwick, ranked4,928. Using various deprivation rankingsand information from local consultations,29 Priority Neighbourhoods, which sufferfrom the highest levels of multiple


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deprivation, were identified (see Map 2.2).

2.8.2 In order to “close the gap” in quality of lifebetween neighbourhoods, theWolverhampton Strategic Partnership,through the Neighbourhood RenewalStrategy, is promoting a neighbourhoodmanagement approach focusing mainly,but not solely, on priorityneighbourhoods. NeighbourhoodManagement pilot projects are beingprogressed, with the aid of theNeighbourhood Renewal Fund, toidentify the detailed needs of particularneighbourhoods and the priorities of thepeople who live there, and to jointlyagree and implement action plans.Further pilots will be identified in futureyears and, eventually, neighbourhoodmanagement will be rolled-out acrossthe City as a whole.

2.9 Mixed Use Development

Policy S4: Mixed Use Development

(P4, P5, P9, P10, P11, P12, P13)

All development proposals should contribute

towards providing a well-balanced mix of

uses in an area which work together to create

vital, viable and sustainable neighbourhoods.

Large areas of single use should be avoided

unless this is necessary in order to protect

residential amenity or meet other major

policy aims.

Mixed use development of individual sites

and buildings will be encouraged

at appropriate locations in or adjacent

to centres and on key nodes in strategic

regeneration corridors, where it will

contribute towards minimising the need to

travel and increasing local diversity and

vitality. The designof such proposals should

integrate compatible uses in a manner which

creates an interesting and vibrant urban

environment and does not prejudice the

amenities of existing and proposed residents

and other service users.

Proposals that include major residential -

elements should provide an appropriate

mix of dwellings, community services and

recreation facilities, reflecting the wider

needs of the neighbourhood.

2.9.1 Areas where housing, employment, retail,recreation and community uses aremixed are not new - they have alwaysbeen a feature of urban areas. In recentyears, however, there has been arecognition of the important role mixeduse development can play in delivering asustainable urban environment, throughreducing the need to travel, producingvibrant and interesting places,contributing towards regeneration andmaking new and better use of existingredundant and vacant buildings. Therehave been focused attempts to promotemixed use in Wolverhampton, rangingfrom proposals to create whole newmixed use areas e.g. Bilston UrbanVillage, to the introduction of new usesinto town and city centres e.g. ‘living overthe shop’. Sites which are currentlyallocated for mixed use developmentinclude a number of City Centre sites (seeCity Centre Chapter) and thepredominantly residential mixed use siteallocations shown on the Proposals Map(see Policy H4 / Table 13.2).

2.9.2 The mix of uses within a building, streetor wider area can help to determine howwell used a place is. In general, a mix ofuses provides interest, diversity andvitality in the urban environment incontrast to the possible dullness andmonotony of a single use area and canhelp to generate activity throughout theday and evening. Mixed use areas canalso group housing, jobs, shops andservices at locations within the localneighbourhood which help reducedistances people have to travel andpromote the use of public transport,walking and cycling.

2.9.3 An appropriate mix of housing,employment, community and retail usesat a macro (area) level can help toproduce balanced, sustainablecommunities in most areas. However, to


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safeguard the amenity of local residents,it is necessary to allocate some single useareas for land uses such as industry,which are likely to create pollution and /or large volumes of traffic. Mixed use at amicro (site and building) level is bestsuited to locations within or adjacent tocentres and other key public transportnodes where it can help to make themost of opportunities for higherdensities and intensive activities. Forexample, in such locations, housingprovides customers for shops and offices,makes use of space above them andgenerates activity when they are closed.

2.9.4 It is important that uses are mixed inways that ensure compatibility. Forexample, community or open space usescan provide a useful buffer betweenemployment and residential uses. Highstandards of acoustic insulation, double-glazing, efficient waste disposal andgood space standards can ensure thatresidential amenity is not compromisedin mixed use development.

2.10 Strategic Policies

2.10.1 The following Strategic Policies are Part I policies which are repeated andjustified within the subject chapters of the Plan.

Policy D1: Design Quality (P5, P9)

All development proposals should

demonstrate a high standard of design

and contribute towards creating a

strong sense of place. Proposals

should evolve from an understanding

of local distinctiveness and the historic

context. Poor and mediocre designs

will be unacceptable.

Policy D10: Community Safety (P7)

Proposals should take full account of

the need to prevent crime, reduce the

fear of crime and promote community

safety throughout the design process.

Policy D11: Access for People with

Disabilities (P6)

All highway and development

proposals should be designed to

provide safe and convenient access for

people with disabilities.

Policy EP1: Pollution Control (P10, P14)

Development which may result in

pollution of air, ground or water or

pollution through noise, smell, dust,

vibration, light, heat or radiation will

only be permitted where it can be

shown that there would be no material

adverse impact on:● The immediate, medium or long term

health, safety or amenity of users of

the land or surrounding areas; or● Quality and enjoyment of the

environment.

Where appropriate, conditions or

planning obligations will be used to

reduce such impacts to acceptable

levels.

Pollution sensitive developments will

not be permitted where users of the

land may be subject to the adverse

impacts of existing or proposed

potentially polluting uses, unless

conditions or planning obligations can

be used to reduce such impacts to

acceptable levels.

Policy EP13: Waste and Development

(P9, P11, P12, P14)

The Council will seek to ensure that:● Sufficient waste management

facilities are provided across the City,

in appropriate locations, in

accordance with applicable waste

management legislation ,to meet

adopted regional, sub- rregional and

local waste management targets;● All development is designed so that,

throughout construction and

operation, the production and

transportation of waste is minimised

and the recovery of waste

ismaximised;


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● Opportunities to utilise sustainable

transport modes, including rail and

water, will investigated and taken

wherever possible.

Policy EP16: Energy Conservation

(P9, P13, P14)

The conservation and efficient use of

energy will be maximised by:● Ensuring that the energy demands of

developments are minimised through

appropriate location, orientation,

siting and design;● Encouraging the production and use

of renewable energy.

Policy HE1: Preservation of Local Character

and Distinctiveness (P11)


take account of the character of the

area in which they are to be sited,

including its historic character, and

should respect its positive attributes.

Physical features which strongly and

positively contribute to the local

character and distinctiveness of the

City’s landscape and townscape

should be retained. In particular,

proposals should take account of the

special contribution of conservation

areas, historic parks and gardens,

listed and local list buildings, the

canal network, archaeological sites

and protected trees.

Policy N1: Promotion of Nature

Conservation (P11)

The Council, in partnership with a

range of organisations and adjoining

local authorities, and developers will

seek to secure the appropriate study,

protection, management, enhancement

and expansion of Wolverhampton’s

existing nature conservation resource,

including the creation of new habitats

and features of value for nature

conservation. The value of Local

Nature Reserves and Sites of

Importance for Nature Conservation

will be strongly protected.

Policy G1: Protection of the Green Belt

(P11)

Within the Green Belt, inappropriate

development will not be permitted

except in very special circumstances,

where the harm caused is clearly

outweighed by other considerations.

Any such case will be referred to the

Secretary of State as a departure from

the UDP.

Policy B1: Economic Prosperity

(P1, P2, P3, P4, P5)

The Council will seek to improve

Wolverhampton’s prosperity by

granting planning permissions

for inward investment, the

establishment of new small and

medium sized enterprises and the

expansion or relocation of existing

businesses on existing and allocated

sites / buildings within the City.

Policy B2: Balanced Portfolio of

Employment Land (P1, P2, P3)

The Council will work towards the

provision of a balanced portfolio and

geographical spread of Class B

employment land that is readily

capable of development and well

served (or capable of being served) by

existing infrastructure.

Policy SH1: Centres Strategy

(P1, P3, P8, P9, P13)

The network of centres shown on the

Proposals Map will be maintained and

enhanced as a means of providing

access to a wide range of shops,

services and other activities in readily

accessible locations, and as a focus for

regeneration in the City. Centre uses,

as defined in Policy SH2, will be

expected to locate within centres and

will be subject to the application of a

sequential approach. In applying this

strategy the following broad roles of

centres will be recognised:


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● Wolverhampton City Centre will be

maintained in its role as a sub-

regional centre and the principal

location for employment, shopping,

commerce and leisure activity in the

City. Uses serving a sub-regional or

City-wide catchment area will be

encouraged to locate within the City

Centre.● Bilston Town Centre and Wednesfield

Village Centre will function as town

centres providing a wide range of

shopping and other services in the

sectors of the City that they serve.

Appropriate activities will be

encouraged to locate within them.● The four district centres identified

on the Proposals Map and listed in

Policy SH7 will be supported as the

focus of convenience shopping and

other local services, social, leisure and

community uses within their

respective localities.● The 24 local centres identified on the

Proposals Map and listed in Policy

SH8 will be fostered and protected in

order that an accessible range of local

shops and services is available,

especially to those who do not have

access to a car.

Outside identified centres, retail and other

centre uses will be permitted where they are

small in scale and meet the day to day needs

of a population living mainly within walking

distance which cannot conveniently be

served from an identified centre, as required

by Policy SH9. Other development of centre

uses in edge of centre and out of centre

locations will be permitted only where the

requirements of Policy SH3 are met.

Policy C1: Health, Education and other

Community Services

(P6, P9, P13)

Subject to other UDP policies, the Council will

seek to meet existing and future needs for

community services, by:● Protecting land and buildings in

community service use;● Encouraging improvements in access

to existing community service

facilities;

● Supporting the expansion and

improvement of community facilities

and the provision of new facilities, in

accessible locations.

Where major newdevelopments are

proposed (especially residential and mixed

use schemes) contributions towards the

provision of new community facilities may

be required to serve the needs of the

development and the local area.

Policy R1: Local Standards for Open

Space, Sport and Recreation

Facilities (P6, P9, P11)

The Council will carry out assessments

of the existing and future needs of

Wolverhampton communities for

different types of open space, sport

and recreation facilities. These

assessments will be used to set local

standards for different types of

provision, in terms of quantity,

quality and accessibility. Audits will

be undertaken to define areas of

deficit or surplus in relation to these

standards. Community safety and

crime reduction will be an important

concern in any assessment.

The Council will seek to ensure that open

space, sport and recreation standards are

met, both across the City and at a local

level, by:● Resisting the loss of open space,

sport and recreation facilities

required to meetlocal needs;● Improving the provision, quality and

accessibility of such facilities, where

resources allow, and encouraging

their appropriate management;● Ensuring that new developments

meet their own open space, sport

and recreation needs;● Ensuring that links are provided

between adjacent open spaces.

Policy H1: Housing (P1, P6, P8)

The Council will seek to:● Maintain existing residential

populations in the City and, where

appropriate, increase levels,


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particularly within inner

urban areas;● Improve the condition and use of

the existing housing stock;● Identify sufficient land and buildings

to provide for the housing needs and

aspirations of the whole community

and meet Regional Planning

Guidance targets;● Locate as much new housing as

possible on appropriate previously-

developed sites within the urban

area, particularly at places with good

public transport accessibility, where

high densities will be promoted;● Ensure that new housing is

developed to a high standard of

design and provides appropriate

services to meet the needs of new

residents and the wider community.

Policy H2: Housing Land Provision (P8)

In order to meet established housing needs,

sites will be made available for the provision

of 5,026 new dwellings over the period 2004-

2011, through completion of committed

sites and granting permission for housing

on allocated sites and other suitable land

and buildings within the urban area. Such

provision will be subject to monitoring and

review.

Policy AM1: Access, Mobility and New

Development (P6, P9, P13)

The Council will work in partnership with

Centro, neighbouring authorities, the health

community, business sector and transport

operators to improve access and mobility

for all members of the community.

All new development will be expected to

contribute towards improvements in access

and mobility, by ensuring that people have

a wide choice of mode of transport to access

the site, including public transport, cycling

and walking. Such contributions will be

sought in accordance with UDP Policy IMR2

‘Planning Obligations and Agreements.’


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CHAPTER 3: IMPLEMENTATION, MONITORING AND REVIEW

Contents

Para Page

3.1 Introduction 36

3.2 Implementation 36Policy IMR1: Implementation 36Policy IMR2: Planning Obligations and Agreements 37Policy IMR3: Compulsory Purchase Orders 39

3.3 Monitoring and Review 39Policy IMR4: Monitoring and Review 39

Table 3.1 Examples of Planning Obligations Which May Be Sought 38Table 3.2 UDP Monitoring Indicators and Targets 41


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3.1 Introduction

3.1.1 This Chapter sets out the how theCouncil will implement the Plan, how theeffectiveness of the Plan will bemonitored and how the Plan will be keptup-to-date.

3.2 Implementation

Policy IMR1: Implementation (P1 - P14)

The Council will exert influence to achieve the

objectives of the UDP in the following ways:

● Through its statutory role as Local

Planning Authority, monitoring and

reviewing the Plan, preparing

Supplementary Planning Documents,

determining planning applications

and seeking planning obligations;● By promoting development

opportunities and proactively

bringing sites forward e.g. through

the use of action plans, development

briefs and compulsory purchase

orders;● By taking direct action under its own

capital and revenue spending

programmes and by accessing

external funding; ● By co-ordinating and enabling action

largely undertaken by others, through

various forms of partnership, grants

and other types of assistance;● Through advocacy and lobbying of

Central Government and other

agencies for appropriate policies,

resources and action.

3.2.1 The UDP provides a statutory frameworkfor the way in which land is used anddevelopment takes place in the City. Ithas been prepared on the basis ofconsultations with an extensive range oforganisations and individuals and reflectswidely held aspirations for the future ofWolverhampton. The main way that theCouncil can directly implement theobjectives of the Plan is through its roleas Local Planning Authority, responsiblefor determining planning applicationsand preparing Supplementary PlanningDocuments, both topic and area-based.

The Council has also prepared astatement of protocol and procedureswhich provides guidance on the processused in the determination of planningapplications.

3.2.2 However, what actually happens on theground is also the outcome of amultiplicity of day to day decisions by alarge number of public and voluntarysector agencies, private companies andindividuals. All of these have their owndistinctive objectives and all are invarious ways constrained by theresources at their disposal. Therefore, ifthe policies and proposals of the UDP areto be achieved, a close partnership mustbe maintained between the Council andother bodies, with the Council providinga co-ordinating and enabling role.

3.2.3 The Council will continue to ensure thatfinancial resources are directed towardsthe achievement of UDP objectives. TheUDP will be an important considerationfor the Council when it prepares itsannual Capital Programme. In particular,the Plan will provide the basis fordetermining priorities for environmentaland conservation programmes and thelong-term context for the Council’s inputto the West Midlands Local TransportPlan. Other Council capital programmesof relevance are the Housing CapitalProgramme, the Economic DevelopmentProgramme and Parks and Recreationbudgets.

3.2.4 The Council will maximise use of external funding to meet UDP objectives. Significant sources of external funding include New Deal forCommunities, European funding sourcesand grants from bodies such as theCountryside Commission, English Natureand English Heritage. Advantage WestMidlands (the Regional DevelopmentAgency) will be an important partner inthe mobilisation of such resources. The North Black Country and SouthStaffordshire Regeneration Zone willprovide a focus for regeneration funding from a range of sourcesincluding AWM and Europe.


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3.2.5 Public sector resources are likely tocontinue to be scarce and soimplementation will depend to a greatextent on the private sector. Much of theunderlying philosophy of the UDP is toprovide the right circumstances to attractprivate sector investment of the rightkind to the right places. Scarce publicsector resources will, where necessary, betargeted to encourage furtherinvestment by the private sector.

Policy IMR2: Planning Obligations and

Agreements (P1 - P14)

In appropriate circumstances planning

obligations will be negotiated with

developers to enable development to

proceed and / or secure the proper planning

of the development and of the area.

In determining the nature and scale of

benefits regard will be had to the following:● Government Guidance;● The Community Plan and other

relevant Council Strategies;● The Unitary Development Plan;● The Local Transport Plan;● Relevant local action plans,

development briefs and other

Supplementary Planning Documents;● The views of the developer and

occupier(s);● The views of the community;● The type and location of the

development; and● The economic viability of the scheme

and any exceptional costs associated

with the development e.g.

reclamation costs or costs of

conversion of an existing building.

3.2.6 To assist in the implementation process,there are occasions in the considerationof planning applications when there is aneed to seek agreements withdevelopers for measures that cannot beachieved through conditions attached toa planning permission. Section 106 of theTown and Country Planning Act 1990 (asamended) enables local authorities toreach agreements with developers, or fordevelopers to give undertakings, for suchmeasures to be carried out in associationwith a development. Such obligationscan enhance the quality of developmentand enable proposals to go ahead whichmight otherwise be refused planningpermission. Government guidance inCircular 5/05 Planning Obligationsadvises that any obligations should benecessary, relevant to planning, directlyrelated to the proposed development,fairly and reasonably related in scale andkind to the proposed development andreasonable in all other respects.

3.2.7 Obligations may be sought, for example,where a development will generate needfor improved or additional infrastructure,facilities or services, or where measuresare needed to offset the negative impactof a development on the environment orlocal amenity. Table 3.1 lists examples ofplanning obligations that may be sought.Reference to the use of planningobligations in specific circumstances ismade in other chapters of the Plan. Adevelopment may be required to fund anumber of related measures, which maybe located on-site or nearby. In somecases, a number of developers may beasked to contribute jointly to animproved facility that will be of benefit toall of them and the wider community.


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Policy IMR3: Compulsory Purchase Orders

(P1 - P14)

In appropriate circumstances the

Council will use its Compulsory

Purchase powers to enable

development to proceed and / or

secure the proper planning of the

development and of the area.

3.2.8 Compulsory purchase powers areprovided to allow authorities tocompulsorily purchase land to carry out afunction which Parliament has decided isin the public interest. Anyone who hasland acquired is generally entitled tocompensation. The greatest users ofcompulsory purchase powers are LocalAuthorities and the Highways Agencyand the two most commonly usedpowers of compulsory purchase are:* A Compulsory Purchase Order (CPO)based on a specific Act of Parliament,* An Order under the Transport andWorks Act 1992.

3.2.9 Wherever possible the Council willnegotiate with landowners to assemblekey development sites. However, wherenegotiations are unsuccessful, theCouncil will consider the use of CPOpowers, to ensure that key developmentopportunities are realised in the City andotherwise allow appropriatedevelopment to proceed.

3.3 Monitoring and Review

Policy IMR4: Monitoring and Review

(P1 - P14)

The Council will monitor (i) land use

development taking place within

Wolverhampton and (ii) the

effectiveness of the policies and

proposals of the UDP. Regular

monitoring reports will be published

and will inform the review of policies

and proposals in the UDP and

preparation of Supplementary

Planning Documents. Local people will

be consulted on and actively involved

in the continuing monitoring and

review of the UDP and its replacement

with the Local Development

Framework.

3.3.1 The Council is required by law to keepunder review all matters that areexpected to affect the development ofthe City - in particular (a) the principalphysical and economic characteristics (b)the size, composition and distribution ofpopulation, and (c) the communications,transport system and traffic. Also ofimportance are the rate of house-building activity, changes in floorspace ofretail and business premises, the impactof development in the Green Belt andany loss or creation of open space. Muchof this information is currently monitoredon an annual basis to meet regional andnational requirements. There is also aspecific requirement for the Council tomonitor the effectiveness of the policiesand proposals of the UDP.

3.3.2 The Council supports the Government’scommitment to maintaining relevant andup to date development plans and willensure that its Development Plan is keptup to date through a continuous processof monitoring and review which activelyinvolves local people and is co-ordinatedwith the monitoring and review of theCommunity Plan. Both topic and area-based Supplementary Planning Guidancewill also be reviewed on a regular basisand new Supplementary PlanningDocuments prepared to complementUDP policies and proposals.

3.3.3 In line with Government Policy, theRegional Spatial Strategy, the CommunityPlan and the requirements of Best Value,a comprehensive set of key indicatorsand targets have been selected to enableperformance to be monitored over theUDP period. These are listed in Table 3.2.The Council will regularly monitor theseindicators and publish them in an AnnualMonitoring Report, together with anyother indicators required by nationalguidance. These reports will alsohighlight any changes in the principalphysical, social and economiccharacteristics of the City and other


Type of Measure / Obligation

1. Transport / Physical Infrastructure

2. Measures To Offset Impacts On The Built And Natural Environment / Local Amenity

3. Provision Of Facilities/ Services To Support Development And Secure Proper Planning Of The Area

4. Enhancing The Built And Natural Environment

5. Maintenance

Table 3.1 Examples of Planning Obligations Which May Be Sought

Examples

● Green Transport Plans● Public transport e.g. park and ride, bus service improvements● Cycle and pedestrian facilities● Highways e.g. improvements to road network and site access● Improvements to public parking● Access for people with disabilities e.g. shopmobility● Land reclamation

● Physical measures to minimise harm to amenity e.g. traffic management, landscaping, noise insulation

● Replacement / alternative provision (on-site or nearby) of recreation / environmental facilities e.g. recreational open space, playing field, wildlife habitat

● Replacement / alternative provision (on-site or nearby) of social and economic facilities e.g. training scheme, community centre

● Affordable housing and lifetime homes● Use controls e.g. removal of non-conforming use,

ensuring balance of uses in a mixed-use development● Recreational open space● Play space● Sports facilities● Community and cultural facilities● Education and health facilities● Retail facilities● Childcare facilities

● Archaeology e.g. retention / recording of important features● Restoration of Listed and Local List buildings● Nature conservation e.g. protection / enhancement of habitats● Public access within development● Public access to open space● Public art● Crime prevention measures e.g. CCTV, secure parking spaces

● Commuted sums to cover maintenance costs for a limited period e.g. open space, recreational facilities, public transport

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relevant monitoring information.Monitoring reports will be used to informpreparation of the new LocalDevelopment Framework andSupplementary Planning Documents.

3.3.4 With the new planning legislation now inforce, Plan policies and proposals will bereviewed more frequently. Instead ofreviewing the whole Plan every ten years,as happened in the past, an up-date willtake place at least once every three years.Some core elements of the Plan, such asPart I policies and Green Belt boundaries,may not need to change, whereas others,such as housing allocations, will need tobe frequently reviewed. It will alsobecome possible to supplement the Planwith new, area-based plans as and whennecessary.

3.3.5 This more flexible system will allow thePlan to reflect changes in national,regional and local policy and changinglocal circumstances and trends morequickly and effectively. The next reviewof the Plan will need to take particularaccount of the requirements of newplanning legislation and the contents ofthe West Midlands Regional SpatialStrategy.

3.3.6 The Council will also continue to workwith other local authorities throughoutthe region to monitor and keep underreview the provision of the WestMidlands Regional Spatial Strategy.


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Indicator

No. of new developments recognised for design quality and excellence

Proportion of planning application design statements that have addressed crime prevention criteria

Proportion of public art schemes secured on qualifying developments

Target (2011)

Maintain at aconstant level

100% by end 2006

100%

Key policies

All Design Policies

D2

D14

Monitoring

Civic Trust Awards & WolverhamptonCity Council Environmental Awards

Planning application monitoring


Baseline

4

Not known

100%

Table 3.2 UDP Monitoring Indicators and Targets

1. Design

Indicator

Number of Air Quality Management Zones

Area of new development permittedin floodplains contrary to Environment Agency Advice

% of household waste recycled or composted

Target (2011)

0

0

30%

Key policies

EP3

EP7

EP13, EP14

Monitoring

Council air quality monitoring systems


Council Waste Management Strategy

Baseline

0

0

6%

2. Environmental Protection

Indicator

Hectares of Local Nature Reserve per 1,000 popn

Hectares of land designated as SINC

Target (2011)

0.5 ha

Maintain at 148 has and increase every 5 years

Key policies

N4

N3, N5

Monitoring

LNR management plans

Habitat survey once every 5 years

Baseline

0.2 ha

148 has

3. Nature Conservation

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Indicator

No. of developments which compromise the open nature of the green belt

Target (2011)

0

Key policies

G1, G2

Monitoring


Baseline

0

4. Greenbelt and Rural Landscapes

Indicator

Amount of business and industrial development per annum (ha’s)

Providing a balanced portfolio of employment land as required by RPG

Target (2011)

8ha pa

Achieved

Key policies

B1

B2

Monitoring

Employment monitoring system

Annual monitoring to Regional Employment Land Study (RELS)

Baseline

8ha pa (1986-02)

Achieved

5. Business and Industry

Indicator

% of new retail, office and leisure floorspace completed within or adjacent to defined centres.

% of new retail, office and leisure floorspace given permission within or adjacent to defined centres.

Number of multiple retail outlets in Wolverhampton City Centre

Target (2011)

50%

90%

Increase

Key policies

SH1, SH2, SH3

SH1, SH2, SH3

SH1, SH2, SH4

Monitoring

Development monitoring system (completions)


Development monitoring system (completions)

Baseline

42% retail within centres (1991 - 2001)

Not known

72 (1995)

6. Shopping and the Role of Centres

Indicator

Number of Neighbourhood Park Areas meeting current recreational open space standard (ha’s per 1,000 residents)

Number ofNeighbourhood Parks

Hectares of accessible playing fields and outdoor playing space per 1,000 residents

Target (2011)

Maintain at 22 and increase

38 out of 38

Increaseto 0.8 ha and improve distribution

Key policies

R1, R2, R3, R7, R8, R9

R2

R2, R3, R5, R8

Monitoring

Regular open space audits



Baseline

22 out of 38

35 out of 38

0.6 ha

7. Open Space. Sport and Recreation

Indicator

Total new build completions per annum

Total conversion completions per annum (net)

Affordable housing completions

Proportion of completions on previously-developed land / buildings

Average net density of new housing developments (> 5 dwellings, excluding conversions)

Target (2011)

680 per annum

60 per annum

180 per annum

99%

Minimum 40 dwellings / hectare

Key policies

H2, H3, H4, H5

H2, H3, H4, H7, H8, H10

H12, H13

H1, H3

H10

Monitoring

Housing monitoring system




Housing monitoringsystem

Baseline

437(average 1991-2002)

33 (average 1995-2002)

187 per annum(average 1991-2002)

87% (1996-2002)

33dwellings / hectare(1996-2001)

8. Housing

Indicator

% of developments meeting car park standards

Publicly available long-stay car parking spaces in the City and Town Centres

Share of trips undertaken by public transport

Number of journeys made by bus per annum

Proportion of West Midlands employees working for companies with a travel plan

Target (2011)

100%

Reduce by average of 3% per annum

Maintain at 1998 levels

Increase from 1998 baseline by 5% per annum

40% by 2006

Key policies

AM12

CC5

AM8

AM8

AM7

Monitoring


Annual monitoring as partof Local Transport Plan

Annual monitoring as part of Local Transport Plan

Annual monitoring as part of Local Transport Plan

Annual monitoring as part Regional Transport Plan

Baseline

Not known

100%

1998: to be determined



9. Access and Mobility

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CHAPTER 4: DESIGN

Contents

Para Page

4.1 Introduction 46

4.2 Design Quality 47Policy D1: Design Quality (Part I) 47

4.3 Design Statement 47Policy D2: Design Statement 47

4.4 Urban Structure 48Policy D3: Urban Structure 48

4.5 Urban Grain 48Policy D4: Urban Grain 48

4.6 Public Realm (public space / private space 49Policy D5: Public Realm (public space / private space) 49

4.7 Townscape and Landscape 50Policy D6: Townscape and Landscape 50

4.8 Scale: Height 50Policy D7: Scale - Height 50

4.9 Scale: Massing 51Policy D8: Scale - Massing 51

4.10 Appearance 52Policy D9: Appearance 52

4.1 Community Safety 53Policy D10: Community Safety (Part I) 53

4.12 Access for People with Disabilities 54Policy D11: Access for People with Disabilities (Part I) 54

4.13 Nature Conservation and Natural Features 55Policy D12: Nature Conservation and Natural Features 55

4.14 Sustainable Development (natural resources and energy use) 56Policy D13: Sustainable Development (natural resources and energy use) 56

4.15 The Provision of Public Art 56Policy D14: The Provision of Public Art 56


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44.2 Design Quality

Policy D1: Design Quality (Part I)


demonstrate a high standard of d

esign and contribute towards creating

a strong sense of place. Proposals

should evolve from an understanding

of local distinctiveness and the historic

context. Poor and mediocre designs

will be unacceptable.

4.2.1 The aim of Policy D1 is to ensure that alldevelopment is of high quality andbenefits its surrounding area. Gooddesign should be the aim of all thoseinvolved in the development process andis required throughout the City.

4.2.2 Good design is rarely achieved throughrigid design standards. Successfulbuildings, streets and cities tend to havecharacteristics in common. These factorshave been analysed to produceprinciples or objectives of good designwhich are reflected in the policies in thisChapter. The Council encouragesresponsible innovation, originality andinitiative, and recognises that thequalities of an outstanding scheme mayjustify a departure from certain designpolicies in this chapter.

4.2.3 What the City feels like is a crucial part ofits identity. Careful design of buildings,and the streets and spaces betweenbuildings, can help achieve a strongsense of place. This can help make urbanareas safer and more attractive, and mayhelp to accommodate more homes andfacilities that such areas need to flourish.Encouraging more people to live in theCity and increasing urbanity can helpcreate more sustainable patterns ofdevelopment and contribute towards anurban renaissance.

4.2.4 The overall strategy for the City’shierarchy of built form is to build updensities in line with Governmentguidance and to create a compact urbanfeel at the City centre, town centres andto a lesser extent in local centres.

Towards the fringes of the City, built formshould taper off, retaining green spaceand trees that merge City intocountryside. On the main approaches tothe City, particularly close to metro stopsand along bus showcase routes, therewill be opportunities to increase densityand build up urban form. Developmentthat reinforces or creates gateways to theCity will be encouraged.

4.3 Design Statement

Policy D2: Design Statement

All planning applications should beaccompanied by a written statementjustifying the proposed design in relation to the site and its wider context.

4.3.1 Applicants for planning permissionshould provide a written statementsetting out the design principles theyhave adopted in relation to the site andits wider context. This will help to assessthe application against design policiesand encourage applicants to think aboutdesign in an analytical and positive way.

4.3.2 A design statement submitted withplanning applications should:

● explain the design principles and design context;

● outline how these are reflected in the development’s layout, density, scale, visual appearance and landscape;

● explain how the design relates to its site and wider area (through a full site and area appraisal where appropriate), and to the purpose of the proposed development;

● justify the chosen design solution and demonstrate how the proposed development has taken into account Wolverhampton’s design policies (and its other development plan planning policies and advice in relevant Supplementary Planning Guidance / Supplementary Planning Documents);

● include an easy to understand summary where this would be of value in public consultation;


4.1 Introduction

4.1.1 The purpose of this Chapter is topromote and achieve higher standards inthe design of new development. TheGovernment’s Planning Policy Statement1 seeks to ensure high qualitydevelopment through good design. Itstates that the key objectives of designpolicies include ensuring thatdevelopments are sustainable, create anappropriate mix of uses, respond to theirlocal context and create or reinforce localdistinctiveness and are visually attractiveas a result of good architecture.

4.1.2 Advice on how to achieve good design iscontained in the government’s guide: “ByDesign” (DETR/CABE 2000). Thisunderlines that quality design is bestensured by approaches which build fromdesign principles or objectives and notby rigid templates and standard designs.The guide outlines what these objectivesshould be and provides detail on thecharacteristics of good design.

4.1.3 As part of the creation of a Green Cityand a Safe City, the WolverhamptonCommunity Plan (2002-2012) aims to:

● Increase awareness of and respect for the natural and built environment;

● Improve the quality of urban design of new buildings and spaces (including hard and soft landscaping);

● Create well-designed urban spaces, “pocket parks” and walkways;

● Increase the general feeling of safety andsecurity among people in neighbourhoods;

● Improve design and lighting in car parks, parks and open spaces to deter robbery and other crimes.

4.1.4 Good design can enhance the quality ofpeople’s everyday lives, help achievesustainable development and reinforcecivic pride. Achieving a positive image forWolverhampton is critical for attractinginvestment and achieving sustainableeconomic and social regeneration. TheCouncil’s vision is to encourage andachieve high design standardsthroughout the City, not just in key

locations such as conservation areas,centres and along major roads. The aim isto produce attractive, high quality places,where people will want to live, work andenjoy themselves.

4.1.5 Greater attention will be given toimproving the design of new buildingsand the spaces around them. Site specificdesign solutions are required that reactexplicitly to the characteristics of alocation and connect with the wider area.New buildings will be expected tocontribute towards creating stronglydefined public spaces. Buildings andlandscaping should form part of anintegrated design, which must not bevisually dominated by car parking andshould provide for people travelling tothe site by public transport, on foot or bybicycle. Development should relate wellto the scale of existing buildings,safeguard local amenities and createmore secure environments. Creativityand innovation will be encouraged andchallenging or radical designs positivelywelcomed. Larger schemes inappropriate locations will be expected toincorporate an appropriate mix of uses(see Policy S4). The Council is committedto ensuring that buildings and sites areaccessible for people with disabilities.

4.1.6 All new development takes place within an existing context. The policies in this Chapter should be read inconjunction with policies in Chapter 6: Historic Environment. Further guidance on design is provided by the Council’s Supplementary PlanningGuidance notes / SupplementaryPlanning Documents. These includehelpful additional material on specifictopics (e.g. Residential Development),and Development Briefs providing design guidance for particular sites. The Council also produces conservationarea appraisals (see Policy HE3). These documents carry significant weight when decisions are taken onplanning applications.


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4buildings relate positively to each other.

● Building lines should generally be respected and buildings generally aligned parallel to the street.

● The relationship of proposed buildings to the spaces around them should not constitute over development leading to cramped layouts and/or obtrusiveness in relation to adjoining properties.

● The spaciousness and character of established residential gardens should be respected and enhanced.

4.5.1 Urban grain is the pattern of streets, plotsizes, buildings and spaces thatcharacterise urban areas. Developmentsshould be carefully considered to addquality to the character and amenity ofthe area. Imaginative designs and layoutsthat make more efficient use of landwithout compromising the quality of theenvironment are encouraged. TheCouncil will seek greater intensities ofdevelopment and a more compact Cityform at places with good public transportaccessibility, including the city centre,town, district and local centres, andalong the main approaches to the City.Respecting existing building lines willbetter integrate new development intothe streetscene, although projectionsand set backs to existing building linescan be used to add emphasis, providingthe spaces created are clearly definedand functional.

4.5.2 Applicants for proposed developmentmust demonstrate that the designsolution retains and builds on thepositive attributes of the area andimproves or ameliorates the poor ones.Where local distinctiveness is lacking, thedevelopment should create its ownrather than emulating, replicating oradding to poor quality surroundings. Anydesign proposals that are considered tobe of mediocre or poor quality will beunacceptable.

4.6 Public Realm

(public space/ private space)

Policy D5: Public Realm (public space/ private space)

Proposals should promote active street frontages as a means of enclosing the public realm. Developments should clearly differentiate between private areas and public spaces.

The following principles should be taken into account in the design of new development:

● The fronts and backs of buildings should be clearly defined to ensure places are easily understood, physically secure, and feel safe and pleasant.

● Main entrances should open onto the public realm, windows and more active rooms should face the public realm, and blank walls or inactive facades should be avoided on frontages.

● Frontages should not be dominated by parking or servicing areas.

● Parking arrangements should be catered for in ways that do not detract from the effectiveness of the built up frontage in defining public areas.

● Parking areas should be secure, attractive and overlooked.

4.6.1 The public realm comprises the streets,squares, spaces and building facades thatdefine them. It is important that thesefacades provide an “active”, publicfrontage with clear points of entry andoverlooking from windows to promotesecurity. It is equally important thatprivate activities, for example gardens,rear parking and servicing take placeaway from the public realm. The reargardens of houses are more secure if theyback onto other gardens, rather thanroads, service lanes and footpaths.Successful streets are capable ofaccommodating the parked car and canhelp reduce car speeds and create streetactivity. Clearly indicating the extent ofprivate ownership of space around abuilding (by means such as walls, fences,


● explain how the design addresses the need for safe, sustainable and accessible development.

4.3.3 A written design statement should beillustrated, as appropriate, by:

● plans and elevations (these should extend some way beyond the site boundaries to show the relationship of the proposal to the neighbouring buildings);

● photographs of the site and its surroundings;

● other illustrations, such as perspective views.

4.3.4 Planning application design statementsare appropriate for even the smallest andmost uncontroversial developmentproposals, as together these have anenormous impact on the environment. Insuch cases only a brief unillustratedstatement is likely to be necessary. Forexample, in the case of a minor houseextension a simple statement indicatingthat the proposal complies withSupplementary Planning Guidance / SPDon Extension to Houses may well besufficient.

4.4 Urban Structure

Policy D3: Urban Structure

Proposals should retain and improve alluseful, safe and appropriate vehicularand pedestrian routes and provide newones that make movement easier, safer,more attractive and visually variedthrough and within built up areas.

The following principles should be takeninto account in the design of newdevelopment:

● Priority should be given to establishing a sense of place and community, with movement networks used to enhance those qualities;

● Streets should generally link up and layouts should be designed to encourage safer walking, cycling and access to public transport;

● In residential areas, new streets should be designed so that traffic moves slowly;

● Direct, convenient and safe access should be provided to new developments for pedestrians and cyclists.

4.4.1 Urban structure is the framework ofstreets, spaces and built form thatconnect locally and more widely. In newdevelopment it is the sense of placewhich should have priority. In the makingof places it is not the road layout but therelationship of buildings to each otherand the street which should beparamount.

4.4.2 The general aim is to put people beforetraffic and create places of real character,which are also functional. Developmentsshould aim to promote a network ofinterconnecting streets and places. Areasthat are easy to move through can becalled “permeable”. The free flow ofpedestrians through linked streets andplaces can have a positive benefit inincreasing vitality, safety and security.

4.5 Urban Grain

Policy D4: Urban Grain

Proposals should respond positively to the established pattern of streets andbuildings, including plot sizes, spatialcharacter and building lines, of which they form a part. Thoseelements that contribute to the quality of the surrounding environmentshould be respected. The design of new schemes shouldcreate a significant improvementeverywhere, including areas of poor or indifferent quality.

The following principles should be takeninto account in the design of newdevelopment:

● Proposals should respond to the existing context of buildings, streets and spaces, ensuring that adjacent


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4Proposals should take account of the following principles:

l Buildings should be of sufficient height to positively contribute to a sense of enclosure of the public realm.

l Buildings should appear to be of a human scale overall and particularly at ground floor level and should not appear overbearing.

l Buildings should be compatible with the general pattern of heights in an area.

l Corner buildings should emphasise the prominence and importance of theposition to provide identity and act as points of orientation.

4.8.1 The aim of Policy D7 is to ensure thatindividual buildings contribute to a senseof place, through relating to the scale oftheir surroundings and creating acoherent urban form. The height andposition of new buildings shouldconsider the geometry of the street andthe local topography. The height of newbuildings should not be determined byexisting development of inappropriateheights.

4.8.2 Densities and heights should generallyincrease towards the city centre andhigher buildings are likely to be requiredalong the strategic highway network, incentres, on prominent sites, and atsignificant nodes and gateways. Mostbuildings in these locations should be atleast 3 domestic storeys (or thecommercial equivalent) in height. Theactual height would need to relate to thesize, extent and proportion of theadjacent space, the objective being toachieve a good sense of enclosure.Higher buildings may be allowed on sitesin Wolverhampton City Centre, subject torelevant urban design criteria beingappropriately addressed in accordancewith the other design policies.

4.8.3 On minor streets which are not primarycirculation routes, buildings of no morethan 2 or 3 stories high are likely to besuitable. Adding greater emphasis tobuildings in corner positions, for examplethrough an increase in height, can

provide landmarks that contribute to asense of local identity, and can helppeople orientate themselves and findtheir way around. Higher buildings canalso be appropriate in other situations,for example in the middle of a longterrace, to create articulation and acentral focus.

4.8.4 People relate better to buildings of ahuman scale. Whilst this is not simply aquestion of height, tall buildings canappear overbearing and create adversemicro-climatic effects such as downdraughts and lateral winds. The height ofa building should also have regard to thedegree of overlooking andovershadowing of other buildings andland.

4.8.5 As well as taking account of the generalpattern of existing heights and thetopography of city, important views andlandmarks, e.g. the spires of city churchesshould be respected. Buildings of over sixstories are generally unlikely to beappropriate, even in the City Centre.

4.9 Scale - Massing

Policy D8: Scale - Massing

Proposals should make a positive

contribution to the appearance of an area

by means of appropriate massing and

orientation. The massing of a proposal

should not adversely affect people’s

amenities in respect of immediate outlook,

loss of daylight/sunlight and loss of privacy.

Proposals should have regard to thefollowing

principles.● Elevations should be in scale with the

proportions of the adjacent space and

provide a sense of place to the streets

and spaces to which it provides a built

edge.● The scale of a building should relate

positively to and be appropriate to its

context.● Buildings should be in scale with and

compatible with their surroundings,

except where existing buildings are


railings, gates and arches) visually andphysically defines the boundary betweenpublic and private space.

4.7 Townscape and Landscape

Policy D6: Townscape and Landscape

Proposals should create or reinforce local distinctiveness by comprising site-specific design solutions that respond explicitly to the site and its context. Proposals should preserve or enhance qualities of townscape and landscape character that are of value (see Policy HE1). In areas lacking in local distinctiveness, proposals should contribute towards repairing or creating qualities of townscape and landscape character.

The following principles should be taken into account in the design of new development:

● Building frontages and boundary treatments should provide definition and a sense of enclosure for streets and public spaces.

● Distinctive features should be provided to define and emphasise landmarks, corners sites, junctions, vistas, street scenes and public spaces.

● Existing buildings, structures and physical features of local distinctiveness or townscape value should be retained and integrated into new development to maintain the continuity of built form (see Policy HE1).

● Proposals should respect existing vistas, views and skylines that contribute to the character of an area.

● Buildings should relate positively to and face towards streets, open space, squares and canals.

● Public or communal open space should relate to the buildings around it,be designed with a specific purpose inmind and should not just be space left over after development.

● Attractive landscaping, including hard surfaces, parking areas and adequate and useable gardens/amenity areas, should form an integral part of the design of new development and should complement the surrounding area.

● Proposals should make positive use of the topography, land form, changes inlevels, landscape setting and natural features (see Policy D12) of thesite and the surrounding area.

● Existing landscape features of value should be retained (see Policy D12).

4.7.1 The aim of Policy D6 is to promote andachieve character in townscape andlandscape, in order to retain, enhance orcreate local distinctiveness. The characterof townscape depends upon howindividual buildings contribute to aharmonious whole, through relating tothe scale of their neighbours andcreating a continuous, coherent andintegrated form. Integrating new andexisting development at their boundariesmaintains the continuity of urban formand landscape. Boundary treatmentssuch as walls and railings can contributeto the enclosure of the street, reinforcethe building line and enclose frontgardens. Well designed corner buildingsor features create visual interest,contribute to a distinctive identity andprovide points of orientation. Landmarksand distinctive features make placesattractive, memorable and legible. Thelegibility of a place is the ease with whichpeople can understand its layout andfind their way around.

4.7.2 The character of landscape dependsupon the appearance of land, its shape,form, ecology and natural featuresincluding all open space and planting.Landscape schemes and boundarydetails should submitted with fullplanning applications and will not bedetermined without them.

4.8 Scale - Height

Policy D7: Scale - Height

All development should be of a height that helps achieve a strong sense of place, relates positively to its surroundings and the local topography, and does not detract from important views and landmarks.


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4Plan and Section: A building is muchmore than just its elevations. The way itsinternal spaces, structure and services aredesigned is integral to a building’s overallquality.Integrity: Employing principles ofseparation and articulation in design andusing an appropriate method ofconstruction can assist a building’sintegrity.Detail: The word “detail” is used inpreference to ornament or decoration,though it can often fulfil a similar role inmodern architecture. The lack of detailimpoverishes architecture, whereas theconsistent handling of details throughouta building allows us to admire the beautyof materials and the skill of the designand construction.

4.11 Community Safety

Policy D10: Community Safety (Part I)

Proposals should take full account of the

need to prevent crime, reduce the fear of

crime and promote community safety

throughout the design process.

Proposals should take account of the following principles:

● Opportunities for surveillance of public space should be maximised. Buildings should front onto the public realm (see Policy D5). Exposed blank facades should be minimised. Streets and other public spaces should be well lit.

● The layout of buildings and landscaping schemes should avoid creating “dead space”, hiding places or cover for criminals. Segregated routes, footpaths and alleyways and parking spaces which are not directly overlooked should be avoided.

● Private space around buildings should be designed to be “defensible space”i.e. it should be secure, attractive and overlooked so that it is controlled, or perceived to be controlled by its occupiers.

l Attractive landscaping, fencing, walls, pillars, railings and other treatments should be used to reinforce boundaries and deter intruders.

Where appropriate, planning conditions orobligations will be used to secure theprovision of community safety measures.

4.11.1 Government guidance in the companionguide to PPS1 entitled “Safer Places: ThePlanning System and Crime Prevention”(April 2004) confirms that crimeprevention and related measures can bea material consideration in makingplanning decisions and that the planningsystem can make a significantcontribution to deterring crime.

4.11.2 The aim of this policy is to ensure thatthe design of new developmentscontributes towards reducing both therisk of criminal activity and the fear ofcrime. All applications for newdevelopment will be assessed inaccordance with the Crime and DisorderAct 1998 and the companion guide toPPS1 entitled “Safer Places: The PlanningSystem and Crime Prevention”. Accountwill also be taken of the Crime Reductionand Community Safety Strategy forWolverhampton and the Council’s CrimePrevention Strategy for Parks and OpenSpaces.

4.11.3 The Council will work with developersand the Police, in particular the PoliceLiaison Officer, to reduce the potential forcrime through design. In applying PolicyD10, the Council will have regard toguidance provided by the Police throughthe “Secured by Design” scheme.Developers will be expected to havetaken that guidance into account and tohave applied its principles, particularly inthe preparation of major new housing,industrial, retail, leisure and car parkschemes.

4.11.4 Community Safety and Crime Preventionshould be an integral part of the designand layout of all new buildings - not anexcuse for poor or unacceptable design.Community safety issues will be


considered to be of an inappropriate

scale.

4.9.1 The massing of development cancontribute to creating distinctive streetscenes and skylines. It is important toprovide a sense of containment if streetsand open spaces are to develop a senseof place and encourage activity. TheGovernment’s Planning Policy Statement1 advises local authorities not to acceptdesign which is inappropriate in itscontext.

4.9.2 The size and massing of a building needsto be appropriate and harmonise with itscontext / surroundings. The architecturalscale of a building i.e. the proportions ofeach architectural element in itself andits relationship to the whole, also needsto be appropriate.

4.10 Appearance

Policy D9: Appearance

Buildings, structures, boundary treatments

and landscape features should make a

positive contribution to the locality through

the use of appropriate form and good quality

detailing and materials. Developers are

expected to provide details of the external

materials and finishes to be used on

proposed buildings.

Proposals should take account of the

following principles:● Form. As well as scale (height and

massing), composition, proportion,

articulation, modulation, rhythm,

balance and framing are all important

to the appearance of a development

and may significantly affect the

character or quality of an area.● Detailing. Details include all building

elements such as entrances, walling,

fenestration, roofs, gables, eaves,

bays, balconies, porches, walls and

fences, and external works. The way in

which these details are designed and

articulated will effect the visual

interest, character and quality of a

development when viewed as a whole

or in close proximity. The richness of

detail is particularly important at

ground level or where it is prominent

and easily appreciated.● Materials. The quality of materials

and finishes contribute to the

attractiveness of a proposal’s

appearance and the character of an

area. The use of good quality

materials will be required. ● The use of local and/or reclaimed

materials, where appropriate, can be

a major factor in enhancing local

distinctiveness and will be

encouraged.

4.10.1 The Government’s Planning PolicyStatement 1 advises that the visualappearance and the architecture ofindividual buildings are clearly factors inachieving the objective of high qualitydesign. A key objective is ensuring thatdevelopments are visually attractive as aresult of good architecture. The localauthority should not attempt to imposearchitectural styles and should not stifleinnovation and originality. However it isproper to promote or reinforce localdistinctiveness as supported by PoliciesD1, D6 and HE1.

4.10.2 Individual expression and variety ofarchitectural style is encouraged. If adesign is of a sufficiently high standard itwill help create urban richness anddiversity. The Council aims to promote ahigh quality environment whichcombines contemporary design with thebest architectural traditions of the city;quality development as distinct from aparticular style. The following criteria arethe basis for the definition of qualitydesign:Integration: To fit into its surroundings abuilding should possess several qualities,including: appropriate siting, massing,scale, proportion, rhythm and materials.Order and Unity: Buildings and thespaces between them should possess asense of order and unity. Symmetry,balance, repetition, the grid, the bay, theframe and the roofscape can combine togive buildings coherence. Order enablesus to interpret what we see.


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4applicants should provide an “AccessStatement” as part of the DesignStatement (see Policy D2), explaininghow the scheme will meet the needs ofpeople with disabilities.

4.12.5 Applicants are advised that pre-planningdiscussions with the Council’s AccessOfficers are always welcome and canassist in solving problems, particularly ondifficult sites, before planning permissionis sought.

4.12.6 The internal design of a building is notusually a planning matter, except, forexample in the case of listed buildings.Applicants are advised, however, toconsider the internal layout at an earlystage as the internal requirements of theBuilding Regulations 2000 (ApprovedDocument M) can on occasions requirechanges to the building layout andexternal appearance. If this happens afterplanning consent has been granted, anamendment may need to be sought,prolonging the development process andadding extra costs to the scheme.

4.12.7 Accessible design criteria can be found inBritish Standard 8300:2001, “Design ofbuildings and their approaches to meetthe needs of disabled people - Code ofpractice”. Applicants are also advised torefer to the Council’s SupplementaryPlanning Guidance on Access andFacilities for People with Disabilities(1995), which includes technicalguidelines which are still relevant.However, parts of the SPG are now out ofdate and it will be subject to reviewshortly.

4.13 Nature Conservation

and Natural Features

Policy D12: Nature Conservation and Natural Features

All proposals should demonstrate a consideration of the following:

● Woodland, trees, hedgerows, wetland habitats, watercourses, flood plains, geological features and other natural

features or habitats should be retained, where possible (see Policies N5, EP6 and EP7).

● Where appropriate, creative conservation measures, such as new wildlife habitats and fresh geological exposures, should be incorporated.

● Any landscaping or planting scheme should incorporate the greatest possible proportion of appropriate native vegetation, except where special requirements in terms of purpose or location dictate otherwise.

● Sustainable urban drainage measures should be incorporated to create a more natural pattern of drainage (see Policy EP9).

● Built structures should be designed, where possible, to incorporate habitat features attractive to species that inhabit the built environment.

● Proposals should positively address any nature conservation resources which lie adjacent to or near to the development site.

4.13.1 The diversity of landscapes and wildlife inWolverhampton are a valuable resource.The protection and enhancement of thisresource will contribute towards theoverall regeneration of the City and thewell being of its residents. Chapter 7:Nature Conservation sets out policies toprotect certain identified natureconservation sites, habitats and speciesand to ensure that development respectsthe constraints imposed by floodplainsand other natural features. However, newdevelopment need not necessarily resultin losses of natural habitats and features,but can be designed to preserve andenhance them. Redevelopment may alsoallow the creation of new areas of naturalvalue, which form an integral part of thedesign.

4.13.2 Policy D12 sets out the criteria theCouncil will use to assess the standard ofdesign of any development proposal inrelation to nature conservation andnatural features, but especially to sites:

● in proximity to a LNR, SINC or SLINC;● within or in proximity to a wildlife

corridor or other area where wildlife is


addressed in all future SupplementaryPlanning Documents (includingDevelopment Briefs) provided by theCouncil.

4.11.5 The range of community safety measureswhich can be incorporated withindevelopment proposals are numerousand include, for example, careful detaileddesign and layout of new developmentand buildings, lighting and securityarrangements, overlooking andsurveillance, closed circuit television,adequate and properly planneddefensible space, appropriatelandscaping, direct and unclutteredwalkways and mixed use developmentswhich provide for different activities andencourage pedestrian movement duringthe day. There is also a need for car parksand other transport facilities to be builtto “Secured by Design” standards and forpersonal safety and security to be of highpriority in all development schemes andproposals.

4.11.6 Streets and spaces that are overlookedallow natural surveillance, feel safer andgenerally are safer. Buildings of all typeswhich front onto streets, squares orparks, contribute to overlooking byshowing their public face. One of themost effective measures for communitysafety and crime prevention is thecreation of lively, lived-in urban areas andpublic spaces which are easy to overlookand oversee.

4.12 Access for People with Disabilities

Policy D11: Access for People with

Disabilities (Part I)

All highway and development proposals

should be designed to provide safe and

convenient access for people with

disabilities.

Measures should include special facilities within the highway and paving schemes, dedicated parking spaces and appropriate footpaths, approaches and entrances to buildings. Transport facilities should also be

designed to ensure easy access for everyone, with convenient interchange facilities. Measures to provide such accessibility should be of a high standard of design and materials to protect and improve visual amenity.

4.12.1 A fundamental aim of WolverhamptonCity Council is to promote an accessiblebuilt environment to ensure thatdisabled people are not denied theopportunity to participate fully in allaspects of City life. Development,including parking where provided, musttherefore meet the highest standard ofaccessibility and promote inclusion.

4.12.2 The Disability Discrimination Act (1995)defines a person with a disability asbeing a person who has a physical ormental impairment that has a substantialand long-term adverse effect on theirability to carry out normal day-to-dayactivities. Section 21 of the Act requiresthat the design and construction of abuilding and the approach or access to itmust be accessible for people withdisabilities. The Act also placesresponsibilities on transport operatorsand local authorities to ensure thatvehicles and infrastructure are fullyaccessible.

4.12.3 Therefore, planning permission for newdevelopments (except house extensionsand alterations) will only be grantedwhere developers can demonstrate thattheir proposals meet the needs of peoplewith disabilities. The Councilacknowledges the special needs whichdisabled persons require as pedestriansand drivers and will ensure highwayschemes are accessible for people withdisabilities.

4.12.4 Proposals should demonstrate thateveryone could use and move aroundthe development without physicalhindrance, separation or specialtreatment. These requirements will onlybe waived in exceptional circumstances,for example, where it is not acceptable tocarry out alterations to a statutory listedbuilding. For larger scale developments,


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44.15.1 Public art can make an important

contribution to the amenity andenvironmental quality of an area. Insmaller developments it can enhanceexisting character, while in largerprojects, particularly urban regenerationschemes, it can contribute towardscreating a new sense of place. It canintegrate new development into thesurrounding community by recordingand celebrating the past and contributetowards the wider cultural environmentand civic pride. The Council is a “Percentfor Art” authority. This programme seeksthe allocation of at least one percent ofthe construction costs of a projecttowards the production of works of art orcraft to enrich the final structure and itsenvironment. Supplementary PlanningGuidance on the Provision of Public Artprovides further advice and explanation.

4.15.2 The Council’s initial aim in negotiationswill be that at least one percent of thetotal construction costs of a project willbe sought as a contribution to theprovision for public art. This will apply tomajor commercial and residentialdevelopments as defined in the Townand Country Planning (GeneralDevelopment Procedure) Order 1995Article 8. In the latter case, it is notenvisaged that the houses themselvesnecessarily incorporate such features, butthat provision should be made within thesite as a whole, perhaps in associationwith the any open space to be providedor at the gateway to the site. Artists orcraft persons should be involvedthroughout the project, from theproduction of separate features and theembellishment of standard items such asfencing and gates, through toinvolvement with the project designteam. The one percent figure negotiatedfor may be reduced, or no provision forpublic art may be sought, where theviability of the development schemewould otherwise be jeopardised.


accessible to the local community;● containing a species or habitat for which

a national or local Biodiversity Action Plan has been prepared;

● used by species protected by the Wildlife and Countryside Act 1981 as amended;

● used by species specially protected by the Conservation (Natural Habitats etc,) Regulations 1994 as amended.

4.13.3 Policy D12 should be read alongsidePolicy D6: Townscape and Landscape andmore detailed guidance in theforthcoming Supplementary PlanningDocument on Nature Conservation.

4.14 Sustainable Development

(Natural Resources and Energy Use)

Policy D13: Sustainable Development(Natural Resources and Energy Use)

All proposals should respect the principles of a sustainable environment in terms of their use of resources and energy.

The following principles shall be taken into account in the design of new development:

● Proposals should make good and efficient use of natural resources for building and landscaping including the retention of existing natural and manmade features of value.

● Existing buildings should be retained and re-used wherever possible.

● Proposals should have the potential to belong-lived and adaptable for future changes of use, including consideration of the changing needs of any occupants.

● The siting, orientation, internal and external design of buildings and use of landscaping should maximise the use of natural heat and light (i.e. solar gain), and maximise conservation of non-renewable energy sources (see Policies EP8, EP9, EP16 and EP17).

● Preference should be given to the use ofreclaimed or locally sourced building materials, which save energy inproduction and transport.

● Production of waste during construction and use should be minimised (see Policy EP13).

4.14.1 All the policies in this Chapter contributetowards making sustainable places butPolicy D13 concentrates on issuesrelating to resource use which are ofparticular importance.

4.14.2 The way in which resources are used indevelopment can have long termimplications for the depletion of naturalresources and energy use. The council iskeen to ensure that development makesthe most efficient use of naturalresources and promotes energyconservation. The repair and reuse ofexisting buildings or structures can besustainable, in that energy and materialsare already invested in them. (Howevercircumstances also arise in which it ismore sustainable to replace or removeold buildings or structures).

4.14.3 Developers will be encouraged tominimise pollution and waste duringdemolition and construction, andencouraged to make use of materials thatthat are recycled, from a renewablesource and have low levels of energy usein manufacture.

4.14.4 Robust buildings and spaces that arecapable of being adapted for a variety ofother uses with minimal disruptionreduce the use of natural resources andenergy. Shallow plot depths of between9 and 13 metres can facilitate theadaptation of buildings to alternativeuses.

4.15 The Provision of Public Art

Policy D14: The Provision of Public Art

The Council will seek to negotiate provision for public art on all major residential and commercial developments and will also encourage the making of such provision on smaller developments. Where agreement is reached that public art will be provided, such provision will be secured through the use of conditions, planning obligations or management agreements.


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5 5CHAPTER 5: ENVIRONMENTAL PROTECTION

Contents

Para Page

5.1 Introduction 60

5.2 Pollution Control 60Policy EP1: Pollution Control (Part I) 60

5.3 Environmental Impact Assessments 61Policy EP2: Environmental Impact Assessments 61

5.4 Air Pollution 61Policy EP3: Air Pollution 61

5.5 Light Pollution 62Policy EP4: Light Pollution 62

5.6 Noise Pollution 62Policy EP5: Noise Pollution 62

5.7 Water Resources 63Policy EP6: Protection of Groundwater, Watercourses and Canals 63Policy EP7: Protection of Floodplains 64Policy EP8: Water Supply Arrangements for Development 65Policy EP9: Sustainable Drainage Arrangements for Development 65

5.8 Notifiable Installations 66Policy EP10: Notifiable Installations 66

5.9 Contaminated, Unstable and Derelict Land 66Policy EP11: Development on Contaminated or Unstable Land 66Policy EP12: Reclamation of Derelict Land 67

5.10 Waste 68Policy EP13: Waste and Development (Part I) 68Policy EP14: Waste Management Facilities 70Policy EP15: Landfill Activities 71

5.11 Energy 72Policy EP16: Energy Conservation (Part I) 72Policy EP17: Renewable Energy 72

5.12 Mineral Extraction 73Policy EP18: Mineral Extraction 73

5.13 Advertisements and Telecommunications Apparatus 74Policy EP19: Outdoor Advertisements 74Policy EP20: Telecommunications 74

Table 5.1 Future Capacity Requirements - Waste Treatment Facilities 70

Wolverhampton Unitary Development Plan 2001 - 2011 59Wolverhampton Unitary Development Plan 2001 - 201158

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5agreements or planning conditions.Where conditions are imposed to controlpollution, the preference will be to attachthem to structures rather thanoperations, to aid enforcement.

5.2.3 With respect to the storage of oil on asite, all oil storage (over 200 litres) willalso need to comply with the Control ofPollution (Oil Storage)(England)Regulations 2001.

5.3 Environmental Impact Assessments

Policy EP2: Environmental Impact Assessments

The submission of an environmental statementto accompany a development proposalmay be required, subject to theprovisions of the Town and CountryPlanning (Environmental ImpactAssessments) Regulations 1999.

5.3.1 Where a development proposal mayhave a significant impact on theenvironment by virtue of its nature, sizeor location, an Environmental ImpactAssessment (EIA) will be required. TheEnvironmental Impact AssessmentRegulations (1999) specify that an EIA willusually be required for:

● major development of more than local importance;

● development in particularly environmentally sensitive locations (such as a Site of Importance for Nature Conservation);

● development with unusual, complex and potentially hazardous environmental effects (such as a heavily contaminated site).

5.3.2 Where an EIA is required, the developermust compile detailed information aboutthe likely main environmental effects ofthe proposed development and publishthis as an Environmental Statement. TheRegulations allow developers to obtain aformal opinion from the Council on whatshould be included in the EnvironmentalStatement. This Statement, together with

any other information, comments andrepresentations made on it, will be takeninto account during the consideration ofthe planning application.

5.4 Air Pollution

Policy EP3: Air Pollution

Development which is likely to hinder the achievement of the Council’s air quality objectives will not be permitted unless such effects are mitigated to the satisfaction of the Council, through the use of planningobligations and conditions, where appropriate.

Development proposals which may affect an Air Quality Management Area should clearly demonstrate how they will contribute towards the achievement of air quality objectives for that area.

5.4.1 Air pollution can be damaging to humanhealth and well-being, wildlife and thefabric of buildings and has knock-oneffects on soil and water quality. Certaintypes of air pollution also contributetowards global warming, which iscausing major changes in climate aroundthe world. Emissions from road transportand industry are the major causes of airpollution in Wolverhampton. Emissionsfrom some industries are controlled bythe Council and the Environment Agencythrough environmental protectionlegislation.

5.4.2 The 2000 National Air Quality Strategysets out Government’s objectives forconcentrations of a wide range ofpollutants, below which there are nosignificant risks to human health. TheStrategy sets target dates forachievement of these objectives,depending on the pollutant. In response,the Council has a duty to evaluate localair quality across Wolverhampton, predictpollutant levels against these targets anddeclare Air Quality Management Areas(AQMA’s) in locations where the publicwill be exposed to air quality that ispredicted to fall below nationalstandards. For each AQMA identified, the


5.1 Introduction

5.1.1 Inefficient use and pollution of naturalresources can threaten the health, safetyand quality of life of human beings andharm the environment, both locally andglobally, in ways that are sometimesirreversible. A large amount of moneycan also be wasted, due to loss ofresources and the cost of removingpollutants from water, land and air.Environmental legislation helps tocontrol activities which cause direct andsubstantial harm to the environment andhuman beings, but the planning systemalso has a major part to play, throughpreventing pollution, promoting effectiveand natural water drainage systems,minimising waste production, ensuringland is used efficiently and promotingenergy conservation.

5.1.2 As part of the creation of a Green City,the Wolverhampton Community Plan(2002-2012) aims to:

● Increase awareness of and respect for the environment;

● Increase recycling of household waste;● Convert non-recyclable waste into

energy by incineration and use the ash residue for road building.

5.2 Pollution Control

Policy EP1: Pollution Control (Part I)

Development which may result in pollution

of air, ground or water or pollution through

noise, smell, dust, vibration, light, heat or

radiation will only be permitted where it can

be shown that there would be no material

adverse impact on:● The immediate, medium or long term

health, safety or amenity of users of

the land or surrounding areas; or● Quality and enjoyment of the

environment.

Where appropriate, conditions or planning

obligations will be used to reduce such

impacts to acceptable levels.

Pollution sensitive developments will not be

permitted where users of the land may be

subject to the adverse impacts of existing or

proposed potentially polluting uses, unless

conditions or planning obligations can be

used to reduce such impacts to acceptable

levels.

5.2.1 Pollution is caused by the release ofdamaging substances into the air, groundor water or by excessive noise, smell,dust, vibration, light, heat or radiation. Akey objective of the Plan is to minimisethe effects of pollution in order toprotect the health, safety and amenity oflocal people and safeguard the naturalenvironment. Pollution controllegislation, enforced by the EnvironmentAgency and Council EnvironmentalHealth Officers, is in place to controlactivities which may cause direct andsubstantial harm to people and theenvironment. In addition to thesestatutory controls, Planning PolicyGuidance 23 (PPG23) on Planning andPollution Control (1994), PPG24 onPlanning and Noise (1994) and Circular02/2000: Contaminated Land provideguidance on how the effects of pollutioncan be minimised through controls onthe use of land.

5.2.2 In recent years, a significant amount ofnew development has taken place onformer employment sites. Developmentof this type helps to make efficient use ofland and will continue over the Planperiod. However, it is inappropriate tosite pollution sensitive developments,such as housing, schools, hospitals andsome high technology industries, wherethey may be adversely affected byexisting or proposed polluting uses. Suchsiting could also place constraints uponthe legitimate activities of establishedemployment uses and put their futureviability in doubt. Similarly, uses with thepotential to cause pollution should notbe sited where they would adverselyeffect the health, safety or amenity ofexisting and future occupiers of the siteand surrounding areas, or the localenvironment, unless these effects can besuccessfully managed through legal


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55.6.1 Noise pollution can have a significant

adverse effect on the environment and the quality of life enjoyed byindividuals and communities.Environmental Health Legislation allows the Council to control excessivenoise pollution and a EuropeanCommunity Framework Directive, soon to be produced, will require areaslike Wolverhampton to prepare noisemaps and draw up action plans to tackle excessive noise, over a period of four years.

5.6.2 The planning system plays an important part in avoiding noisepollution by ensuring that developmentswhich produce noise, such as roads and certain industrial activities, areseparated from developments sensitiveto noise, such as housing. The level atwhich noise becomes unacceptable noise pollution will vary, dependingupon factors such as type and frequencyof noise, levels of existing backgroundnoise and the need to protect areaswhich are valued locally for theirtranquillity. Therefore, each case will be considered on its merits, inaccordance with PPG24: Planning and Noise. However, residentialdevelopment will generally not beacceptable in locations where noiselevels exceed Noise Exposure Category D, as specified in PPG24.

5.6.3 In order to encourage mixed usedevelopment a flexible approach will be taken where it is possible tocontrol or reduce noise levels or to mitigate the impact of noise. For example, where the predicted noise emission from a proposeddevelopment is acceptable duringnormal working hours but not at other times, permission may be given subject to a condition restricting operations and vehiclemovements to certain specified hours.Sound insulation measures, such aslandscaped mounds, acoustic screeningor insulation within buildings, can also beused to reduce noise pollution toacceptable levels.

5.7 Water Resources

Policy EP6: Protection of Groundwater, Watercourses and Canals

Development which could adversely affect the quality or quantity of water in groundwater, watercourses or canals will not be permitted unless measures are included which would overcome any threat, to the satisfaction of the Council, in consultation with the Environment Agency and other appropriate authorities.

Proposals that include the culverting of watercourses will be resisted. Where a culverted watercourse exists on site, developments should include proposals to restore culverts to open water courses.

5.7.1 As with all natural resources, it isimportant to conserve and use waterefficiently. Water resources, in the form ofgroundwater, watercourses and canals,are valuable for wildlife, quality of life oflocal people and provision of watersupplies, but are particularly sensitive topollution. Groundwater is abstracted forindustrial purposes and providesbaseflows to rivers, which is especiallysignificant at times of low flows. Oncepolluted, it is virtually impossible to cleangroundwater up to its former state. It istherefore important that newdevelopment does not threaten waterquantity or quality. Particular care shouldbe taken in relation to contaminatedland, where disturbance can allowpollutants present to remobilise andleach into watercourses andgroundwater. The Environment Agency,as the statutory regulatory body, has awide variety of powers to prevent andcontrol water related problems.Groundwater protection zone maps forWolverhampton are held by theEnvironment Agency.

5.7.2 The need to improve the conservationand amenity value of watercourses isrecognised by the Environment Agency,in the Local Environment Agency Plan(LEAP) for the River Tame - West MidlandsCatchment. However, past development


Council must produce an Action Plan tobring air quality up to acceptablestandards. The Council’s first review andassessment of air quality was completedin 2000 and concluded that air qualityobjectives for some pollutants are beingmet and that others would be met by2005. However, the Government hasproposed a number of changes that mayhave an impact on whether the Councilwill need to declare AQMA’s, notablychanges to targets for particles andchanges to vehicle emission factors.

5.4.3 Land use planning has an important roleto play in the Council’s strategy toachieve air quality objectives.Developments can produce air pollutantseither by direct emissions e.g. by certainindustrial processes, during construction/ demolition, or indirectly, via changes intraffic flows. The Council will seek toensure that new development does notresult in a significant increase inproduction of air pollutants and thatopportunities are taken to improve airquality, where possible. The impact of airpollutants is material to theconsideration of planning applications. Adetailed air quality assessment should beproduced where a proposeddevelopment may have a significantadverse effect on air quality, particularlyif an AQMA will be affected. Thisconsideration will take into account theresults of any Transport Assessmentrequired under Policy AM1. In somecases, an Environmental ImpactAssessment may be required (see PolicyEP2). Lower concentrations of airpollutants, which do not prejudice airquality objectives but may neverthelesshave an adverse affect on people’squality of life and the environment,should also be appropriately mitigated(see EP1).

5.4.4 In some cases, impacts on air quality canbe successfully mitigated throughmeasures such as Green Travel Plans (seePolicy AM2), contributions to improvepublic transport and separating pollutinguses from residential areas. A keyobjective of the UDP is to guide

development to locations which willminimise the number of car journeysgenerated, and this is reflected in policiesthroughout the Plan. Areas of woodlandalso play an important role by absorbingair pollutants (see Policy N7). Furtherguidance is provided in “Air Quality andLand Use Planning” (DETR, 1997) and “AirQuality and Land Use Planning - GoodPractice Guide” (ARUP & RTPI, 1999).

5.5 Light Pollution

Policy EP4: Light Pollution

Development proposals which include external lighting should:

● demonstrate that the use and design of the lighting scheme is the minimum required to undertake the task;

● minimise light spillage; and● include measures to adequately

screen neighbouring areas from the glare produced by lighting installations, particularly residential and commercial areas, areas of nature conservation interest and areas whose open landscape qualities would be affected.

5.5.1 Night time lighting is necessary forconvenience, safety and personal securityreasons and can also be used to enhancethe appearance of buildings andcontribute towards a vibrant night timeeconomy in town centres. However,poorly located or designed lighting cancause nuisance to nearby residents,detract from the character of townscapesand landscapes and waste energy.

5.6 Noise Pollution

Policy EP5: Noise Pollution

Developments which are likely to give rise to unacceptable levels of noise pollution will not be permitted, unless measures can be taken to reduce noise emissions or intrusion to acceptable levels. Such measures will be secured through the use of conditions or planning obligations, where appropriate.


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5approach to development. The Guidanceintroduces Flood Zones, which are themapping constraint that must be usedwhen considering new development inEngland. The extent of these indicativeFlood Zones for Wolverhampton is shownon the UDP proposals map as producedby the Environment Agency in 2005. Theextent of these Flood Zones will besubject to review over the UDP period.

5.7.4 The Policy recognises that some types ofdevelopment are particularly vulnerableto flooding and would be unlikely to gainplanning permission if proposed in anarea where flood risk is high. InWolverhampton, current EnvironmentAgency Flood Zone maps indicate thatthe great majority of City is at little or norisk of flooding. However, the indicativeFlood Zone maps show that there areareas within Flood Zones 2 and 3, wherethere is an annual probability of floodingof over 0.1%

Policy EP8: Water Supply Arrangements for Development

All developments should be designed so as to minimise the consumption of water and maximise the recycling and treatment of used water.

Major developments will only be permitted where adequate water supply services are available or under construction, or where such services can be efficiently extended without harm to the environment. Where necessary infrastructure improvements can be carried out to the satisfaction of the statutory undertaker, planning permission will be subject to a condition and/or formal legal agreement specifying the improvements that must be carried out before development commences.

5.7.5 The Council will seek to ensure thatdevelopment does not proceed unlesswater supply, sewerage or sewagetreatment infrastructure is adequate orcan be upgraded to serve additionaldemands. Developers are advised todiscuss requirements with water,sewerage and sewage undertakers so

that an assessment of any necessaryworks can be made at the earliestopportunity. The use of water recyclingand water efficient devices in newdevelopments, particularly those whichmake intensive use of water, will beencouraged.

Policy EP9: Sustainable Drainage Arrangements for Development

All development proposals should be located and designed so as to minimise the quantity and maximise the quality of surface water run-off, by incorporating the maximum possible area of permeable ground surface and features which regulate surface water flows from impermeable surfaces.

Development will only be permitted where adequate provision is made for the drainage of foul and surface water. Where necessary infrastructure improvements can be carried out to the satisfaction of the statutory sewerage undertaker, planning permission will be subject to a condition and / or formal legal agreement specifying the improvements that must be carried out before development commences.

5.7.6 Disposal of surface water run-off fromdevelopment has to be carefullymanaged to avoid adverseenvironmental impacts. The traditionalpractice for the disposal of surface wateris to pipe it away to the nearestwatercourse to ensure rapid disposal.This can lead to increased flood risk,aquifers not being recharged and lesswater retention in subsoil, resulting in agreater use of treated water and anincreased risk of pollutant transmission inwatercourses. All new developments willbe expected to minimise such negativeeffects, through the use of sustainableurban drainage measures, as advocatedby the Environment Agency. Measuressuch as porous ground surfaces, grassswales and ponds can be easilyincorporated into most developments tocreate a more natural pattern ofdrainage, and they also provide a moreconducive environment for wildlife. It is


has severely modified naturalwatercourses, or buried them withinculverts, disrupting the ecologicalcontinuity which allows wildlife to thriveand to move along rivers and streams. Anidentified aim of the Agency is thereforeto resist further culverting ofwatercourses in new development andrestore existing culverts to open channel(LEAP, West Midlands - Tame Action Plan,March 1999).

Policy EP7: Protection of Floodplains

The Council will adopt a risk based approach to development in or affecting flood risk areas. Within the indicative flood risk areas listed below, development proposals will only be permitted in the following circumstances:

Zone 2 - Low to Medium Risk of flooding (annual probability of flooding 0.1-1.0%)

These areas are suitable for most development. However, subject to operational requirements in terms of response times, these areas are not considered suitable for essential civil infrastructure such as hospitals and fire stations. Where such infrastructure has to be or already is located in these areas, access must be guaranteed and they must be capable of remaining operational in times of emergency due to extreme flooding.

Zone 3 - High Risk of flooding (annual probability of flooding 1.0% or greater)

• Developed areas - may be suitable forresidential, commercial and industrialdevelopment provided the minimumstandard of flood defence (includingsuitable warning and evacuationprocedures) can be maintained for thelifetime of the development, withpreference for those areas alreadydefended to that standard.

• Undeveloped and sparsely developedareas - not suitable for residential,commercial and industrial developmentunless a particular location is essential(eg for navigation and water based

recreation uses, agriculture and essential transport and utilitiesinfrastructure), and an alternative lower risk location is not available.General purpose housing or other development comprisingresidential or institutionalaccommodation will not normally be permitted. Residential uses should be limited to job relatedaccommodation (eg caretakers andoperational staff ). Caravan and camping sites will generally not be located in these areas. Where,exceptionally, development is permitted, it should be provided with the appropriate minimum standard of flood defence and should not impede flood flows or result in a net loss of flood plain storage.

• Functional flood plains - may be suitable for some recreation, sport,amenity and conservation uses (provided adequate warning andevacuation procedures are in place). Built development should be whollyexceptional and limited to essentialtransport and utilities infrastructure that has to be there. Such infrastructure should be designed and constructed so as to remainoperational even at times of flood, to result in no net loss of flood plainstorage, not to impede water flows and not to increase flood risk elsewhere. There will be a presumption against the provision of camping and caravan sites.

For Zones 2 and 3, a flood risk assessment appropriate to the scale and nature of the development and risk should be provided with planning applications. Flood resistant construction and suitable warning / evacuation procedures may be required depending on the flood risk assessment.

5.7.3 Policy EP7 sets out the approach used inthe determination of planningapplications with regards to flood risk.The Policy reflects Government Guidancein PPG25 and advocates a risk based


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5the City. There are former mineshafts andworkings on many sites, including thoserelated to abandoned limestone mines.Some sites are contaminated as a resultof the tipping of domestic, commercialand industrial wastes in landfill sites,resulting in varying degrees of groundpollution. Development on or nearcontaminated or unstable land canprejudice health and safety and causeharm to the environment, both on thesite itself and in neighbouring areas. Forexample, methane gas produced bysome landfill sites can cause explosions ifit is allowed to accumulate and mixedwith air. Toxic chemicals can leach intowatercourses and groundwater, harminglocal wildlife and water quality. Thestability of structures built onmineworkings may be compromised dueto the risk of collapses.

5.9.2 However, modern methods now allowon-site pollution to be treated orremoved and mine workings to be madestable. In the pursuit of more efficient useof land, the Council will encourage theregeneration of potentially contaminatedand unstable sites. Where development isproposed on or near such sites, includingareas within 250 metres of a landfill site,the Council will consult the EnvironmentAgency about the risks involved and mayrequire desk studies and/or siteinvestigations to be undertaken and anynecessary treatment completed beforedevelopment can take place. PPG14:Development on Unstable Land, Circular02/2000: Contaminated Land andTechnical Advice on Development ofLand Affected by Contamination providemore detailed guidance oncontamination and instability issuesaffecting development proposals. Thepreference will be for treatment anddisposal of contaminants on-site, whereappropriate, rather than simplytransporting untreated contaminantselsewhere.

5.9.3 Plans showing known former landfill sitesand the Lower Limestone and British CoalConsideration Zones are available forpublic inspection at Council offices.

However, the Council does not holdexhaustive information aboutcontaminated and unstable land and itremains the responsibility of thedeveloper to determine the extent andeffects of such constraints.

5.9.4 The Council is currently implementing aContaminated Land Strategy, whichdescribes how it will identify andinvestigate contaminated land which hasbeen given a statutory definition in theEnvironmental Protection Act 1990. Thisdefinition is restricted to a small numberof sites where significant harm is being ormay be caused to people, property,controlled waters or important natureconservation sites. Where contaminationon such sites is proven to poseunacceptable risks, given the actual orintended use of the site, Part IIA of theEnvironmental Protection Act (1990)requires the person responsible for thecontamination to clean up the site.

5.9.5 Land which is not “contaminated land”under the statutory definition may stillcontain substances with the potential tocause harm if the land use is changed.Therefore, any land which may containpotentially harmful substances must besubject to a formal risk managementprocess prior to development.

Policy EP12: Reclamation of Derelict Land

The Council will seek to reclaim, andsupport others to reclaim, derelict landand bring it back into productive use, inaccordance with regeneration priorities,historic environment and natureconservation policies and whereresources allow.

5.9.6 Given the lack of land for newdevelopment in Wolverhampton, one ofthe key objectives of the Plan is to makeeffective use of brownfield (previouslydeveloped) land. Many of the brownfieldsites allocated in the Plan fordevelopment are derelict, that is, theyhave been so damaged by a previous usethat some form of reclamation orremedial action will be required before


also important to install adequate oilinterceptor facilities or trapped gullies, asappropriate, to avoid unnecessarypollution of the watercourse system.

5.7.7 Requirements for the sustainable designof new developments are given in PolicyD13: Sustainable Development.

5.8 Notifiable Installations

Policy EP10: Notifiable Installations

Development which would be designated as a notifiable installation will only be permitted if it is adequately separated from other land uses, in order to avoid risks to health and safety. The council will pay due regard to the advice of the Health and Safety Executive in relation to such risks.

A decision on any development proposal within a defined consultation distance of a notifiable installation will pay due regard to advice given by the Health and Safety Executive and other appropriate agencies.

5.8.1 Certain sites and pipelines aredesignated as notifiable installationsbecause of the quantities of hazardoussubstances stored or used on the site orin the pipeline. Such installations canpose a safety risk and must be sited atsuitable distances from housing andother land uses. The Council will consultthe Health and Safety Executive on anyproposals for such development.

5.8.2 There are a number of existing notifiableinstallations in Wolverhampton, includinghigh pressure natural gas transmissionpipelines. Whilst they are subject to strictcontrols under existing health and safetylegislation, it is considered prudent tocontrol the types of developmentpermitted close to these installations.Therefore, the Council will consult theHealth and Safety Executive on anydevelopment proposals within adesignated consultation distance of anotifiable installation. The EnvironmentAgency and English Nature may also beconsulted, where appropriate. Plans

showing the extent of consultation zonesare available for public inspection at theCouncil’s planning offices.

5.9 Contaminated, Unstable

and Derelict Land

Policy EP11: Development on Contaminated or Unstable Land

For all sites where:● There is reason to suspect

contamination or unstable land (for example, land formerly used for industrial purposes or landfill waste disposal or falling within a Lower Limestone or British CoalConsideration Zone); and

● The possibility of contamination /instability has the potential to materially affect the development or use for which planning permission isbeing sought or neighbouring users /occupiers (for example, housing,community services or open space uses)

the developer will be required to carry out a desk study of readily available records assessing the previous uses of the site and their potential for contamination / instability in relation to the proposed development.

If the desk study establishes that contamination / instability is likely but does not provide sufficient information to establish its exact extent or nature, the developer will be required to carry out a site investigation and risk assessment to determine the standard of remediation required to make the site suitable for its intended use.

Where remediation measures are deemed necessary, conditions or obligations may be used to ensure that the development does not take place until such measures are completed to the satisfaction of the Council.

5.9.1 Due to Wolverhampton’s industrialheritage, industrial processes haveaffected ground conditions in much of


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5important to handle waste as close aspossible to where it arises (the proximityprinciple), because of the environmentalimpacts of transporting waste. Aconsideration of the waste hierarchy andthe proximity principle can help toidentify the “Best PracticableEnvironmental Option” for wastemanagement in any individual case.

5.10.2 Regional targets for waste managementhave been established through thepreparation of a Regional Waste Strategyand review of Regional PlanningGuidance and reflect the nationalrequirement that all waste producedwithin a Region should be treated ordisposed of within that Region (regionalself-sufficiency).

5.10.3 Businesses and households producelarge amounts of waste, the treatmentand disposal of which can cause majoreconomic and environmental problems.In the past waste has often beenmanaged in a way which makesinefficient use of land, energy and scarceresources and causes harm to humanhealth and safety, the environment andwildlife.

5.10.4 The Council is a Waste Disposal Authority,responsible for the safe management ofhousehold and some commercial wastesarising in Wolverhampton. At present,9.6% of household waste is recycled and67% is incinerated at the Crown StreetEnergy from Waste facility, which exportselectricity to the National Grid. Theremaining 22% is non-combustible and isdisposed of at landfill sites outsideWolverhampton (2001/02 figures). TheCouncil, in partnership with commercialoperators, provides recycling facilities fora wide range of household andcommercial wastes, including glass,paper, metals, batteries, textiles, oil andrubble, and a composting scheme forgreen garden waste. The EnvironmentAgency holds estimates of the types andquantities of industrial and commercialwaste produced in Wolverhampton in2005/2006), which forms the bulk of totalwaste produced.

5.10.5 The Council, together with its partners, isdeveloping a Waste ManagementStrategy for Wolverhampton, which willset out Best Practicable EnvironmentalOptions for dealing with different wastestreams in Wolverhampton, in order toachieve national, regional, sub-regionaland statutory targets. The Councilconsiders that the most effective way ofdealing with waste produced in the Cityis for producers to look at the potentialfor minimising and recovering their ownwaste.

5.10.6 The Regional Waste Study currentlytaking place as part of the review of theRegional Spatial Strategy over the periodto 2026 will have an impact on thelocation of waste and recycling facilitiesacross the West Midlands and theMetropolitan Authorities. This will have adirect effect on the facilities that are tobe located in Wolverhampton andtherefore it is the intention of the Councilto await publication of the study andthen proceed to prepare a Waste LocalDevelopment Document

5.10.7 Table 5.1 shows the number of wastetreatment facilities that are present in thecity in 2001 and the predicted amount ofwaste and recycling and recoveryfacilities that are required by 2021. Thesefigures may be liable to change due toregional waste study work which isongoing. While the table below usesinformation compiled from a region widestudy, it does gives an indication ofmagnitude of facilities that may berequired.


development or environmentalimprovements can take place. TheCouncil keeps an up-to-date record of all derelict land and buildings inWolverhampton, which forms part ofthe National Land Use Database.

The Council will work with relevantbodies, such as the RegionalDevelopment Agency, and the privatesector to enable these sites to bebrought back into productive use,including the creation of open space.Priorities for reclamation of derelictland will be determined by widerregeneration strategies. The Councilwill explore mechanisms to enablethe reclamation of derelict land,including securing external fundingand serving compulsory purchaseorders, where necessary. The Council also has powers under section 215 of theTown and Country Planning Act (1990) to require the clearing up of unsightlyland for reasons of visual amenity.

5.9.7 Long term dereliction and neglectof sites can result in natural regeneration,producing valuable natural habitats of a type which are scarce inWolverhampton and provide refugesfor rare plant and animal species. Before reclamation takes place, such sites should be surveyed, in accordancewith Policies in the Nature ConservationChapter, the Historic EnvironmentChapter, and the forthcomingSupplementary Planning Document on Nature Conservation, and any proposals for reclamationand development should take fullaccount of the nature conservation value of the site, either by preserving the important elements of the habitator by providing an equivalentreplacement habitat nearby, asappropriate. Reclamation of derelict sites may also offer opportunities to create new wildlife habitats, for example wetland features orwoodlands, at a low cost.

5.10 Waste

Policy EP13: Waste and Development

(Part I)

The Council will seek to ensure that:● Sufficient waste management facilities

are provided across the City, in

appropriate locations in accordance

with applicable waste management

legislation, to meet adopted regional,

sub-regional and local waste

management targets;● All development is designed so that,

throughout construction and

operation, the production and

transportation of waste is minimised

and the recovery of waste is

maximised.● Opportunities to utilise sustainable

transport modes, including rail and

water, will be investigated and taken

where possible

Development proposals will be expected to incorporate appropriate provision for the segregation, recovery and recycling of waste generated by the development, commensurate with its scale and nature. In the case of major developments, a waste audit and provision for in-house or on-site recycling or treatment of wastes may be required.

5.10.1 The Government’s Waste Strategy (2000)includes recommended methods ofimplementation for the WasteManagement Legislation incorporatedwithin the Environment Protection Act1990 (paragraphs 45-50) and sets outnational targets for waste management.These targets are based on the wastehierarchy, which ranks different wastemanagement options according to theirsustainability. Waste reduction is the bestoption, followed by re-use, then recovery,including recycling, composting andenergy recovery. Making more efficientuse of irreplaceable natural resources inthe first instance is a key factor inreducing waste and conserving energy.Safe waste disposal (e.g. to landfill)should only take place when all otheroptions have been exhausted. It is also


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5● The risk of any adverse impact on the

environment, local wildlife and thehealth, safety, general well being andamenity of local people will beminimised and mitigated to thesatisfaction of the Council and otherrelevant bodies;And

● The following locational requirements are satisfied:

1. Energy recovery, waste transfer, waste treatment and material recyclingfacilities should only be located in areasused or allocated for industrial purposesin accordance with policies B5, B9, and B11 andsufficiently distant from existing housingor other sensitive uses to avoid detrimentto amenity;

2. Composting sites should be located at a reasonable distance from residentialareas to avoid harm to local amenity;

3. Container banks should be accessible bya choice of means of transport or by car in a location which wouldencourage a combined journey purpose;

4. Sites should be capable of providingsufficient on-site space for staff andcustomer parking and on-site turningfacilities for the size of commercialvehicles likely to visit the site.

5.10.11 The move towards more sustainablewaste management will mean a greaterneed for facilities to store, sort andrecover waste in Wolverhampton. TheCouncil will aim to maintain sufficientwaste management facilities across theCity to meet local, regional and sub-regional needs and targets, ranging fromenergy recovery facilities, waste transfersites (for sorting and storing waste priorto recycling) and material recyclingplants, to public waste disposal sites,composting facilities and local containerbanks. It is likely that a substantial wastetransfer facility will be required to servethe Black Country area. The Council willwork with neighbouring authorities todetermine the optimum location for sucha facility. This decision has resulted in nosite allocations for waste treatment

facilities being made for Wolverhamptonuntil Regional studies to inform RSSPhase 2 revision have been completedwhich are researching comprehensiveways of managing and recycling thewaste produced across the UnitaryAuthorities. The applicant will berequired to discuss proposals with theEnvironment Agency at the earliestopportunity.

5.10.12 Extensions to existing facilities and newfacilities will be encouraged where theywould contribute towards the objectivesof the Waste Management Strategy.However, care will be taken to ensurethat the environment and the amenity ofnearby residents are protected byguiding facilities to appropriate locationsand requiring measures such asscreening and containment of activitieswithin buildings, where appropriate.Some applications for wastemanagement facilities will require anEnvironmental Impact Assessment (seePolicy EP2).

5.10.13 Particular care should be taken regardingthe storage, treatment and disposal ofindustrial wastes. Due to the risksassociated with the disposal andtreatment of hazardous or toxic wastes,known as “special” wastes, existingspecial waste treatment facilities will bestrictly controlled and proposals for newfacilities will only be permitted where it iscomprehensively demonstrated thatthese risks have been minimised toacceptable levels, in accordance withPolicy EP14.

Policy EP15: Landfill Activities

Development proposals involving landfill of domestic and commercial waste will not be permitted, except where it can be demonstrated that this is necessary to achieve the reclamation of a site for a defined beneficial after-use.

5.10.14 There are at present no active landfillsites in Wolverhampton. However,previous use of large areas for landfill hasgiven rise to long term problems, such as


Sources: WMRA - West Midlands Waste Facilities, Phase 2: Future Capacity Requirements (2005)

5.10.8 During 2005/2006 it is estimated thatthere will be an annual wastemanagement requirement inWolverhampton of 276,077 tonnes of alltypes of waste and that by 2015 this willhave been reduced to 264,215 tonnes.(WMRA - West Midlands Waste Facilities)

5.10.9 Wolverhampton already exceeds thenational target to recover value from 45%of municipal waste by 2010. However, theCouncil, other bodies, businesses andhouseholders will need to take action toachieve two other targets:

● to recycle or compost at least 30% ofhousehold waste by 2010;

● to reduce the amount of industrial andcommercial waste sent to landfill to 85%of 1998 levels by 2005.

5.10.10 The land use system can play a major rolein achieving waste management targets,as detailed in PPS10 on Planning forSustainable Waste Management (2005).The construction of a development andits long-term use inevitably give rise to

waste, but this can be minimised. Forexample, waste materials producedduring demolition and construction, suchas rubble, can be recovered for use on-site or elsewhere by the constructionindustry. Waste recovery facilities shouldalso be considered for inclusion in allnew developments, wherever possibleand appropriate. These could take theform of recycling bin storage areas forindividual dwellings or premises andcentralised recycling points and energyrecovery schemes for largerdevelopments. Other requirements forthe sustainable design of newdevelopments are given in Policy D13:Sustainable Development.

Policy EP14: Waste Management Facilities

Proposals for the establishment or extension of waste management facilities will be permitted where:

● It can be demonstrated that the proposalrepresents the Best PracticableEnvironmental Option for theachievement of the Council’s Waste Management Strategy;


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Table 5.1 Future Capacity Requirements - Waste Treatment Facilities

Future Requirements By

Type of Capacity

Municipal Recycling

Municipal Recovery (Recycling)

Industrial and Commercial Recycling and Recovery

Construction and Demolition Recycling

Hazardous Recycling and Recovery

Total

Existing Capacity

0

105

31

5

43

184

Equivalent Number

of Facilities

2

0

8

4

-1

13

Additional Capacity

Requirements by 2021

60

-12

206

364

-24

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5heat e.g. from industrial processes, willalso be encouraged. These features allowdevelopments to harness renewableenergy for use on site, to the extent thatsome developments can be self-sufficientor even net producers of energy. This alsohelps to reduce the large amount ofenergy wasted during transfer across thenational grid. All renewable energyfacilities should be carefully located anddesigned to ensure that no harm iscaused to the environment or to thehealth and well-being of occupants ofthe site or the surrounding area.

5.12 Mineral Extraction

Policy EP18: Mineral Extraction

Any proposals for the extraction and transport of minerals, coal or fill should:

● Be sited, constructed and operated so as to minimise environmental impacts on the surrounding area and the local highway network, including any impact arising from a temporarycessation of working, to acceptablelevels;

● Have regard to the need to protectenvironmentally sensitive areas and sites;

● Include measures for the satisfactorytransport of material to and from the site, with preference for rail transport;

● Include, in respect of undergroundextraction, details of measures tominimise any problems of subsidence;

● Include measures to achieve restorationof the site to an appropriate after-use,which should include the creation of new nature conservation resources.Restoration should preferably be byprogressive restoration, with theimportation of any infill materials phased to minimise environmentalimpacts.

In cases where development is proposed over the known “area of opencast interest”the Council will seek the removal of remnant shallow coal prior to development where possible.

5.12.1 The industrial heritage of the BlackCountry was based, to a large extent, onthe exploitation of the SouthStaffordshire coalfield. Although there are at present no active mineralworkings in Wolverhampton, it isimportant to protect known accessiblemineral reserves (coal and clays) to allow future extraction, if necessary. The Coal Authority have defined an area of “opencast interest present and future” in the south east ofWolverhampton, where they wish to be consulted on any majordevelopment proposals in order toconsider the need for any furtherextraction of coal before developmentoccurs. Plans showing this area andMineral Resource Information Mapsproduced by the British GeologicalSurvey are available from the Council on request.

5.12.2 The Council will consult with the CoalAuthority in making assessments ofwhether shallow coal should be removed in advance of proposeddevelopments in areas of opencastinterest.

5.12.3 The Council, in conjunction with theother West Midlands MetropolitanCouncils, will seek to maintain a landbank of permitted reserves of aggregates equivalent to at least tenyears production, to contribute towardsmeeting regional demand for aggregates. However, in line withsustainable development principles and the waste hierarchy, the processingand use of secondary aggregates will be encouraged, where practicable, inaccordance with Policies EP13 and EP14.

5.12.4 In the unlikely event that proposals for mineral extraction come forwardduring the plan period, they will beconsidered on their merits, in accordancewith Minerals Planning Guidance Notes, criteria set out in Policy EP18 and other UDP policies. If any substantialproposals are made, an EnvironmentalImpact Assessment may be required (see Policy EP2).


landfill gas contamination. Given that allother possible options for wastemanagement should be explored beforelandfill is considered, the Council will notallocate any further landfill sites over theplan period. Landfill activities will only bepermitted where fill with inert waste isnecessary in order to bring a derelict orcontaminated site back into use. In suchcases, the Council will need to besatisfied that waste disposal is a by-product of the need to reclaim the land,rather than an end in itself. The Councilwill require that the applicant discusslandfill proposals with the EnvironmentAgency at the earliest opportunity.

5.11 Energy

Policy EP16: Energy Conservation (Part I)

The conservation and efficient use of energy

will be maximised by:● Ensuring that the energy demands of

developments are minimised through

appropriate location, orientation,

siting and design;● Encouraging the production and use

of renewable energy.

5.11.1 PPG22 Renewable Energy (1993) requireslocal planning authorities to consider thecontribution their area can make towardsenergy conservation, given that currentuse of fossil fuels is unsustainable, ineconomic and environmental terms.Transport is a major consumer of fossilfuel resources and UDP policies whichguide development to locations wherethe need to travel is minimised will makea large contribution towards energyconservation.

5.11.2 Buildings generate large demands forenergy over their lifespan. BuildingRegulations ensure that detailedmeasures for energy conservation, suchas insulation, are included in theconstruction of new buildings. Theplanning system can also help bypromoting energy saving features in thedesign of developments e.g. orientatingbuildings so they retain maximum heat

from the sun (passive solar gain) and aresheltered from wind chill effects. Designfeatures which improve water efficiencyand encourage recycling of waste arealso energy efficient. See also Policy D13:Sustainable Development.

Policy EP17: Renewable Energy

Favourable consideration will be given to developments that produce or use renewable energy, where such proposals conform with other Plan policies and are inscale and character with their surroundings.

Where a new development will generate significant energy demands, consideration should be given to the provision of combined heat and power systems and district heating schemes to serve the development. Renewable energy facilities which are of a large size or likely to have a significant impact on the environment should be located within industrial areas.

5.11.3 Another way of conserving energyresources is through encouraging greateruse of renewable sources of energy, suchas solar, wind and water power or wasteincineration. Other renewable sources ofenergy include wood from local,sustainably-managed woodlands andcontrolled use of landfill gas, which cansupplement gas supplies, generate heatand electricity and also remove the riskof fires and explosions. The Crown StreetEnergy from Waste facility is a majorsource of renewable energy inWolverhampton, generating 7megawatts of energy each year, sufficientpower for 12,000 households. Ifproposals come forward for furtherrenewable energy facilities, these will beconsidered favourably, providing theyconform with other Plan policies and arelocated appropriately. An EnvironmentalImpact Assessment may be required forsuch facilities (see Policy EP2).

5.11.4 The inclusion of appropriate renewableenergy features in the design of newdevelopment, such as solar panels onbuildings or combined heat and power(CHP) facilities, which make use of waste


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5● Where possible masts and sites for

telecommunications purposes are shared where it represents the optimum environmental solution; and

● Applications must provide evidence that they have sought to locate the mast or antenna on an existing building, mast or structure.

5.13.5 The provision of telecommunicationsapparatus which is both necessary andenvironmentally sensitive in terms ofsiting, design and amenity, will beencouraged. Supplementary PlanningGuidance on Telecommunications (2002)provides more detailed design guidancefor different types of telecommunicationsequipment.

5.13.6 Health considerations and public concerncan in principle be materialconsiderations in determiningapplications for planning permission andprior approval. Whether such matters arematerial in a particular case is ultimatelya matter for the courts. It is for theCouncil to determine what weight toattach to such considerations in anyparticular case.

5.13.6 However, it is the view of CentralGovernment that the planning system isnot the place for determining healthsafeguards. In the Government’s view, if aproposed mobile phone base stationmeets the ICNIRP (InternationalCommission for Non-Ionizing RadiationProtection) guidelines for publicexposure it should not be necessary for alocal planning authority, in processing anapplication for planning permission orprior approval, to consider further thehealth aspects and concerns about them.


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5.12.5 The Council will consult with the CoalAuthority in making assessments ofwhether shallow coal should be removedin advance of proposed developments inareas of opencast interest.

5.13 Advertisements and

Telecommunications Apparatus

Policy EP19: Outdoor Advertisements

Outdoor advertisements will not be permitted where their location, scale, design or means of illumination would:

1. Have a harmful effect on public safety,including road or pedestrian safety; or

2. Have a harmful effect on the appearanceof an area by reason of visual clutter, overdominance in the street scene orotherwise being out of scale or character with the building, buildings or immediateneighbourhood where they are to bedisplayed. The impact of proposedadvertisements on amenity will besubject to particularly close scrutiny in the following locations:

● Within or affecting the setting of aconservation area (see Policy HE11);

● On or adjacent to a Listed Building orlocal list building (see Policies HE14 & HE19);

● On sites fronting onto or dominatingviews from the ring road, main roads,railways or canals;

● In predominantly residential areas or inclose proximity to residential properties;

● Where the proposed advertisementwould screen attractive views, significantlandscaping or other visually importantfeatures.

5.13.1 Advertisements on business premises areusually acceptable, provided they do notdetract from the appearance of thepremises themselves or the immediateenvironment, or create or add to visualclutter, particularly in predominantlyresidential areas. In the key locationslisted in Policy EP19, where it is especiallyimportant to enhance the environment,poorly designed advertisements and

signs can, both individually andcollectively, prove particularly damagingto appearance. Acceptable free-standingcommercial signage is generally moredifficult to achieve within apredominantly residential environment

5.13.2 Advertisements and signs that coulddistract road users or those in control ofother forms of transport can increase therisk of accidents and are therefore notacceptable. This particularly applies tolarge hoardings and illuminatedadvertisements near to junctions androad signals of any kind.

5.13.3 In considering the impact of a proposedadvertisement on the safety of traffic andpedestrians, the Council will take intoaccount that the primary purpose of anadvertisement is to attract people’sattention, and will not automaticallypresume that the advertisement willdistract the attention of passers by. Thevital consideration will be whether theadvertisement is likely to be sodistracting or so confusing as toendanger, or create a hazard to passingdrivers, cyclists or pedestrians. Proposedadvertisements, including largehoardings and illuminated displays nearto road junctions and traffic signals,which would cause that level ofdistraction, or confusion, will not beacceptable

5.13.4 Further advice on the display of outdooradvertisements can be found inSupplementary Planning Guidance onOutdoor Advertisements and Signs(1996).

Policy EP20: Telecommunications

Applications for planning permission or prior approval for telecommunications development will be granted where it hasbeen demonstrated that:

● There is a need for the development;● The development has been designed and

sited to minimise its visual impact;● It has been demonstrated that no

practicable alternative sites in lesssensitive locations are available;

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66CHAPTER 6: HISTORIC ENVIRONMENT

Contents

Para Page

6.1 Introduction 78

6.2 Local Character and Distinctiveness 79Policy HE1: Preservation of Local Character and Distinctiveness (Part I) 79Policy HE2: Historic Resources and Enabling Development 80

6.3 Conservation Areas 81Policy HE3: Preservation and Enhancement of Conservation Areas 81Policy HE4: Proposals Affecting a Conservation Area 82Policy HE5: Control of Development in a Conservation Area 82Policy HE6: Demolition of Buildings or Structures in a Conservation Area 83Policy HE7: Underused Buildings and Structures in a Conservation Area 83Policy HE8: Encouragement of Appropriate Redevelopment in 83Conservation AreasPolicy HE9: Relaxation of Normal Standards in a Conservation Area 83Policy HE10: Removal of Permitted Development Rights in a 84Conservation AreaPolicy HE11: Shop Fronts and Advertisements in Conservation Areas 84

6.4 Listed Buildings 84Policy HE12: Preservation and Active Use of Listed Buildings 84Policy HE13: Development Affecting a Listed Building 85Policy HE14: Alterations and Extensions to a Listed Building 85Policy HE15: Change of Use of a Listed Building 86Policy HE16: Demolition of a Listed Building 86Policy HE17: Development Affecting the Setting of a Listed Building 87

6.5 Local List Buildings and Site 87Policy HE18: Preservation and Enhancement of Local List Buildings & Sites 87Policy HE19: Development Affecting a Local List Building or Site 87Policy HE20: Demolition of a Local List Building or Site 88

6.6 Historic Parks and Gardens 88Policy HE21: Historic Parks and Gardens 88

6.7 Canals 89Policy HE22: Protection and Enhancement of the Canal Network 89Policy HE23: Bradley Arm of the Birmingham Canal 90

6.8 Archaeology 90Policy HE24: Management and Protection of Archaeological Sites 90Policy HE25: Sites and Monuments Record 90Policy HE26: Requirement for Archaeological Evaluation 91Policy HE27: Development Affecting a Monument of National Importance 91Policy HE28: Development Affecting Other Archaeological Sites 91


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6the conservation of this broader historicenvironment, through defining characterareas and types and by involving localpeople. The Council has begun to adoptthis approach by identifying Areas ofSpecial Character, to protect historiclandscapes, and starting to keep a list oflocally important and valued buildingsand landscapes, assessing their valueagainst a list of criteria.

6.1.8 It is also important to ensure that thepresent generation’s contribution to localcharacter is of a quality which willbecome valued by the next. The policiesin this Chapter should be read inconjunction with policies in Chapter 4:Design. Further detailed guidanceregarding the Historic Environment willbe provided in forthcoming SPD on theProtection of Heritage and the HistoricEnvironment and SPD on Design.

6.2 Local Character and Distinctiveness

Policy HE1: Preservation of Local Character

and Distinctiveness (Part I)

All development proposals should take

account of the character of the area in

which they are to be sited, including its

historic character, and should respect its

positive attributes. Physical features which

strongly and positively contribute to the

local character and distinctiveness of the

City’s landscape and townscape should be

retained. In particular, proposals should take

account of the special contribution of

conservation areas, historic parks and

gardens, listed and local list buildings, the

canal network, archaeological sites and

protected trees.

In exceptional cases where the loss of such features is permitted, the following may be required:

● An appropriate level of survey andrecording which may involvearchaeological excavation;

● Provision of replacement building(s) of comparable quality and design,especially in respect of buildings oflandmark value;

l Where possible, the salvage of specialfeatures or elements for re-use in thereplacement development scheme.

6.2.1 An appraisal of local character describes how and why one area differs from another, in other words, its distinctiveness. It recognises anddescribes the ways in which the present environment reflects how people have used, changed and adapted to their physical environmentthrough time. It seeks to explain the development of the historicenvironment and its relationship with other valued assets, such as wildlife habitats and species. It is closely associated with local identity and offers scope for involving localcommunities. Defining character doesnot indicate value, but can form the basis of decision-making about change.

6.2.2 The Council will seek to carry out a study of local character anddistinctiveness in Wolverhampton during the lifetime of the Plan. The study will identify broad, geographic“Character Areas” and a range oflandscape and townscape “CharacterTypes”. The study will help to ensure that all new development conserves and enhances positive features of local character and distinctiveness. The study results and further guidancewill be adopted as SPD.

6.2.3 In the absence of such a study, localcharacter and distinctiveness should still be a major factor in assessing good design. As part of the DesignStatement required for everydevelopment proposal (see Policy D2),applicants should analyse and take into account the positive elements ofcharacter and distinctiveness relating to the site and its locality and seek toaddress negative elements, in accordance with Policy D6: Townscapeand Landscape and forthcoming SPD on Design.


6.1 Introduction

6.1.1 The whole of Wolverhampton is anhistoric landscape, which has graduallyevolved over time. People began toinfluence that evolution around 6,000years ago, in prehistoric times. Buildingsand other standing structures providetangible evidence of human occupationsince Saxon times (449 - 1066 A.D.). Overthe years, new buildings have beenerected, sometimes on the same sites asold ones, preserving the old streetpattern for generations. Preserved belowand within these streets arearchaeological remains of earlier timeswhich only come to light duringredevelopment.

6.1.2 In addition to built up areas, many ofWolverhampton’s open spaces also havea long history, containing woodlands andhedgerows which are evidence ofmanagement by farmers and landownersfor hundreds of years. There are alsoremains of parks, gardens and greenopen spaces provided for the enjoymentof individuals or local people. The growthand prosperity of Wolverhampton and itsindustry began in the later years of theeighteenth century and has continued tothe present century. Whilst this hasdestroyed much evidence of earliertimes, it has also created a wealth of newbuildings and structures which are nowsome of Wolverhampton’s greatestheritage assets.

6.1.3 Parts of the historic environment, such asListed Buildings, Conservation Areas,Scheduled Ancient Monuments andRegistered Parks and Gardens, areprotected by designations. Laws exist toprotect some of these sites and buildingsfrom alterations which would harm theirhistoric character and special features. Inaddition to statutory protection, manyvaluable features of the historicenvironment are protected through theplanning system. Conditions can beattached to planning permissions andspecial agreements can be made withdevelopers to protect and enhancehistoric sites and buildings.

6.1.4 As part of the creation of a City ofCommunities and Neighbourhoods and aGreen City, the WolverhamptonCommunity Plan aims to:

● Increase respect and care for the naturaland built environment;

● Improve the quality of urban design ofnew buildings and spaces;

● Bring prominent empty and underusedlisted buildings into active use, especiallyin the City Centre.

6.1.5 The Government and English Heritageare currently reviewing policies relatingto England’s historic environment. Thiswill result in a new statement of policyand the revision of Planning PolicyGuidance Note 15 (PPG15): Planning andthe Historic Environment and PPG16:Archaeology. The review is in its earlystages, but clear policy directions areemerging, which are reflected in thisChapter.

6.1.6 In particular, there is a move away fromthe idea of “heritage” and the designationof sites of special historic value, andtowards a broad definition of the historicenvironment as all of the physicalremains of the past, including the typicaland the ordinary. There is also a growingrecognition of the importance of thehistoric environment to sustainabledevelopment and the need to treathistoric, social, economic and culturalissues as an integrated whole.

6.1.7 The patterns of buildings and landscapesin Wolverhampton have evolved overtime and are unique, creating a localcharacter and distinctiveness which areconstantly under pressure from thedemands of modern development. Notevery part of the historic environmentcan or should be protected from change.Conservation is a dynamic process ofmanaging change to ensure that thoseparts of the historic environment whichare most valued and contribute most tolocal distinctiveness are protected forfuture generations to experience andlearn from. A study of local historiccharacter and distinctiveness can help in


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6Policy HE2: Historic Resources and

Enabling Development

Enabling development proposed to secure the future of an historic resource will not be permitted unless it meets all of the following criteria:

1. The enabling development will secure the long term future of theresource and, where applicable, itscontinued use for a sympathetic purpose;

2. It is demonstrated that the amount of development is the minimumnecessary to secure the future of theresource, and that its form minimisesdisbenefits;

3. The justification for the developmentarises from the inherent needs of theresource, rather than the circumstancesof the present owner or the purchaseprice paid;

4. Sufficient financial assistance is notavailable from any other source;

5. The proposal avoids detrimentalfragmentation of management of theresource;

6. The enabling development will notmaterially detract from thearchaeological, architectural, historic,landscape or biodiversity interest of the asset, or materially harm its setting; and

7. The value or benefit of the survival orenhancement of the heritage asset outweighs the long-term cost to thecommunity of providing the enablingdevelopment.

Where a scheme meets these criteria, planning permission will only be granted if:

● The impact of the development isprecisely defined at the outset, normallythrough granting of full rather thanoutline planning permission, and anyrelated listed building or conservationarea consents;

● The achievement of value or benefit issecurely and enforceably linked to theimpact of the development, preferablyby means of a legal agreement; and

● The feature is repaired to an agreedstandard, and the funds to do so madeavailable, as early as possible in the

course of the development and beforecompletion or occupation.

6.2.4 Many planning applications affect the historic environment, in its widest sense. Most either enhance, or are not materially damaging to, the historic environment and conform with other UDP policies. On occasion,however, ‘enabling development’ isproposed which, whilst it would achieve significant benefit to a particular historic resource (such as a listed building), would normally be rejected as clearly contrary to otherUDP policies. Such proposals are putforward on the basis that the benefit to the community of conserving theresource would outweigh the harm to other material interests. ‘Enablingdevelopment’ is an established anduseful planning tool by which acommunity may be able to secure the future of an historic resource, which would otherwise be lost ordeteriorate. However, strict criteria must be applied to such development to ensure that the long-term benefits to the community outweigh any harm which may be caused. Furtherguidance on this issue is contained in the English Heritage policy statemententitled ‘Enabling development and the conservation of heritage assets’(June 2001).

6.2.5 Historic resources are any component of the man-made historic environmentincluding any building, structure, object, area or site that is significant inthe history, architecture, archaeology or culture of the City. They may includestatutorily listed or locally listed buildings (individually or in association)of architectural or historic significance;areas such as parks, gardens or otherdesignated historic landscapes including conservation areas; andarchaeological remains includingscheduled monuments.


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6.3 Conservation Areas

Policy HE3: Preservation and Enhancement of Conservation Areas

Preservation and enhancement of the character and appearance of designated conservation areas will be promoted.

The Council will:● Continue to review existing conservation

areas and make new designations orextend existing ones during the life ofthe UDP;

● Produce an up-to-date characterappraisal and proposal for preservationand enhancement for each conservationarea;

● Seek to ensure that proposals for thepreservation and enhancement ofconservation areas are designed toprovide safe and convenient access forpeople with disabilities.

6.3.1 The Council has a duty under thePlanning (Listed Buildings andConservation Areas) Act 1990, todesignate, protect and enhanceconservation areas. A conservation areais an area of special architectural orhistoric interest the character orappearance of which it is desirable topreserve or enhance. Thirty conservationareas have been designated to date inWolverhampton, as shown on theProposals Map. These cover a widevariety of environments, including townand village centres, industrial buildings,manor houses, residential areas, parks,canal and railway corridors and farmland.

6.3.2 Further conservation area designationsmay be made during the life of the Planand these will be subject to the samePlan policies. Conservation areas will bedesignated on the basis of a thoroughassessment of the following factors:

● Location and population;● Origins and development;● Topography and historic layout of

property boundaries and thoroughfares;

● Prevailing and former uses and theinfluence of these on plan form andbuilding type;

● he quality and relationship of buildingsand the contribution of key unlistedbuildings;

● Prevalent and traditional buildingmaterials, textures and colours;

● Archaeological significance and potential● Character and relationship of open

spaces;● Contribution made by green spaces,

trees, hedges and other natural orcultivated elements;

● Local details;● Setting in relationship with the

surrounding area.

6.3.3 Local Authorities are encouraged to publish a character appraisal for each conservation area, giving thereasons for designation. A phasedprogramme of conservation areaappraisals is currently being undertaken in Wolverhampton.Improvements to conservation areas can be achieved by a combination of voluntary co-operation,development control and grant aid,where appropriate. The Council iscommitted to undertake appraisals for all conservation areas, to formulate and publish proposals for their preservation and enhancementand to seek resources, in partnershipwith English Heritage and other agencies, to facilitate repairs and improvements.

6.3.4 In particular, proposals may include:● Offering, within any financial

constraints, financial assistance to owners and occupiers to improvebuildings and features withinconservation areas and their setting;

● Carrying out improvements to the street scene including re-paving,improved street furniture andlandscaping;

● Landscaping for a temporary period on vacant sites pending redevelopment;

● Preventing deterioration of disusedbuildings and structures andencouraging them back into viable use.


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6Policy HE6: Demolition of Buildings

or Structures in aConservation Area

The demolition of buildings or structures in a conservation area which contribute to the special architectural or historic character or appearance of the area will not be permitted, unless:

● All other alternatives have been pursuedand it can be demonstrated that thebuilding or structure is dangerous orincapable of repair; and

● Detailed plans for redevelopment, whichwill preserve and enhance theconservation area in accordance withPolicy HE5, have been approved and thecontract for redevelopment let prior todemolition.

6.3.7 The arrangement of a group of buildings and spaces in a conservationarea is often what gives it a distinctivecharacter. Such areas are sensitive to the demolition of even one building.Therefore, the Council will require aseparate application for ConservationArea Consent to demolish any building or structure in a conservation area.

Policy HE7: Underused Buildings and Structures in a Conservation Area

Wholly or partially disused buildings or structures in conservation areas should be brought back into appropriate use and not deliberately allowed to deteriorate. In such cases, the Council will consider taking appropriate action to secure their continued preservation.

6.3.8 Buildings and structures in aconservation area which suffer fromdisuse can detract from its character. The fabric of such buildings andstructures can be allowed to deteriorate to such an extent that the damage is prohibitively expensive to repair. The Council has powers to prevent this from happening,including the use of urgent works and repairs notices.

Policy HE8: Encouragement of Appropriate Redevelopment in Conservation Areas

Favourable consideration will be given to appropriate redevelopment of sites within or affecting the setting of a conservation area which currently detract from the character or appearance of the area.

6.3.9 In some cases, conservation areas areblighted by inappropriate or derelictbuildings and sites. It is important to take opportunities to bring these sitesback into appropriate use and improvetheir appearance and character.

Policy HE9: Relaxation of Normal Standards in a Conservation Area

The Council will consider relaxing normal highway, parking and amenity standards in conservation areas where it can be demonstrated that:

● Their rigid application would result indesigns which fail to respect andintegrate with the character and form ofthe area; and

● Health and safety would not beunacceptably prejudiced.

6.3.10 It is recognised that certain standardsrequired for modern developments can be inappropriate to the complex and sensitive nature of historicenvironments. In order to successfullyintegrate new development intoconservation areas and preserve their special character and form, it may be necessary to relax certainstandards. This can often be achieved within the bounds of safety and practicality without compromisingthe intention of the standards.


Policy HE4: Proposals Affecting a Conservation Area

Where a proposal for development may affect a conservation area or its setting, a full planning application should be submitted, giving sufficient detail, within the plans and the design statementaccompanying the application, to fullyassess the impact of the proposal on the

special architectural or historic character of the conservation area and its setting.

Such proposals should pay particular attention to, and precisely define the impactof the development on the scale, proportions, character, materials and detailing of the conservation area and its setting.

Where appropriate, the submission of a general historic survey and impact assessment with the proposal, including documentary research information and an archaeological evaluation, may also be required.

Where development is permitted which may harm or destroy any important feature of a conservation area, conditions may be imposed to ensure that:

● Such features are investigated andrecorded to an appropriate level prior to or during works;

● Where possible, such features arepreserved either in situ or off site;

● Provision is made for any records to be deposited with the archive service.

Policy HE5: Control of Development in a Conservation Area

Proposals for new build, change of use,alterations, extensions or redevelopmentwithin or affecting the setting of aconservation area will be permitted onlyif they comply with all of the followingcriteria:

● The development should preserve orenhance all features which contributepositively to the area’s character orappearance, including archaeologicalsites and remains, trees, hedges andlandscape features;

● The development should not adverselyaffect the historic street patterns andmorphology, roofscape, skyline andsetting of the conservation area,important open spaces or significantviews into, out of and within the area;

● The positioning and mass of thedevelopment should be in scale and inharmony with surrounding buildings andopen spaces;

● The proportions of different parts of thedevelopment and of individual buildingsshould be in scale with each other andrelate well to adjoining buildings;

● Architectural details, materials andcolours used should be appropriate to the area and in keeping withsurrounding buildings.

6.3.5 Due to the sensitive nature of thecharacter and appearance ofconservation areas, strong designcontrols will be exercised over anyproposals for new development affecting a conservation area, including those affecting unlistedbuildings and spaces. The design ofany new development should respect

and enhance the existing character and appearance of the area and payspecial regard to scale, materials, colour and design. For this reason, full planning applications only will be accepted.

6.3.6 Policies in Chapter 4: Design andforthcoming SPD on Protection of Heritage and the Historic Environment and on Design provide further guidance on appropriate development in aconservation area. Special guidance on development affecting places ofworship in conservation areas is given in the Supplementary Planning Guidance on Places of Worship.Supplementary Planning Guidance on Access and Facilities for People with Disabilities gives advice on accessimprovements to buildings in aconservation area.


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66.4.1 Listed buildings are buildings and

structures of recognised specialarchitectural or historic importancewhich have been included in a listcompiled by the Department of Culture,Media and Sport. There are currently over500 individual listed properties andstructures in Wolverhampton, includingfarm buildings, churches, canal bridges,public houses and industrial and railwaybuildings. Details of listed buildingswithin the City are available from theCouncil. Additions may be made to thelist during the lifetime of the Plan.

6.4.2 Listed buildings are valuable resources inthemselves and also often make a majorcontribution to local historic characterand distinctiveness. The Council will seekto ensure the preservation and active useof listed buildings and encourageenhancement and high standards ofmaintenance and repair. This will beachieved through the developmentcontrol process and by making adviceand, in some cases, grant aid available toowners and occupiers. In order tosafeguard Wolverhampton’s stock ofhistoric buildings, the Council undertakesa buildings at risk survey every two years.Where a historic building showssignificant signs of neglect, the Councilwill act as soon as possible to preventfurther deterioration whilst a long-termsolution is found. Such action will usuallyinvolve the use of powers under thePlanning (Listed Buildings andConservation Areas) Act 1990 to carry outurgent works or serve repairs notices.

Policy HE13: Development Affecting a Listed Building

Where a proposal for development may affect a listed building or its setting, a full planning application will be required, giving sufficient detail, within the plans and the design statement accompanying the application, to fully assess the impact of the proposal on the special architectural or historic interest of the listed building and its setting.

Such proposals should pay particular attention to, and precisely define the impact of the development on, the scale, proportions, character, materials and detailing of the listed building and its setting.

Where appropriate, the submission of a general historic survey and impact assessment with the proposal, including documentary research information and an archaeological evaluation, may also be required.

Where development is permitted which may harm or destroy any important feature of a listed building, conditions may be imposed to ensure that:

● Such features are investigated andrecorded to an appropriate level prior toor during works;

● Where possible, such features arepreserved either in situ or off site;


6.4.3 Due to the sensitive nature of listedbuildings and their settings, the Councilwill exercise strong design controls overany proposals for new developmentwhich may affect them. Any suchproposal should respect and enhance thespecial architectural and historic interestof the listed building and pay specialregard to scale, materials, colour anddesign. For this reason, the Council willrequire comprehensive informationabout the possible effects of any worksbefore considering an application.Applicants are encouraged to discussproposals at an early stage with Councilofficers.

Policy HE14: Alterations and Extensions to a Listed Building

Development involving:● external or internal alteration to a listed

building; or● the erection of extensions or new

structures within the curtilage of a listedbuilding

will only be permitted where it can be clearly demonstrated that the special architectural


Policy HE10: Removal of Permitted Development Rights in a Conservation Area

Where appropriate, control will be exercised over detailed features of all or part of a conservation area by the making of directions under Article 4 of the Town and Country Planning (General Permitted Development) Order, 1995 or the use of planning conditions.

6.3.11 Sometimes the character of aconservation area can be adverselyaffected by small alterations orextensions, which normally constitutepermitted development and do notrequire a planning application. In thesecases, Article 4 directions can be used toremove permitted development rights.

Policy HE11: Shop Fronts and Advertisements in Conservation Areas

Within a conservation area, changes to shop fronts and new shop fronts will only be permitted if the design will not adversely affect the character and appearance of the conservation area and, specifically will:

● Retain or restore any original or period features;

● Relate well in scale, height, proportions,materials and detailing to other parts of the building, adjoiningshop fronts and to the street scene generally;

● Not involve a single shop front spanningtwo or more frontages;

● Not involve the use of inappropriatemodern shop front features, such asplastic canopies, large plate glass displaywindows and roller shutters;

●l Improve access for people withdisabilities, wherever possible andcompatible with the other requirementsdetailed above.

Display of advertisements in a conservation area which are of an inappropriate scale, illumination or materials, lead to clutter or obstruct or detract from the character or appearance of the conservation area or the architectural features of the buildings on which they are displayed will not be

permitted. Discontinuance action will be taken to remove posters and other material considered to be harmful to the character or appearance of the conservation area.

6.3.12 An increase in the number ofstandardised style shop fronts andprojecting signs can harm theappearance of the street scene,particularly in a conservation area.Similarly, an increase in the number ofadvertisements and their size andvisibility can harm the appearance of aconservation area. Shop fronts,particularly those which are original orare of period character, provide interestand detail for passers-by and form animportant part of the overall street scene.Sensitive renovation of such shop frontsand quality design of new shop frontscan enhance the historic andarchitectural quality of the street sceneand improve the shopping environment.

6.3.13 The Council’s general policy on control ofadvertisements and signs is Policy EP19.SPG on Outdoor Advertisements andSigns (which will be updated and revised)gives specific guidance relating toadvertisements and signs in conservationareas and relating to listed buildings.Supplementary Planning Guidance onShopfront Design provides a clear andexplicit design framework for thesympathetic renovation of oldershopfronts and design of new andmodern shopfronts in the City.

6.4 Listed Buildings

Policy HE12: Preservation and Active Use of Listed Buildings

The full, active and proper use and effective and sensitive upkeep of listed buildings will be promoted.

The Council will seek to ensure that listed buildings are not allowed to deteriorate and will consider taking appropriate action to secure their continued preservation, including use of urgent works and repairs notices.


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6● In order to remove later modern

additions of no historic or architecturalimportance; or

● Where it forms an essential part ofredevelopment that is necessary topreserve or enhance the listed buildingand its setting.

In all cases, demolition will not be permitted until there are approved detailed plans for redevelopment and the contract for redevelopment has been let.

6.4.6 Listed buildings are an irreplaceablenational asset and demolition ordestruction of important features willonly be permitted in exceptionalcircumstances, as clarified in PPG15:Planning and the Historic environmentand forthcoming SPD on the Protectionof Heritage and the Historic Environment.In such exceptional circumstances, it isimportant for local heritage that anyfeatures to be lost or harmed areproperly investigated and recorded and,if possible, preserved in some way.

6.4.7 Much of the quality and character oflisted buildings derives from theircontinuing use for their original purpose.However, vacant or part vacant listedbuildings can present special problems.Encouragement will be given to bringingthese buildings back into use, but carewill be taken in the choice of anyalternative use and the details of anyalterations to be made.

Policy HE17: Development Affecting the Setting of a Listed Building

Development affecting the setting of a listed building will only be permitted if it respects and enhances the special architectural and historic interest of the listed building, paying special regard to scale, materials, colour and design.

6.4.8 Unsuitable development in the vicinity ofa listed building can seriously detractfrom its special architectural or historicinterest. This may include work affectingthe public realm, for example, the use ofpaving materials.

6.5 Local List Buildings and Sites

Policy HE18: Preservation and Enhancement of Local List Buildings and Sites

The Council will produce and regularly reviewa list of locally important historic buildings, structures, landscapes and archaeological sites on the basis of their age, special character, design or historic interest, to be referred to as the local list.

The conservation of locally listed structures and sites through their retention, proper maintenance, sympathetic use and, where appropriate, restoration, will be encouraged.

Buildings and other features included on the Local List will not enjoy the full protection of statutory listing.

Policy HE19: Development Affecting a Local List Building or Site

Development affecting local list buildings or sites will not be permitted if it involves:

● Alterations, extensions or change of usewhich would have an adverse effect onfeatures of special character or historicinterest;

● Any adverse effect on the setting of a local list building or structure

Unless it can be demonstrated that:● The proposed development is essential

to the success of a scheme which wouldprovide other, overriding, planning benefits; and

● All reasonable alternatives which wouldavoid the adverse effects have beeninvestigated and proved not to befeasible.


or historic interest of the listed building, including its setting, will not be adversely affected.

Applicants should include sufficient information, within the plans and the design statement accompanying the application, to demonstrate how the proposal will contribute to the conservation of the listed building, whilst preserving or enhancing its architectural or historic interest.

Alterations to shop fronts and fixing of advertisements to a listed building will only be permitted where they complement the special architectural or historic interest of the building, as per criteria listed in HE11. Appropriate adverts will be of a modest nature and relate to the use of the building.

Where it is possible to do so without having adverse effects on the special interest of the listed building and its setting, proposals should be designed to provide safe and convenient access for people with disabilities.

6.4.4 As well as the external appearance oflisted buildings, their internal fabric andfeatures, such as panelling and firesurrounds, are often also of value. ListedBuilding Consent must be obtained fromthe Council for demolition or any worksof alteration or extension, even minorones, which would affect the specialarchitectural or historic interest of a listedbuilding. Applicants must demonstratewhy such works are necessary and howthey will contribute towards theconservation and enhancement of thelisted building. Regarding shop frontsand advertisements, the criteria listed inPolicy HE11 for conservation areasshould also be applied to listed buildings.

6.4.5 Some places of worship are exempt fromListed Building Consent requirements, asexplained in Supplementary PlanningGuidance on Places of Worship, but arestill subject to normal requirements forplanning permission. SupplementaryPlanning Guidance on Access andFacilities for People with Disabilities givesadvice on access improvements to listedbuildings, which should be carried out

sensitively. Supplementary PlanningGuidance on Shopfront Design providesa clear design framework for thesympathetic renovation of older shopfronts. SPG on Outdoor Advertisementsand Signs gives specific guidance onadvertisements and signs relating tolisted buildings.

Policy HE15: Change of Use of a Listed Building

Proposals for change of use of Listed Buildings will be permitted provided that the new use can be accommodated without harming the special architectural or historic interest of the building or its setting.

Applications for change of use to a listed building which provide insufficient information to assess the impact of associated alterations will not be accepted.

Policy HE16: Demolition of a Listed Building

Planning permission for redevelopment and related applications for listed building consent for the demolition or substantial demolition of a listed building will only be granted in exceptional circumstances. Consideration will be given to:

● The importance of the building in terms of its architectural and historicinterest;

● Its setting and contribution to the local scene;

● Its condition and the cost of repair and maintenance in relation to itsimportance and the value derived from its continued use;

● The adequacy of the efforts to sustainexisting uses or find viable new uses, or where appropriate, to achieve itspreservation in some form of charitableor community ownership;

● The merits of alternative proposals,including the benefits for the community that would decisivelyoutweigh the loss resulting fromdemolition.

Partial demolition within the curtilage of a listed building will only be permitted:


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6● Any features to be harmed or lost are

investigated and recorded to anappropriate level prior to or duringworks;

● Where possible, such features arepreserved in situ or off site;


6.6.1 A register of parks and gardens ofnational importance for their specialhistoric interest was compiled by theHistoric Buildings and MonumentsCommission in 1986. Parks and gardensare defined as all designed open spaces,including sites such as village greens.West Park was included on the originalregister and Wightwick Manor has sincebeen added to the register. Both sites areshown on the Proposals Map. Inclusionon the register confers no statutoryprotection, but is an important planningconsideration. Further parks or gardensmay be added to the register during thelife of the Plan. It is important, however,that all local sites of significant historicand landscape value are protected. Anumber of such sites have been added tothe Local List to ensure that they arepreserved and enhanced, where possible.Such areas make a vital contribution toWolverhampton’s heritage, local amenityand, in some case, nature conservationvalue. Parts of these sites are alsoprotected under policies in Chapter 7:Nature Conservation.

6.7 Canals

Policy HE22: Protection and Enhancement of the Canal Network

The Council will work with partners to protect and enhance the historical, recreational and nature conservation value of the canal network and increase its attractiveness as both a local amenity and a tourist attraction.

Where development sites are crossed, bounded by or readily visible from canal corridors, proposals will be expected to make optimum use of their visual and recreational potential. In particular, new development alongside canals will be expected to:

● Protect and take opportunities toenhance features of the corridor whichcontribute to its historic, recreational ornature conservation value;

● Demonstrate a high quality of design,including boundary treatments;

● Contribute towards neighbourhoodregeneration, where possible; and

● Protect and enhance public access to thecorridor.

6.7.1 The canal network in Wolverhampton hasmany important functions. Many parts ofthe network and associated features areof architectural, archaeological andhistorical significance and some sectionsof canal corridor are designatedconservation areas because of theirspecial historical character and interest.The network is a key local and regionalrecreational resource, catering for a widevariety of leisure interests ranging fromboating and angling to the study ofnature, and forms part of the GreenwayNetwork (see Policy R6), with manyshared use paths providing harmoniousrouteways for pedestrians and cyclists.Canals are important wildlife corridors(see Policy N5) and some parts arevaluable wildlife habitats, increasingly soas water quality improves. They can alsobe of value for environmental educationand tourism.

6.7.2 Canal corridors, which include buildingsadjacent to the canal and towpath, havethe potential to play a major positive rolein regeneration projects. The CanalsideQuarter in Wolverhampton City Centre(see Policy CC12) will provide manycanal-related recreational, tourism andamenity benefits. Bilston Urban Villagewill also provide opportunities tomaximise the potential of neglectedbuildings and sites alongside theBirmingham Canal (see Chapter 16:Bilston Town Centre).

6.7.3 The Council will seek to protect the canalnetwork from harmful development andwill continue to work with BritishWaterways, the voluntary sector, the localcommunity and businesses to enhanceexisting facilities, provide new facilities,


Policy HE20: Demolition of a Local List Building or Site

Development which involves the total demolition of a local list building or site, or partial demolition which would result in the loss of features of special character or historicinterest, will not be permitted unless it can be clearly demonstrated that:

● The proposed demolition is essential tothe success of a scheme which wouldprovide other, overriding, planningbenefits; and

● All reasonable alternatives to demolitionhave been investigated and proved notto be feasible.

In such cases, the following may be required:● An appropriate level of survey and

recording which may involvearchaeological excavation;

● Provision of replacement building(s) of comparable quality and design,especially in respect of buildings oflandmark value;

● Where possible, the salvage of specialfeatures or elements for re-use in thereplacement development scheme;

● The use of road or building names in anynew development which reflect thehistoric origins of the area, maintaining alink with the past.

Planning permission involving the total or partial demolition of a local list building may be granted subject to a condition that the building shall not be demolished before a contract for the carrying out of works of redevelopment of the site has been made, and there are detailed plans for redevelopment.

6.5.1 There are many historic buildings,landscapes and sites in Wolverhamptonwhich do not currently meet nationalcriteria for statutory or special protectionbut are nonetheless valued by residentsas part of their local heritage. Localauthorities can protect such sitesthrough the system of planning controland by the adoption of local lists. TheCouncil has produced and will regularlyreview a local list for Wolverhampton,subject to consultation. Any sites added

to the list during the lifetime of the Planwill be subject to the same policies.Details of sites currently on the local listand selection criteria are available fromthe Council.

6.6 Historic Parks and Gardens

Policy HE21: Historic Parks and Gardens

Development which preserves and enhances the historic landscape, features and architectural elements which together give historic parks and gardens their special character, will be encouraged. Historic parks and gardens are defined as those on the national register or the local list.

Development which would:

● result in the loss or substantialredevelopment of an historic park orgarden or adversely affect its specialhistoric character or appearance; or

● impair views into, out of or within anhistoric park or garden and its widerlandscape setting

will not be permitted, unless it can be clearly demonstrated that:

● the development is essential to thesuccess of a scheme which wouldprovide other, overriding, planningbenefits;

● all reasonable alternatives have beeninvestigated and proved not to befeasible; and

● opportunities have been taken toconserve and, where appropriate, restoreimportant landscape design features andarchitectural elements.

In such cases, a full planning application should be submitted and an impact assessment, including documentary research information and a comprehensivelandscape survey, may be required. Where such development is permitted, the council will consider imposing conditions to ensure that:


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improve water quality and increaseaccess to the network. The Council willalso seek to stimulate appropriatecanalside development opportunitiesand encourage the positive use of canalcorridors where they cross or boundmajor development sites. A highstandard of design will be expectedwithin canal corridors. Buildings shouldpresent active frontages towards thecanal and developments shouldincorporate elements of canalsidevernacular architecture, where possible.

Policy HE23: Bradley Arm of the Birmingham Canal

The line of the Bradley Arm of the Birmingham Mainline Canal will be safeguarded from any development which would prejudice its possible future reinstatement as a canal link between the Birmingham Mainline and Walsall Canals.

6.7.4 Reinstatement of the former Bradley Armof the Birmingham Canal Navigations atsome time in the future may yieldsignificant economic, tourism andrecreation benefits. It is important toensure that the line of this Canal issafeguarded to avoid prejudicing anyfuture discussions that may take placeregarding the feasibility and viability ofreinstating the link. The link is shown onthe Proposals Map.

6.8 Archaeology

Policy HE24: Management and Protection of Archaeological Sites

The Council will promote the conservation, protection and enhancement of the archaeological heritage of Wolverhampton and, where appropriate, its interpretation and presentation to the public.

6.8.1 Although a primarily urban area,Wolverhampton retains a rich variety ofarchaeological sites and remains, rangingfrom the Saxon cross by St Peter’s church,to the site of John Wilkinson’s furnace,dating from the 18th century. These

remains provide a valuable link with thepast and help engender a sense of localidentity in addition to providing avaluable educational, leisure and touristresource.

6.8.2 Some of these sites and monuments areof national importance. Four monumentsin Wolverhampton have been declaredScheduled Ancient Monuments, asshown on the Proposals Map, and moreare likely to be scheduled as the nationalMonuments Protection Programmeproceeds. In some cases, especially forurban sites, central government believesthe planning system to be a moreeffective means of protection thanscheduling. Other sites may be judged asless important nationally but arenevertheless vital in telling us somethingabout the unique character anddistinctiveness of Wolverhampton andthe wider region. Wolverhampton has aparticularly rich heritage of industrialremains, both above and below ground,which may be affected by thedevelopment of brownfield land. Naturalformations, such as old stream channels,ponds, kettle holes and otherwaterlogged sites, may preservearchaeological deposits of importance,particularly evidence of pastenvironments. These may be affected bydrainage, decontamination activities anddevelopment.

6.8.3 In certain cases it will be appropriate forthe Council to assist in the managementand protection of archaeological sites inorder to ensure their preservation for thisand future generations and, whereappropriate, their use as an educational,leisure and tourist resource.

Policy HE25: Sites and Monuments Record

The Council will maintain and enhance a database of all known archaeological sites and monuments within Wolverhampton as part of the Black Country Sites and Monuments Record.

6.8.4 There are at present over 1,200 entries forWolverhampton on the Black CountrySites and Monuments Record. Manymore archaeological sites are likely toexist either buried below the ground oras surface features unrecognised due tolack of documentary research orfieldwork.

6.8.5 In order to protect such sites, it isimportant that all available evidence iscollected and stored on a singlecomputer database. This has beenachieved for Wolverhampton as part ofthe Black Country Sites and MonumentsRecord. This record, however, needsconstant maintenance and updating asmore information is discovered aboutexisting sites, new sites are discovered,and technological advances for storageand display of information are made.Projects for enhancing the record inparticular geographic areas or forparticular types of monuments arerequired. In some cases grants for thistype of enhancement work may beavailable. In addition, the record is themain way of checking for archaeologicalsites in proposed development areas andfor recording management data.

Policy HE26: Requirement for Archaeological Evaluation

Proposals for development which may affect an archaeological site should be accompanied by an evaluation report, comprising a desk-based assessment and fieldwork and carried out by a suitably qualified archaeologist or professional organisation. The report should include:

● An evaluation of the archaeologicalresource;

● An assessment of the probable impactsof the proposal upon it;

● A mitigation strategy designed tominimise damage to the archaeologicalresource.

6.8.6 Planning Policy Guidance Note 16(PPG16) on Archaeology recommendsthat where there is good reason tobelieve an archaeological site may beaffected by a development it isreasonable to require an archaeologicalevaluation of the site and of the impactof the development proposals upon it.The scope of the evaluation shouldnormally be set out in a brief prepared bythe Council’s archaeologist. A copy of anyevaluation report should be lodged withthe Black Country Sites and MonumentsRecord.

Policy HE27: Development Affecting a Monument of National Importance

Any development which would adversely affect a monument of national importance, whether scheduled or not, or its setting, will not be permitted.

Policy HE28: Development Affecting Other Archaeological Sites

Development which would adversely affect an archaeological site of less than national importance or its setting will not be permitted unless the benefits of the development clearly outweigh the need for protection of the archaeological site.

In such cases, development will not be allowed to proceed until it has been demonstrated, via the evaluation report, that the archaeological remains will be preserved in situ or by record, as appropriate. Preservation by record may comprise fieldwork before or during development and will include the publication of a report upon the work. A combination of preservation and recording may be required.

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6.8.7 PPG16 makes it clear that archaeologicalsites are a material consideration in theplanning process and that there shouldbe a presumption against developmentwhich would adversely affectmonuments of national importance ortheir setting. Any works to a ScheduledAncient Monument itself requireScheduled Monument Consent, to beobtained from the Secretary of State.Monuments of regional and localsignificance should be preservedwherever possible unless there is anoverriding benefit of another kind in thedevelopment taking place. In this casearchaeological sites should either bepreserved within the development area,or where this is not possible, recordedahead of destruction. Again, the scope ofthe work should be defined in a briefwritten by the Council’s archaeologist.


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77CHAPTER 7: NATURE CONSERVATION

Contents

Para Page

7.1 Introduction 96

7.2 Promotion of Nature Conservation 96Policy N1: Promotion of Nature Conservation (Part I) 96

7.3 Access to Natural Green Space 98Policy N2: Access to Natural Green Space 98

7.4 Nature Conservation Sites 98Policy N3: Protection of Sites of Importance for Nature Conservation 98Policy N4: Protection, Declaration and Enhancement of Local Nature Reserves 99Policy N5: Protection of Sites of Local Importance for Nature Conservation 100and Landscape Features of Value to Wildlife

7.5 Hedgerows and Woodland 102Policy N6: Protection of Important Hedgerows 102Policy N7: The Urban Forest 102Policy N8: Tettenhall Ridge Ancient Woodland 103

7.6 Wildlife Species 103Policy N9: Protection of Wildlife Species 103


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7designation criteria and survey resultspublicly accessible, where appropriate;

● Prepare a Supplementary PlanningDocument on nature conservation inrelation to development control and land management;

● Develop the nature conservation valueof open space within its ownership;

● Enter into agreements to improve theuse, treatment and management of land of nature conservation value;

● Acquire land of high existing or potential nature conservation value,subject to resources;

● Enhance public appreciation of wildlife in Wolverhampton through, for example, improving access andsignage, use of promotional materials and work with schools;

● Ensure that there is no overall reduction in biodiversity due todevelopment; and

● Wherever possible, ensure anenhancement in biodiversity through new development.

7.2.1 Nature conservation resources areconstantly changing in response to avariety of factors, including naturalevolution and management practices.The use of land for recreation or theencroachment of new built developmentcan damage or destroy vulnerablehabitats, especially where sites are smallor isolated. In an urban area such asWolverhampton, where natureconservation resources are limited, it isextremely important to protect andmanage these resources appropriatelyand to take opportunities to create newresources on existing open space and vianew development. In many cases,management practices which favourwildlife cost little but can create rich newhabitat within a relatively short period oftime.

7.2.2 It is also important to maximise the valueof wildlife for local residents, both forrecreation and education. The Council, inconjunction with the Wildlife Trust forBirmingham and the Black Country, runsa Natural Curriculum Project, whichpromotes nature conservation education

to schools and helps schools to createnature areas in their grounds. The Councilalso produces promotional leaflets andruns guided walks for the public atvarious nature conservation sites aroundWolverhampton.

7.2.3 In order to make effective managementdecisions, up-to-date survey informationand technical expertise and advice areneeded. The Council is committed tocarry out regular surveys of importantnature conservation areas anddevelopers will also be required toproduce survey reports to accompanydevelopment proposals which may affect wildlife. This information will feedinto EcoRecord, the habitat and wildlifedatabase for Birmingham and BlackCountry, managed by the LocalAuthorities and the Wildlife Trust. Studies of habitat creation andmanagement practices, a number ofwhich have already taken place inWolverhampton, also help build up local information and expertise.

7.2.4 The Council will seek to work inpartnership with others to promotenature conservation in Wolverhamptonand consult partners, where appropriate,throughout the planning process.Partners will include English Nature, The Wildlife Trust for Birmingham and the Black Country, the University ofWolverhampton, neighbouring LocalAuthorities, wildlife groups and localpeople.

7.2.5 A positive and pragmatic approach will be taken to the planning andmanagement of open space owned by the Council itself. Projects to enhance biodiversity will be developedand prioritised, with reference to theBirmingham and Black CountryBiodiversity Action Plan and the Council’s Parks and Green SpacesStrategy, and on the basis of:

● Potential for the enhancement of biodiversity and linkages with other natural green space;

● Local access to natural green space (as defined under Policy N2);


7.1 Introduction

7.1.1 Although densely built-up,Wolverhampton contains pockets ofgreen space, trapped countryside andareas of open water which provide avariety of habitats for a wide range ofplant and animal species, some of which,like the great crested-newt, are relativelyrare. Buildings, gardens and areas of“wasteland” are examples of othervaluable urban wildlife habitats. Thereare also a variety of natural and man-made geological features inWolverhampton which have value asarchaeological relics and as educationaland nature conservation resources. Thebiological diversity or “biodiversity” ofwildlife found in Wolverhamptoncontributes towards the survival ofspecies at a regional and national leveland also gives residents a valuableopportunity to have direct daily contactwith nature.

7.1.2 As part of the creation of a green andhealthy City, the WolverhamptonCommunity Plan aims to:

● safeguard and improve natural greenspace, including parks and allotments;

● enhance school grounds for natureconservation and promoteenvironmental awareness among pupils;

● assess the potential for providing new orimproving existing green open space andwildlife habitats as part of newdevelopments, especially in areas whichare deficient in such habitats.

7.1.3 Policies in this Chapter and Policy D12 inChapter 4: Design, aim to protect andenhance biodiversity in Wolverhampton,whether this is found on designated sitesor in built-up areas, and to promote theimprovement and creation of habitats forwildlife, close to where people live andwork. This can be achieved throughcareful management and sensitivedesign of buildings, landscaping andopen spaces. The intention of the policiesin this Chapter is to ensure that there willbe no overall reduction in biodiversitydue to development.

7.1.4 Revised Planning Policy Statement 9 onBiodiversity and Geological Conservation(2005) and the Conservation (NaturalHabitats, etc.) Regulations 1994 nowprovide a clear national framework forthe protection and enhancement ofregionally and locally important natureconservation sites and the wider networkof landscape features which are of valueto wildlife.

7.1.5 Regionally, there have been a number ofnature conservation initiatives in recentyears. The Black Country Millennium UrbanForest has created significant areas of newwoodland in Wolverhampton. The BlackCountry Nature Conservation Strategywas adopted in 1994 and a Birminghamand Black Country Biodiversity Action Plan(BAP) was published in 2000, listing actionsthat need to be taken to safeguard importantlocal species and habitats. Policies in thisChapter and the programmedSupplementary Planning Document onNature Conservation will seek to addressthose actions which relate directly toland use planning in Wolverhampton.

7.2 Promotion of Nature Conservation

Policy N1: Promotion of Nature

Conservation (Part I)

The Council, in partnership with a range

of organisations and adjoining local

authorities, and developers will seek to

secure the appropriate study, protection,

management, enhancement and expansion

of Wolverhampton’s existing nature

conservation resource, including the

creation of new habitats and features of

value for nature conservation. The value

of Local Nature Reserves and Sites of

Importance for Nature Conservation will

be strongly protected.

In particular, the Council will seek to:

● Carry out regular survey work, sufficientto effectively monitor, protect andenhance Wolverhampton’s natureconservation resource, and make site


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7merit statutory protection, such as Sitesof Special Scientific Interest or NationalNature Reserves. However, there arecurrently 148 ha of regionally importantsites for wildlife or geology, called Sites ofImportance for Nature Conservation(SINCs). SINCs in Wolverhampton cover awide range of habitats, from wildflowermeadows and ancient woodlands topools and abandoned quarries. SINCs aredesignated by English Nature, following adetailed survey and assessment of valuefor wildlife, geology and the localcommunity. The SINC system originatedin the West Midlands and has the supportof the Metropolitan Councils, the BlackCountry Geological Society and theWildlife Trusts.

7.4.2 A full survey of all existing and potentialSINCs in Wolverhampton was carried outduring 2000/2001, and resulted in thedesignation of 44 new SINCs, the loss of 5ha SINCs and the alteration of a numberof boundaries. The revised boundaries ofall current SINCs are shown on theProposals Map and a full list is providedin Appendix 4 to this Plan. The Councilwill ensure that all existing and potentialSINCs are re-surveyed at least once every5 years during the lifetime of the UDP, inaccordance with Black Country NatureConservation Strategy and BiodiversityAction Plan targets.

7.4.3 SINCs are prime nature conservationassets which it would be almostimpossible to replace if lost. 2% ofWolverhampton’s total land area isdesignated as SINC, a lower proportionthan any other West Midlands District. Itis, therefore, of great importance thatSINCs should be protected frominappropriate development and properlymanaged in order to prevent any loss ofvaluable wildlife, habitats or geologicalfeatures.

7.4.4 Policy N3 will apply to any further SINCsdesignated following survey work duringthe lifetime of the plan, and also to SSSIs,should any be designated by EnglishNature.

Policy N4: Protection, Declaration and Enhancement of Local Nature Reserves

Development likely to have a harmful effect on the nature conservation value of all or part of a Local Nature Reserve will not be permitted. In considering development proposals the Council will seek to enhance the nature conservation value and the level of interpretation provision of Local Nature Reserves.

The Council will seek to declare the following sites as Local Nature Reserves over the lifetime of the UDP:

1. Northycote Farm, Bushbury (See Policy G7)

2. Extensions to existing Smestow Valley Local Nature Reserve

3. Parts of Goldthorn Wedge, includingAshen and Park Coppices (private)

4. Brook Point Pool (private)5. Monmore Green disused railway6. Ladymoor Pool7. Peascroft Wood8. Springvale Park9. The Gorge, Cinder Hill

The Council will, where possible, seek to enhance and increase access to and links between Local Nature Reserves, where this will not harm their nature conservation value.

7.4.5 Sites which are of regional or localimportance for wildlife, and are also ofvalue for education and communitydevelopment, including the quietenjoyment and appreciation of nature, can be designated as Local NatureReserves (LNRs) by the Council. In suchcases, the Council makes a commitmentto manage the site for the benefit of thelocal community and can pass byelawsprotecting the site and apply for grantaid to carry out improvements. In 1998,Smestow Valley was designatedWolverhampton’s first Local Nature Reserve.The 48 ha site supports a wide variety ofwoodland, grassland and wetlandhabitats and is an important wildlifecorridor, running alongside the ValleyPark pathway (a disused railway) and theStaffordshire and Worcestershire Canal.


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● Results of public consultation andpractical support from the localcommunity;

● Ability to implement and maintain the proposal;

● Value for money.

7.3 Access to Natural Green Space

Policy N2: Access to Natural Green Space

The Council will seek to ensure that all residents have access to a natural green space within 400m of their home. In areas falling short of this requirement, the protection and provision of publicly accessible natural green space of value for wildlife will be a high priority.

7.3.1 Everyday contact with nature isimportant for the well-being and qualityof life of local people and as aneducational resource. However, there aremany areas of Wolverhampton whereresidents have little access to naturalgreen space. Natural green space isdefined as any area of open space orwater, including watercourses, which isof value for wildlife or for geologicalfeatures, or is managed to encouragecolonisation by wildlife, whether inpublic or private ownership. InWolverhampton this includes a hierarchyof sites, ranging from the regionallyimportant Local Nature Reserves (LNRs)and Sites of Importance for NatureConservation (SINCs), through Sites ofLocal Importance for NatureConservation (SLINCs), to sites which arecurrently undesignated (due to their lowquality or lack of information) but havethe potential for enhancement over time.

7.3.2 English Nature have proposed a numberof standards for provision of accessiblenatural green space. At present,Wolverhampton is a long way frommeeting all of these standards. TheCouncil has, nevertheless, adopted asimilar standard on access to naturalgreen space. Accessibility in relation torecreational open space is defined inChapter 12: Open Space, Sport and

Recreation. An exercise is underway tomap known areas of accessible naturalgreen space and identify areas which donot meet this standard. The results will beincorporated into a SupplementaryPlanning Document on NatureConservation and the WolverhamptonParks and Green Spaces Strategy andused to define further open space, sportand recreation priority areas, as detailedin Policy R2. All recreational open spacein Wolverhampton is protected underPolicy R3.

7.3.3 In such areas, the creation, protection,enhancement and appropriatemanagement of natural green space willbe a priority and the Council will expectdevelopment proposals to take allpossible opportunities to preserve andcreate accessible natural green space.The Council will also seek voluntarymanagement agreements to createhabitats on temporarily vacant sites inthese areas.

7.4 Nature Conservation Sites

Policy N3: Protection of Sites of Importance for Nature

Conservation

Development likely to have a harmful effect on the nature conservation or geological value of all or part of a Site of Importance for Nature Conservation (SINC) will not be permitted.

Where a proposed development site adjoins a SINC, the Council will seek to secure the protection and long term management of important habitats or features, through the use of conditions, planning obligations or management agreements, where appropriate. Developers may be required to submit an ecological survey and impact assessment to accompany any proposal or as a condition of any permission.

7.4.1 In Wolverhampton there are currently nonature conservation sites considered tobe of sufficient national importance to

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7giving local communities access towildlife on their doorstep. Section 37 ofthe Conservation (Natural Habitats, etc.)Regulations 1994 recognises theimportance of linear and “stepping stone”landscape features for the migration,dispersal and genetic exchange of wildflora and fauna and requires Councils tomaintain and enhance such features andtheir integrity as wildlife corridors.

7.4.10 The following landscape features areconsidered of importance for wildlife inWolverhampton:

● Hedgerows● Old walls, including slag walls● Linear tree belts and individual trees

of special interest● Plantations and semi-natural

or ancient woodlands● River / stream corridors● Canals● Ponds, lakes and reservoirs● Natural green spaces● Wild roadside verges● Active rail transport corridors● Redundant railway corridors● Urban “wasteland” sites characterised by

limiting environmental conditions(especially at early stages of succession)

● Gardens and Allotments● The Built Environment

7.4.11 A number of these landscape featuresform part of the WolverhamptonGreenway Network and are protectedunder Policy R6. Urban forestry andcanals are also protected under PoliciesN7 and HE22 respectively. The BlackCountry Nature Conservation Strategy,adopted in 1994, identifies a network ofimportant wildlife corridors in the BlackCountry. Policy N5 also applies to anumber of sites identified in the2000/2001 SINC survey report as havingpotential nature conservation value,although they currently have no SINC /SLINC designation.

7.4.12 Policy N5, which should be readalongside Policy D12, strongly controlsany development which may harm thenature conservation value of a SLINC, orany of the landscape features listed

above. Depending on the nature of thesite and the development proposed, anecological / geological survey and impactassessment will usually be required,which should:

● identify the current nature conservation /geological value of the site;

● identify the potential effects of theproposed development on the natureconservation / geological value of thesite;

● predict and evaluate the significance ofthese effects;

● identify any compensatory measureswhich could be put in place to mitigatefor these effects.

7.4.13 A Supplementary Planning Document onNature Conservation will be preparedwhich will detail the requirements of anecological / geological survey and impactassessment and suggests appropriatemeasures to avoid or compensate for anyharmful effects. In most cases,development can be designed orcontrolled so as to preserve and protectnatural features, for example, by fencingor bunding off areas or restrictingharmful operations or uses to specifictimes of year.

7.4.14 In the few cases where loss of alandscape / geological feature isunavoidable, compensation will usuallyinvolve the creation and long termmanagement of one site, of more thanequivalent size and similar quality andhabitat type to that lost, located onnearby open space. It is necessary toprovide a larger area than that lost inorder to compensate for the disturbancecaused to local ecosystems during themany years it takes for new habitats tobecome established. Improvements tothe quality or accessibility of remaininglandscape / geological sites or featuresmay also be acceptable compensation inareas where there is a large amount ofaccessible natural green space, asidentified in the Wolverhampton Parksand Green Spaces Strategy. The relativeease or difficulty of creating differenthabitat types / geological exposures willbe taken into account when deciding the


7.4.6 English Nature recommend that 1ha ofLocal Nature Reserve should be providedfor every 1,000 residents. Wolverhamptonfalls below this standard by 194 ha. TheCouncil has identified a number of siteswhich it will seek to declare as LNRsduring the lifetime of the UDP, toincrease present provision to 0.5 ha per1,000 residents. These sites, shown on theproposals map and listed in Policy N4,have been prioritised in accordance withPolicies N1 and N2. As Council resourcesare limited and not all sites are owned bythe Council, management options, suchas partnership arrangements and the useof trusts will be explored, whereappropriate. The Council will alsoencourage South Staffordshire DistrictCouncil to declare Pendeford Mill a LNR.Any LNR declared during the lifetime ofthe UDP will be subject to Policy N4.

Policy N5: Protection of Sites of Local Importance for Nature

Conservation and Landscape Features of Value for Wildlife or Geology

Where a proposed development site includes or adjoins:

● A Site of Local Importance for NatureConservation; or

● Any landscape feature of value forwildlife, as specified in the Conservation(Natural Habitats, etc.) Regulations 1994,

the protection and long term management of important features will be sought through the use of conditions, planning obligations or management agreements, where appropriate. Developers will usually be required to submit an ecological / geological survey and impact assessment to accompany any proposal.

Development which may have a harmful effect on the nature conservation value, geological value or integrity as a wildlife corridor, of such sites or features will only be permitted in exceptional circumstances, where the benefits generated by the development would clearly outweigh nature conservation considerations.In such cases, developers will be required,

through the use of conditions, planning obligations or management agreements where appropriate, to minimise any harm caused and to carry out sufficient measures to compensate for any harmful effects, as defined in any current Supplementary Planning Document on Nature Conservation.

7.4.7 In addition to SINCs and LNRs,Wolverhampton currently contains 136ha of sites of local importance for wildlifeand geology. These sites were originallyidentified by the Wildlife Trust forBirmingham and the Black Country andThe Black Country Geological Society asSites of Local Importance for NatureConservation (SLINCs), following aHabitat Survey in the late 1980s. It isparticularly important to protect andproperly manage SLINCs inWolverhampton, as there are few SINCsites and no nationally important sites.Also, it has been demonstrated thathabitat creation and appropriatemanagement over a number of years canresult in the enhancement of SLINC sitesto SINC status.

7.4.8 All current SLINCs are listed in Appendix4 to this Plan and the boundaries ofthese sites are shown on the proposalsmap. Two thirds of the original totalSLINC site area was surveyed in2000/2001 and 43 ha was found to haveincreased to SINC value. A further 22 haof natural green space was surveyed andfound to be of SLINC value. There arefurther natural green spaces inWolverhampton which need to besurveyed to discover if they are of SLINCvalue. The Council will carry out a rollingre-survey programme for remainingSLINCs and other sites over the lifetimeof the Plan. Any new SLINCs identified asa result of this survey work will besubject to Policy N5.

7.4.9 Although some sites are of particularvalue for nature conservation, their valueis greatly enhanced by the presence ofwider networks of natural green spacewhich act as important wildlife corridorsand reservoirs for biodiversity, as well as


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acceptability of compensatory measures.In all cases, detailed landscape plansmust be submitted and agreed beforeplanning permission will be granted.

7.5 Hedgerows and Woodland

Policy N6: Protection of Important Hedgerows

Council approval must be sought for any works involving damage to or removal of a hedgerow of potential importance, as definedby the Hedgerows Regulations (1997).

The Council will seek to protect important hedgerows, as defined by the Hedgerows Regulations (1997), through refusal to grant consent for such works or through the use of conditions, planning obligations or management agreements to secure long term management, where appropriate.

7.4.15 Certain important hedgerows are givenprotection by the HedgerowsRegulations 1997. Under theseregulations, the Council must giveapproval for any plans to remove ahedgerow which is over 20m long (ormeets at each end with otherhedgerows), and adjoins agricultural orforestry land, a Local Nature Reserve orland used for keeping or breeding ofhorses, ponies or donkeys. Theregulations do not apply to hedgerowsbounding domestic properties. If thehedgerow is considered important,against a list of criteria (available onrequest), the Council can refuse consentto remove it or impose conditions on theconsent to ensure long termmanagement of any remaininghedgerow. Any breach of the regulationsis a criminal offence.

Policy N7: The Urban Forest

The Council will, in partnership with others, seek to preserve, enhance and extend the urban forest within Wolverhampton, by:

● Ensuring trees and areas of woodland areproperly managed and maintained, and

taking opportunities to plant new treesand areas of woodland on land in counciland private ownership, whereappropriate;

● Encouraging short term forestrytechniques on temporarily vacant sites;

● Discouraging the removal of mature,healthy trees, including the placing oftree preservation orders on trees worthyof and in need of protection;

● Requiring, where appropriate, thereplacement of trees removed withcouncil consent, with trees of a size andspecies specified by the council;

● Maintaining and re-establishing treeswithin the street scene;

● Protecting and enhancing existinghedgerows and ancient and semi-naturalwoodlands.

The Council will require that species native to the local area are used in planting and landscaping, where possible.

7.5.1 Tree and woodland cover has a majorrole to play in improving the quality ofurban life and helping to secureregeneration and economic revitalisation.Trees help to reduce the effects ofpollution, generate health benefits,provide wildlife habitats, and are also arenewable source of energy and woodproducts. Woodland can also contributeto local character and distinctiveness andthe overall appearance of the landscape,and also improve surroundings for leisureand recreation. In assessing theappropriateness of developmentproposals that involve new tree orwoodland planting, the Council will takeinto account any effects that suchplanting would have on the value of thesite and adjacent land for natureconservation, archaeology, amenity,landscape and formal or informalrecreation.

7.5.2 The term “urban forest” describes all thetrees, woodland and associated greenspace in an urban area, including streetand garden trees, hedgerows, trees inopen spaces, newly planted woodlandand woodland which has colonised


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derelict land. Wolverhampton containsapproximately 450 ha of woodland andover 13,000 street trees.

Policy N8: Tettenhall Ridge Ancient Woodland

The Council will seek to ensure that any woodland or trees of value within the Tettenhall Ridge Ancient Woodland area are protected and managed appropriately, to prolong their life, through the use of planning conditions or planning obligations or Tree Preservation Orders, as appropriate.

7.5.3 There are two known ancient semi-natural woodlands in Wolverhampton(Park Coppice and Ashen Coppice SINCs)and two known areas of plantation onancient sites (Mount Hotel WoodlandSINC and Tettenhall Ridge). Ancientwoodland formerly dominated theTettenhall Ridge area, the approximateboundary of which is shown on theProposals Map. The 2000/2001 natureconservation survey revealed that alongthe Ridge there are many small patchesof ancient woodland and groups andindividual veteran trees surviving, inpublic and private ownership, some ofwhich are not protected under otherdesignations. Policy N8 aims to protect asmuch of the remaining woodland andtree resource as possible.

7.5.4 There is a history of urban forestryplanting in Wolverhampton whichstretches back 20 years. The most recentinitiative is the Black Country MillenniumUrban Forest, a project funded withLottery and Forestry Commission money,which has planted 61 ha of newwoodland in Wolverhampton to date.Urban forestry planting has contributedgreatly towards the enhancement ofderelict and vacant land, run-down urbangreen space and, through managementgrants, neglected parks and woodlands.

7.5.5 The Black Country Urban Forest Strategy(1995) stresses the need to protect andproperly manage both mature and newwoodland and trees in the urbanenvironment. The Council, as a partner in

the Black Country Urban Forest, iscommitted to maintaining woodlandcover at least 7.5% of the City’s land area,following completion of the currentplanting programme, and will continueto take opportunities to improvemanagement of and extend this cover.The boundaries of sites currentlymanaged as Black Country Urban Forestare held by the Council and are availableon request. Policy N7 will ensure thatopportunities are taken to introduce newnative trees and woodland as part of thedevelopment process and that anyunavoidable loss of trees is compensatedfor. Woodland habitats are also protectedunder Policies N3, N4 and N5.

7.6 Wildlife Species

Policy N9: Protection of Wildlife Species

Development proposals that would harm wildlife species protected by law, species identified in the UK or Birmingham and Black Country Biodiversity Action Plan, and species that are rare and vulnerable in the Black Country, and their habitat requirements, will only be permitted where it can be demonstrated clearly that measuresto protect the species have been proposed.

In addition, where a development site is used by species protected under Schedule 2 of the Habitat Regulations, planning permission will not be granted unless all the requirements of Article 16 of the Habitats Directive have been met, that is:

● The development is for reasons of publichealth and safety or overriding publicinterest;

● There is no satisfactory alternative to thedevelopment proposal; and

● The development would not bedetrimental to the maintenance of thepopulation of the species in its naturalrange.

Where there is a strong indication that a proposed development site is made use of

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by wildlife species protected by law, species identified in the UK or Birmingham and Black Country Biodiversity Action Plan, and species that are rare and vulnerable in the Black Country, proposals will be required to:

● Provide an ecological survey and impactassessment;

● Accommodate the long-term needs ofthese species in the design and layout ofthe proposal;

● Adequately mitigate any effects on the active breeding, resting, or feeding habitat requirements of these species in order to minimise any adverse harm caused so thatpopulation levels are sustained.

Through the use of conditions, planning obligations and management agreements, the Council will seek to secure:

● The implementation of sufficientmitigation measures to compensate forany adverse effects and to minimise anyharm caused to such species;

The long-term protection and management of breeding, resting and feeding habitats sufficient to safeguard current populations of such species.

7.6.1 The Wildlife and Countryside Act 1981 (asamended), The Conservation (NaturalHabitats, etc.) Regulations 1994 and theBadgers Act 1992 give varying degrees oflegal protection to a number ofthreatened wildlife species. Speciesknown to occur in Wolverhamptoninclude great-crested newts, badgers,bats, water voles and floating waterplantain. Legislation usually protects theanimals or plants themselves andbreeding or resting sites. However,feeding areas and habitats occupied foronly part of the year, but which areessential to the survival of the species,are not legally protected. TheBirmingham and Black CountryBiodiversity Action Plan (BAP) makes

reference to legally protected species,but also to species of nationalimportance for biodiversity and speciescharacteristic of the Birmingham andBlack Country area which are believed tobe declining or under threat.

7.6.2 The PPS9 on Biodiversity and GeologicalConservation (2005) considers thepresence of protected species to be amaterial planning consideration.Protected species and BAP species oftenoccur outside designated wildlife sitesand some, like bats, are often dependenton the built environment itself as ahabitat. In order to protect these species,it is important that new developmenttakes their presence into account andmitigates for any unavoidable harmfuleffects.

7.6.3 A Supplementary Planning Document onNature Conservation will list all speciesknown to be found in Wolverhamptonwhich are either legally protectedspecies, species of national importancefor biodiversity or species characteristicof the Birmingham and Black Countryarea which are believed to be decliningor under threat. This list of species maybe amended during the life of the plan inresponse to reviews of relevantlegislation or survey work revealing theexistence of new species or thevulnerability of existing species in theWolverhampton area.

7.6.4 Policy N9 sets out how the Council will seekto protect the habitats used by thesespecies from inappropriate developmentand should be read alongside Policy D12.SPD on Nature Conservation will, for eachspecies provide details of any legalprotection, ecological survey and impactassessment procedures and measuresthat should be taken to accommodatehabitat requirements in site design andlayout. In all cases, detailed landscapeplans must be submitted and agreedbefore planning permission will begranted.


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88CHAPTER 8: THE GREEN BELT AND RURAL LANDSCAPES

Contents

Para Page

8.1 Introduction 1088.1.2 National Planning Policy context 1088.1.4 Supporting documents 108

8.2 The Function and Role of the Green Belt 108Policy G1: Protection of the Green Belt (Part I) 108

8.3 Control of Development Affecting the Green Belt 109Policy G2: Control of Development in the Green Belt 109Policy G3: Control of Development Conspicuous from the Green Belt 109

8.4 Major Developed Sites 110Policy G4: Major Developed Sites in the Green Belt 110

8.5 Access to the Green Belt 110Policy G5: Access to the Green Belt 110

8.6 Northycote Farm Country Park 111Policy G6: Northycote Farm Country Park 111


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8(c) Goldthorn / Lower Penn(d) Bushbury

8.2.3 Wolverhampton Green Belt areas alsohave a number of positive roles, helpingto retain attractive landscapes andagricultural uses, and providing facilitiesfor recreation, dedicated natureconservation areas and access to theopen countryside for the urbanpopulation. Watercourses, canals and asignificant number of education facilitiesare also located in the Green Belt, addingto its value.

8.3 Control of Development

Affecting the Green Belt

Policy G2: Control of Development in the Green Belt

Within the Green Belt, appropriate development, as defined in PPG2, will only be permitted where the siting, scale, materials and design of the proposed development (including its relationship to any existing buildings) will be in keeping with the purposes of the Green Belt and its openness.

Re-use of existing buildings in the Green Belt will be permitted subject to criteria defined in PPG2.

Policy G3: Control of Development Conspicuous from the Green Belt

Any development in a location conspicuous from the Green Belt will be permitted only where it can be shown that the proposed use and the siting, scale, materials and design of the development would not harm the visual amenity or visual character of the Green Belt.

8.3.1 Within the Green Belt, development will be strictly controlled. PPG2 statesthat the construction of new buildings in a Green Belt area is inappropriate,unless it is for one of the followingpurposes:

● agriculture and forestry;● essential facilities for outdoor sport

and recreation, cemeteries and otheruses of land which preserve theopenness of the Green Belt and do notconflict with the purposes of includingland in it;

● limited extension, alteration orreplacement of existing dwellings;

● limited infilling or redevelopment of major existing developed sites (see below);

● park and ride schemes.

8.3.2 The countryside surrounding urban areas will often be the most sustainable location for park and ride schemes. For this reason, park and ride development may not beinappropriate in the Green Belt,providing that the proposal complieswith criteria listed in PPG2. Park and ride schemes are also subject to Policy AM11.

8.3.3 The re-use of buildings in the Green Belt is also appropriate development,providing that:

● the proposed use will not have a greater impact on the openness of the Green Belt than the existing use;

● there is strict control over extensions to buildings and uses of landsurrounding buildings;

● the buildings are of permanent and substantial construction and capable of conversion;

● the design of buildings is in keeping with their surroundings.

8.3.4 If proposals for appropriate development are made within the Green Belt, the Council will expectprovision to be made to minimise any impact on the environment andopportunities taken to develop thepositive roles of the site, as outlined in 8.2.3. It is also important thatdevelopment, both within andconspicuous from the Green Belt, does not harm the visual amenity or character of the Green Belt.


8.1 Introduction

8.1.1 Wolverhampton is a highly urbanised,industrial area, with limited areas ofgreen open space. Such space providesopportunities for recreation and valuablewildlife habitats (see Chapter 7: NatureConservation and Chapter 12: OpenSpace, Sport and Recreation), particularlywhere it forms part of a wider network ofopen space, but it is often under pressurefrom a variety of uses and demand fordevelopment land. Open space on theurban fringe can play a vital role inseparating settlements and linking theurban open space network into thesurrounding countryside. Green Belt andother designations help to protect suchareas from inappropriate development.

National Planning Policy context

8.1.2 Planning Policy Guidance Note 2 (PPG2):Green Belts (1995) states that Green Beltboundaries should endure over a longertime period than the life of theDevelopment Plan and should only bealtered in exceptional circumstances. Inaccordance with this guidance, GreenBelt boundaries as defined in the 1993UDP have largely been retained.

8.1.3 The principal change in PPG2 from thatused as the basis for the 1993 UDP is theremoval of ‘institutions standing in largegrounds’ from the list of appropriate usesin Green Belts. To compensate, PPG2introduces the concept of MajorDeveloped Sites (MDS) for the first time.The UDP identifies a number of MDS’s, asset out in Policy G4.

Supporting documents

8.1.4 A background paper has been producedto support the Plan’s Green Belt policies.This paper contains a full appraisal of thepurpose and role of each Green Belt areain the City, in response to the revisedPPG2. This appraisal highlights the needto remove certain small areas from theGreen Belt because they do not fulfil aGreen Belt function, as defined by PPG2,and their amenity, historic or nature

conservation value is protected by otherUDP policies. A number of minoralterations to the Green Belt have alsobeen made to take account of the 1994Local Authority boundary changes. Thesefew and minor revisions to the Green Beltboundary (shown on Plans in the GreenBelt Background Paper) do notcompromise the purposes of the GreenBelt.

8.2 The Function and Role

of the Green Belt

Policy G1: Protection of the Green Belt

(Part I)

Within the Green Belt, inappropriate

development will not be permitted except

in very special circumstances, where the

harm caused is clearly outweighed by other

considerations. Any such case will be

referred to the Secretary of State as a

departure from the UDP.

8.2.1 Many of the significant open spaces inWolverhampton have been given longterm protection as Green Belt. Manyareas of Green Belt are also protected byother Plan policies. There are fourpurposes of including land in the GreenBelt in Wolverhampton:

1. To check the further growth of theconurbation;

2. To prevent the conurbation from merginginto neighbouring settlements, such asBilbrook and Perton;

3. To assist in safeguarding the SouthStaffordshire countryside fromencroachment;

4. To assist in urban regeneration, byencouraging the recycling of derelict andother urban land in the conurbation.

8.2.2 The areas of Green Belt inWolverhampton are shown on theProposals Map. The majority is in theform of wedges which stretch from theopen countryside into the built up area.These wedges are located at:

(a) Tettenhall / South Staffordshire golfcourse

(b) Smestow Valley / Valley Park


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8possible. This can be achieved, forexample, through the negotiation ofaccess agreements, improving publicrights of ways, signposting and theproduction of leaflets for self-guidedwalks.

8.6 Northycote Farm Country Park

Policy G6: Northycote Farm Country Park

Within Northycote Farm Country Park, development which will improve visitor facilities, including the provision of car parks, picnic sites, footpaths and nature trails, will be actively encouraged, as long as such facilities are located and designed so as not to intrude on the character and appearance of the countryside or harm areas of nature conservation value, in line with the area’s future status as a Local Nature reserve (see Policy N4).

8.6.1 A Country Park is an area of land whichoffers the public, with or without charge,the opportunity to enjoy recreationalactivities in the countryside. NorthycoteFarm Country Park is the only CountryPark in Wolverhampton and a proposedLocal Nature Reserve. The site wasacquired by the Council over a period oftime and the buildings were restoredwith grant aid from the CountrysideCommission in the early 1990’s. TheCountry Park boasts a restoredseventeenth century Grade II listedfarmhouse and large areas of pasture,parkland and woodland, designated as aSite of Importance for NatureConservation. The Park also forms part ofthe Bushbury Wedge Area of SpecialCharacter and provides opportunities forinformal public access for residents ofWolverhampton to the countryside ofSouth Staffordshire.

8.6.2 The Country Park is managed by anAdvisory Group, including officers andMembers of the Council andrepresentatives of the Friends ofNorthycote Farm. A range of visitorfacilities have been developed, includinga model working farm, guided walksaround the farmhouse and public eventsand school visits throughout the year.There is scope to develop these facilitiesfurther and encourage greater publicparticipation in a range of leisure,recreational and nature conservationactivities. The Council, through theAdvisory Group, will continue to preparemanagement plans and seek to takeadvantage of grants and other sources offunding in order to further the aims ofthe Country Park.


8.4 Major Developed Sites

Policy G4: Major Developed Sites in the Green Belt

Within designated major developed sites in the Green Belt re-use of buildings, limited infilling and redevelopment will be permitted where it can be shown that the proposed development will:

● Have no greater impact on the purposesof including land in the Green Belt thanthe last known use of the site; and

● Will not exceed the height of any existingbuildings.

Any infill development should not, either in itself or cumulatively, lead to a major (>10%) increase over and above the original developed area of the site.

Any complete or partial redevelopment should result in environmental improvements and should not occupy a larger area than the buildings which previously occupied the site, unless this would achieve a reduction in height which would benefit visual amenity.

8.4.1 PPG2 states that major developed sitesmay be designated within the Green Belt.The Council has adopted the followingcriteria for the designation of majordeveloped sites in Wolverhampton,based on guidance in PPG2:

8.4.2 All Major Developed Sites should:● be of a substantial size to include a

substantial built footprint, totalling morethan 5,000 sqm, which has a significantimpact on the openness of the GreenBelt;

● have an identifiable core of buildingswhich could accommodate limited infilldevelopment without having any greaterimpact on the openness of the GreenBelt than existing development;

● offer the prospect for environmentalimprovement through complete or partialredevelopment without having anygreater impact on the openness of theGreen Belt than existing development.

8.4.3 Using this definition, eleven majordeveloped sites have been designated.These sites are identified on theproposals map and listed below. Most arein active use, but a few includeredundant buildings which could bereleased for other, appropriate, uses. Onother sites, improvements to facilitiescould be made which would benefit theeconomy and the local community orprovide environmental enhancements.The Council will allow re-use, limited in-filling or redevelopment on theseidentified sites, providing this does notincrease any impact on the character ofthe Green Belt.

8.4.5 The Major Developed Sites identified inthe UDP are:

1. Aldersley School2. Barnhurst Sewage Treatment Works3. University of Wolverhampton Compton

Road Campus4. St Peters C of E Collegiate School5. St Edmunds RC School6. Bushbury Hill Junior School and Moreton

Community School7. Smestow School8. Colton Hills School9. Highfields School10. Penderford High School11. Wulfrun College of FE

8.5 Access to the Green Belt

Policy G5: Access to the Green Belt

Existing public access to, through and within the green belt will be protected and, wherever possible, enhanced, giving reasonable access for all sections of the community to the amenities provided by the green belt, subject to the need to protect nature conservation areas from disturbance.

8.5.1 Adequate access to open areas at theurban fringe is particularly important forurban dwellers, particularly those livingin inner city areas and those withoutprivate transport. The Council willcontinue to try to make areas of GreenBelt and the wider countryside moreeasily accessible to as many people as


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99CHAPTER 9: BUSINESS AND INDUSTRY

Contents

Para Page

9.1 Introduction 1149.1.4 Supporting documents 1149.1.6 National & Regional Policy Context 1149.1.12 The Local Economy 1159.1.15 Regional Policy Initiatives 1159.1.23 UDP Strategy 1169.1.26 Aims and Objectives 117

9.2 Promoting Investment 117Policy B1: Economic Prosperity (Part I) 117

9.3 Portfolio of Sites 118Policy B2: Balanced Portfolio of Employment Land (Part I) 118Policy B3: Business Development Allocations 118

9.3.6 Quantitative Requirement 1209.3.8 Qualitative Requirement 120

9.4 Business Expansion 122Policy B4: Expansion of Existing Businesses 122

9.5 Design Standards 122Policy B5: Design Standards for Employment Sites 122

9.6 Offices 123Policy B6: Offices 123Policy B7: Loss of City Centre Offices 125

9.7 Warehousing 125Policy B8: Warehousing 125

9.8 Employment Areas 126Policy B9: Defined Business Areas 126Policy B10: Redevelopment of Business Land and Premises 127Policy B11: Ancillary Uses in Employment Areas and Premises 129

9.9 Employment 136Policy B12: Access to Job Opportunities 136

9.10 Hotel and Conference Facilities 130Policy B13: Business Tourism, Hotel and Conference Facilities 130

9.11 All Saints and Blakenhall Community Development Area 131Warehouse Quarter

Policy B14: All Saints and Blakenhall Community Development AreaWarehouse Quarter

Table 9.1 Business Development Allocations 119


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9limiting the range and quality of sites insuch uses. The guidance also introducesthe concept of the sequential test underwhich town centres are regarded as thenormal location for development thatattracts lots of people, such ascommercial offices.

9.1.8 Under both the UDP system and the newLocal Development Framework system,as set out in PPS12, local authorities areencouraged to create the conditions inwhich businesses can thrive and prosper.Local authorities should take account ofthe need to revitalise and broaden thelocal economy, the need to stimulateemployment opportunities and theimportance of industrial and commercialdevelopment particularly in the growingknowledge driven sector. A range of sitessuitable for existing and futurebusinesses should be provided for.

9.1.9 PPG13 advises that job creatingdevelopment should take place inlocations that offer a realistic choice ofmodes of transport. Office developmentsshould be directed to areas which are ormay become highly accessible by publictransport. It also advises that harnessingthe use of new technologies can help toreduce the need to travel.

9.1.10 The Regional Spatial Strategy (RSS)stresses the need to regenerate themetropolitan areas of the West Midlandsregion in order to support urbanrenaissance and reverse historicdecentralisation into the shires. It also:

● Emphasises the need to diversify theeconomy through encouragement ofgrowth industries, the service sector, hightechnology activity and inwardinvestment

● Advises that a range of employment sitesshould be offered ‘to reflect the differingdevelopment needs of businesses and togive a choice in terms of size and quality’;

● Locations should minimise reliance onthe car for access and should provide forthe juxtaposition of employment andresidential uses.

9.1.11 RSS promotes a series of ‘hightechnology corridors’ as the catalyst foreconomic diversification in the WestMidlands and also encouragesdevelopment plans to facilitate thedevelopment of ‘clusters’ of successfuland growing businesses in order topromote economic regeneration andreduce reliance on decliningmanufacturing sectors. Wolverhamptonis identified as a key location within theWolverhampton-Telford High TechnologyCorridor where such cluster developmentshould be promoted.

The Local Economy

9.1.12 The Business and Industry BackgroundPaper emphasises the City’s high levels ofunemployment, narrow economic baseand its dependence on decliningindustries, and correspondingly lowlevels of activity in ‘growth’ sectors.

9.1.13 The Wolverhampton Economic ProspectsReport (2001) predicts significantchanges to the size and structure of thelocal economy over the UDP period.Overall levels of employment areanticipated to contract to 2011, but thisis predicted to be contrasted by anincrease in total output, indicating thatfirms will continue to invest in moreefficient means of production.

9.1.14 These changes in the economy of theCity will be exacerbated by skill problemsin the local workforce. The new jobs likelyto be created in the service sector aredominated by managerial, professionaland skilled technical occupations.Without significant levels of training, thelocal workforce will experience increasingproblems in competing for new jobopportunities, resulting in increasedlevels of in commuting.

Regional Policy initiatives

9.1.15 The City’s economic vulnerability isreflected in and recognised by itsinclusion in a wide range of European,national, regional and local funding areasand other initiatives. These include EU


9.1 Introduction

9.1.1 This Chapter is concerned predominantlywith land uses which fall within part B ofthe Use Classes Order as defined by the1990 Town & Country Planning Act. The BUse Class covers employmentdevelopment for office (B1a), researchand development (B1b), light industrial(B1c), general industrial (B2) and storageand distribution uses (B8). The Chapteralso considers those sui generis non retailcommercial uses which have similarcharacteristics to Class B uses. Additionalguidance is given on the closely alliedbusiness and conference tourism sector.

9.1.2 Employment opportunities areincreasingly being created in other UseClasses such as hospitals, educationalestablishments and the leisure and retailindustries. Key policies relating to thesesectors are contained in other chapters.

9.1.3 The Plans Business and Industry policiessupport a number of regional, sub-regional and local strategies to which theCouncil is party. These include theWolverhampton NeighbourhoodRenewal Strategy and theimplementation programmes of theRegional Economic Strategy andEuropean Union Objective 2. Ofparticular significance is the Plan’s abilityto realise the objectives of theWolverhampton Community Plan, themost relevant of which to this Chapterare:

● to contribute towards a wealthgenerating city by:

o promoting and opening up sites for business development

o safeguarding existing jobs by allowingcompanies to expand and protectingviable employment premises fromredevelopment

● to contribute towards a green city by:o encouraging the reuse of prominent

empty buildings

● to contribute towards a City ofcommunities and Neighbourhoods by:

o targeting employment opportunities inareas of high unemployment andpoverty to reduce the worst differencesbetween the least well offneighbourhoods with the rest of the City

Supporting documents

9.1.4 A background paper has been producedto support the Plan’s business andindustry policies and proposals. Thepaper incorporates the results of severalstudies which have been used to informthe Plan:

● Regional Employment Land Study (2001& 2005)

● Wolverhampton Economic Prospects; areport to Wolverhampton Task Force(2001) (Prism consultants)

● West Midlands Regional PlanningGuidance Review - A Study into thefuture of Employment Land Provision inthe West Midlands (Chesterton)

● Analysis of enquiries to the Council andits partners for land and premises(ongoing)

● Market Sensitive Appraisal of IndustrialLand and Premises in Wolverhampton(1997) (GVA Grimley)

9.1.5 Each of these reports is available fromthe Council.

National and Regional Policy Context

9.1.6 Major changes in national planningpolicy since 1993 require a review of thepolicy approach towards Business andIndustry as set out in the firstWolverhampton UDP. In particular,changes in PPG6 (1996), now known asPPS6: Planning for Town Centres, PPG12(2000), now known as PPS12: LocalDevelopment Frameworks and PPG13:Transport (2001) have placed muchgreater weight on the importance of theplanning system in promoting moresustainable patterns of development.

9.1.7 PPS6 supports the protection ofindustrial and commercial land fromretail development, especially where itcan be shown to have the effect of


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9However, the UDP is of crucialimportance in complementing theregional policy initiatives describedabove and local regenerationprogrammes, and can provide a clearframework for and positiveencouragement to, private sectorinvestment.

9.1.24 In order to fulfil these requirements, thePlan adopts a flexible and positive policyframework. The UDP can ensure theprotection of key sites and provide agood choice of sites to meet, as far aspossible, the full range of businessrequirements. Employment growth willbe promoted principally at key nodalpoints located on a series of three of theStrategic Regeneration Corridors; theA449 Stafford Road Corridor, the BilstonCorridor and the Wednesfield Corridor.The Stafford Road corridor is of particularimportance to the implementation of thePlan’s strategy. It contains a number ofthe City’s larger employers, including theUniversity of Wolverhampton andWolverhampton Business and ScienceParks. By virtue of its excellentcommunication links, high qualitydevelopment opportunities and existingbusinesses, the corridor has the potentialto attract high profile, growth sectorcluster organisations and has a key rolein supporting a range of initiatives in theWolverhampton - Telford HighTechnology Corridor.

9.1.25 The Plan also contains policies which setout to support the growth and expansionof indigenous firms, as well as theattraction of new businesses intoWolverhampton. The Plan containsdesign guidance for new employmentdevelopment and seeks to ensure thatlocal people are able to benefit from newjob opportunities.

Aims and Objectives

9.1.26 The policies in this Chapter aim to:● Maximise local employment

opportunities and minimise economic disadvantage;

● Strengthen and diversify the City’seconomic base;

● Ensure that the benefits of economicdevelopment are shared by all,particularly the residents of those areasof greatest need.

9.1.27 In order to realise these aims, the policieshave the following specific objectives:

● To enable the provision of an adequatesupply of land for development and toensure that the land identified provides aportfolio of sites to reflect the differingdevelopment needs of businesses and togive a choice in terms of size, location,quality and use class;

● To ensure that the land identified isreadily capable of development for theuses proposed;

● To facilitate the expansion of existingbusinesses and promote thedevelopment of clusters of growth sectororganisations;

● To avoid the loss of existing viableemployment land and premises to other uses;

● To ensure that in terms of location, sitesshould contribute to reducing the needto travel and are readily accessible by achoice of modes of transport;

● To ensure that local people, particularlyin areas of greatest need are able toaccess appropriate new job opportunitiesand training programmes;

● To ensure a high standard of design innew development in order to avoidsignificant detrimental impact uponadjacent land uses and create anattractive working environment.

9.2 Promoting Investment

Policy B1: Economic Prosperity (Part I)

The Council will seek to improve

Wolverhampton’s prosperity by granting

planning permissions for inward investment,

the establishment of new small and medium

sized enterprises and the expansion or

relocation of existing businesses on existing

and allocated sites / buildings within the City.


Objective 2, UK Government AssistedArea status (Tier 1 and 2), SingleRegeneration Budget; and AdvantageWest Midlands Regeneration Zone. TheUDP Strategy, as set out in Chapter 2, hasbeen developed alongside the strategicapproaches being promoted by theseinitiatives in order to maximise theireffectiveness and provide a clearframework for investment decisions.

9.1.16 The implementation of these initiatives isunderpinned by the Regional EconomicStrategy (RES) produced by the RegionalDevelopment Agency (RDA) and setwithin the overall framework of RSS.

9.1.17 The implementation of the RES is beingcarried forward by the ‘Agenda for Action’which sets out a shortlist of priorityprojects. These projects range fromspatially targeted initiatives to morethematic and sectoral assistanceprogrammes. The most significant ofthese in terms of the land use planningsystem are:

● Regeneration Zones● Sectors and Clusters● High Technology Corridors

9.1.18 Regeneration Zones provide theframework by which UK Government andEU resources can be targeted effectivelyto areas of greatest need in order torealise maximum benefit. The RESidentifies six Regeneration Zones (RZ).The North Black Country and SouthStaffordshire Regeneration Zone coversthe great majority of central and easternWolverhampton including all the majorconcentrations of industrial activity in theCity.

9.1.19 The RES also promotes the concept ofcluster development to drive thesustainable economic development ofthe region by attracting growth sectororganisations. Clusters are groups ofcompanies and organisations in relatedindustries that have economic linksthrough, for example, trading, commonskills and infrastructure, or other areas ofmutual interest.

9.1.20 The Agenda for Action identifies anumber of target clusters that are eitherestablished (transport technologies,building technologies, food and drink,tourism and leisure, high value addedconsumer products); growing(information and communicationtechnology, specialist business andprofessional services and environmentaltechnologies) or embryonic / aspirational(interactive media, medicaltechnologies). Appropriate clusters willbe encouraged to locate within theRegeneration Zone and High TechnologyCorridors.

9.1.21 The Rover Task Force Report, published inJune 2000, identified the promotion ofthree ‘High Technology Corridors’ as ameans of diversifying and modernisingthe Region’s economic base. Thesecorridors now form a principal element ofRSS. One of the selected corridors linksWolverhampton with Telford via theA449/M54 axis. The corridors wereselected on the basis of the followingcharacteristics:

● The potential to attract and developmore high tech, high value addedbusinesses by virtue of the presence ofUniversities, research institutions orproperty opportunities;

● They were located in areas heavilydependent upon the automotive sector.

9.1.22 The Wolverhampton - Telford corridor hasdeliberately not been tightly defined. It ismore relevant to interpret it as anapproach to discovering and deliveringopportunities in a range of keyestablished nodal points within thecorridor, such as Wolverhampton SciencePark and Wolverhampton Business Park.

UDP Strategy

9.1.23 The Council’s ability to tackle underlyingeconomic issues is severely constrained.The regeneration of the local economy isgoverned by the state of the nationaleconomy, levels of central governmentfunding, EU policy and capital spending,and the actions of the private sector.


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9.2.1 Creating a prosperous and successfuleconomy is a key objective of the Counciland the Local Strategic Partnership. ThePlan can help to achieve this by ensuringthe protection of key sites and providinga good choice of sites to meet, as far aspossible, the full range of businessrequirements. The Plan also provides aflexible and positive policy framework,against which planning applications fordifferent types of business developmentcan be assessed, bearing in mind otherplanning considerations

9.3 Portfolio of Sites

Policy B2: Balanced Portfolio of

Employment Land (Part I)

The Council will work towards the provision

of a balanced portfolio and geographical

spread of Class B employment land that is

readily capable of development and well

served (or capable of being served) by

existing infrastructure.

9.3.1 One of the key roles of the UDP endorsedin RSS is the establishment of a balancedportfolio of development sites in order toassist in the process of urbanregeneration.

9.3.2 A balanced portfolio means a supply ofland available for development andcapable of meeting anticipated marketdemands. It should provide a diversity ofsites and premises in terms of size,location, market sector and quality, thebalance of which changes to reflectmarket requirements. The allocation of arange of sites to provide this balancedportfolio is provided in Policy B3 and inother parts of the Plan dealing with officeand retail development.

Policy B3: Business Development Allocations

Business Development Allocations are sites of over 0.4ha (1 acre) and available at 1 April 2003. The sites listed in Table 9.1 are primarily safeguarded for Class B employment uses, subject to the restrictions on development for offices and warehousing in policies B6 and B8;

Other employment generating uses will be permitted where:

● the uses concerned are not main towncentre uses as listed in Policy SH2;

● they are consistent with the status of thesite as part of the portfolio ofemployment land in the City;

● they have characteristics comparablewith uses within Classes B1, B2 and B8,including terms of job creation;

● they are compatible with the use of otherareas of the site for Class B purposes andwill not prejudice the efficient operationof existing or proposed industrial uses;and

● it is shown that they are necessary inorder to make development of anallocated site viable.


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Site category

Premium (Regional Investment Site)

Total premium

Sub-regional

Total sub-regional

Good local

Total good local

Other local

Total other local

Grand total

Site reference

B3.1

B3.2B3.3B3.4B3.5

B3.6

B3.7

B3.8

B3.9B3.10B3.11B3.12B3.14B3.15MU4

Strategic Regeneration Area

B3.18B3.26

B3.19B3.20B3.21B3.22B3.23B3.24B3.25

Site name

Wolverhampton Business Park

Brook PointWolverhampton Science ParkScience Park extensionAntar Phase 4Citadel JunctionBowmans Harbour

Planetary Road

Ladymoor RoadCorusPendeford Business ParkSpring ValeBentley BridgeFormer IMI worksFormer GKN site


Rear IMI MarstonRolls Royce

Old Heath RoadPhoenix RoadQualcast BridgeQualcast RoadVulcan RoadCrown WorksCable Street

Size (ha)

8.6(o)

8.6

8.15.2(o) (3.7ha net)2.9(o)4.4++5.7+9.8**

36.1

4.4

3.0+ 4.90.9(o)0.42.0*3.7*3.2(o - office block only) 7.0

2.32.5++

34.3

0.71.51.50.42.31.51.2

9.1

88.1

Table 9.1 Business Development Allocations

● suitable for a Medipark which could include high technology industry, business, research and development uses related tohealthcare and medical technologies and health care related office and education uses

** development could include other employment generating community uses+ known nature conservation interest on site that should be considered in development proposals++ compensatory provision or commuted payment in lieu of on site provision for the loss of recreational open space required(o) development for Class B1 (a) office uses will be acceptable

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9of clusters. The site serves theWolverhampton-Telford High TechnologyCorridor and the North Black Countryand South Staffordshire RegenerationZone. Wolverhampton Business Park issafeguarded for Class B1 use only andhas an approved Masterplan for a ClassB1 business park that comprises largelyoffice development. The Council will notpermit any additional large-scaleancillary development on the sitefollowing the completion of the hoteland health club.

9.3.12 In addition to Wolverhampton BusinessPark, two further sites comprising 43.7haof land within the RIS category arelocated to the north of Wolverhamptonwithin South Staffordshire District asshown on Map 2.1. These sites arelocated at Wobaston Road (35ha) andHilton Cross (8.7ha).

Major Investment sites

9.3.13 Current provision of Major InvestmentSites in the Black Country is limited to theWobaston Road site to the north ofWolverhampton and within SouthStaffordshire District. This site abuts theWobaston Road RIS and is identified inthe Staffordshire Structure Plan. TheStructure Plan requires that the siteshould comprise some 50 ha and bereserved for one or exceptionally twolarge firms within the B1 and B2 use class.

Regional Logistics sites

9.3.14 The Plan does not provide for a RegionalLogistics site in the City. This approach isconsistent with Policy PA11 of RSS whichdoes not identify the Black Country as apriority location for such development.The development of Class B8 floorspacein the City will be limited to small scaleproposals in accordance with Policy B8.

Sub-regional sites

9.3.15 Sub-regional sites are around 10ha in sizewith the potential to attract regional, subregional and national operators. Sites areclose to the strategic highway network,

with good (or potentially good) publictransport links, well sized and attractive,with the potential to meet both clusterpriorities and local needs. Size andlocation are key when identifying such sites.

9.3.16 In Wolverhampton, the largerWednesfield Way sites, Antar Phase 4, Wolverhampton Science Park, Citadel Junction and BowmansHarbour have been included on the basis that they have excellent links to the strategic highway network and arethus likely to prove attractive marketpropositions. In particular, the proposed extension to WolverhamptonScience Park is proposed to build upon the success of earlier phases of development in attracting inwardinvestment and indigenous hightechnology research and development organisations.

Good quality local employment sites

9.3.17 Good quality local employment sites are above 0.4ha and other largesites that may be some distance from the strategic highway network.Such sites are usually best suited toaccommodating local investment needs although they are also capable of attracting small to medium sizedprojects from further afield. The majority of sites in Wolverhampton arewithin this category. Indeed, over thepast 10 years the majority ofemployment development has takenplace on such sites and has been toaccommodate sub-regional indigenousneeds. This Plan has identified thepotential use of two of these sites (B3.14 and B3.15) as a Medipark for New Cross Hospital as described inparagraph 9.3.5

Other local employment sites

9.3.18 Other employment sites arepredominantly to meet local needs and are usually located such that they provide an important sourceof moderately priced land.


9.3.3 Policy B2 states that the Plan will allocateand seek to retain a portfolio of sufficientemployment land of appropriate size andquality. The UDP employment landrequirement is based upon a two-stageprocess:

Stage 1 - establish minimum quantitativerequirements on the basis of past buildratesStage 2 - identify qualitative shortfalls interms of the requirements of the revisedRegional Planning Guidance, and theneeds of the property market.

9.3.4 This approach is discussed in more detailin the Business and Industry BackgroundPaper

.Medipark Facilities

9.3.5 In addition to the proposals for NewCross Hospital set out in Policy C5, apartnership of the Royal Hospital Trust,the City College, Black Country LSC andWolverhampton University areconsidering plans for a Medipark in theCity. The Medipark could contain a rangeof facilities based around the medicaltechnologies/health sector, includingresearch and development, office andeducation provision, and will be stronglylinked both physically and functionally toNew Cross Hospital. Given their locationclose to New Cross, the mixed nature ofthe adjacent land uses and proximity tothe proposed Metro line, site B3.14and/or site B3.15 would be the mostappropriate location for this facility. Suchdevelopment will only be permitted aspart of a phased comprehensivedevelopment scheme set out in aMasterplan to be approved by theCouncil.

Quantitative requirement

9.3.6 Build rates for Class B1, B2 and B8 usesover the period since 1986/87 haveequated to some 6.4 ha per annum. Overthe two most recent five yearlymonitoring periods, build rates havebeen slightly higher, varying between 9.4ha per annum and 10.0 ha per annum.

Using these rates as the basis for UDPland supply over the period 2003-11would equate to between 75.2 ha and80.0 ha.

9.3.7 Class B employment land availability atApril 2003 comprised 88.1 ha. This ismade up of 38.5 ha from undeveloped1993 UDP sites carried forward, 28.7 haon large ‘windfall’ sites and 20.9 ha ofland identified though the RegionalEmployment Land study. The City istherefore able to satisfy quantitativeemployment land requirements over theUDP period.

Qualitative requirement

9.3.8 Policy PA8 of RSS promotes a two-tierapproach to defining the employmentland portfolio. First tier sites are ofregional significance and are made up ofthe following sub tiers:

● Regional investment sites● Major investment sites● Regional logistics sites

9.3.9 Second tier sites are of more localimportance and consist of:

● Sub-regional employment sites● Good quality employment sites● Other local employment sites

9.3.10 Policy B3 demonstrates that the UDP isable to provide a balanced portfolio ofsites in terms of potential market sectorsand geographical location. This portfolioof sites is considered appropriate to meetanticipated development requirementsover the UDP period without the need toidentify additional sites through the Planprocess. The principal sites within each ofthe RSS categories are described below.

Regional Investment Sites (RIS)

9.3.11 Wolverhampton Business Park forms theCity’s Regional Investment Site. The sitehas been identified through the regionalplanning process as a site with thepotential to help diversify the regionaleconomy and assist in the development


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99. Providing appropriate levels of

vehicle parking and circulation and on-site turning space as required byPolicy AM12;

10. Taking full account of the need toprevent crime and reduce the fear ofcrime in line with Policy D10; and

11. Minimising levels of light pollution as set out in Policy EP4.

9.5.1 In considering the development controlcriteria to be applied to Class Bemployment development, it isappropriate to provide more detailedpolicy guidance to supplement that setout in the Design Chapter of the Plan.This reflects the importance of ensuringthat the environmental and amenityaspects of employment relateddevelopment are properly assessed andcontrolled.

9.5.2 It is important that employment andallied development can fit into thesurrounding pattern of land uses withoutdetriment, with particular emphasisplaced on ensuring that residentialamenity is protected through a variety ofmeans including landscaping, use ofbuffer zones, building siting and use, anddesign. The depth of any buffer will bedetermined through a development briefor negotiation. Conditions may beimposed to ameliorate or reduce theimpact of certain uses or processes,including restrictions on days and hoursof operation, where this is justified inorder to overcome potential problems orconcerns for proposals adjacent tosensitive areas.

9.5.3 A number of the Principal EmploymentSites listed at Policy B3 are known toinclude areas or landscape features ofimportance for wildlife or geology. Urban‘wasteland’ sites can also be of greatimportance for wildlife and a survey andimpact assessment may be required inrelevant cases as set out in Policy N5.

9.5.4 In some cases, development briefs will beprepared setting out detaileddevelopment guidance for particularemployment sites. Suitable car parking

and operational space for servicing andmanoeuvring will be required inaccordance with relevant Plan policies.The design of junctions and estate accessroads should be to the requirements ofthe highway authority.

9.6 Offices

Policy B6: Offices

Wolverhampton City Centre, as defined on the inset map, will provide the main concentration of office employment and will be the primary location for major new office development proposals. Proposals for office development within the City Centre inset map area will be determined against the criteria in Policy SH4 and SH5, and subject to any site specific policies andproposals where relevant

Office development of an appropriate scale will also be encouraged in the following locations:

● identified key sites within the StaffordRoad Corridor as listed in Table 9.1;

● within the inset maps for Bilston TownCentre and Wednesfield Village Centre inaccordance with Policies SH4 and SH6;

● District and Local Centres (as defined onthe Proposals Map) in accordance withPolicies SH4, SH7 and SH8.

Office development in other locations will onlybe permitted where:

1. the development is compatible withadjacent uses and is consistent withPolicy B5;

2. it is ancillary to an existing or proposedproduction or storage / distribution use;or

3. development will result in the retentionof a building or group of buildings ofarchitectural or historic interest andsubject to Policy HE2; or

4. a need has been identified and asequential approach to site selection hasshown that an edge of centre or out ofcentre site is the sequentially preferredlocation; or


9.4 Business Expansion

Policy B4: Expansion of Existing Businesses

The extension or expansion of existing businesses will be permitted providing that the proposal can be satisfactorily accommodated within the existing site or other suitable land for the purpose is available, subject to other UDP policies.

9.4.1 The growth and expansion of existingbusinesses often leads to demand forphysical development. One of the keyobjectives of the WolverhamptonCommunity Plan / RZ Partnership is toencourage sustainable indigenousbusiness growth, and the UDP has a rolein supporting this objective and themany actions linked to it. Overall, it isimportant that expansion proposals donot lead to over intensive developmentof a site or premises, and that adverseimpacts, for example on the environmentor traffic generation, are avoided. It maybe the case that the expansion needs of agrowing business are best met throughrelocation rather than continuedoccupancy of an increasingly restrictedor cramped site. In this event the Councilwill assist wherever possible.

9.5 Design Standards

Policy B5: Design Standards for Employment Sites

Proposals for Class B employment purposes and appropriate sui generis commercial uses should provide for adequate infrastructure and the protection of the amenity of surrounding land uses, particularly residential uses, by:

1. Limiting proposals for land adjacent to residential areas or other noisesensitive uses to Class B1 and small scaleB8 uses or other commercial uses where this would protect amenity,and imposing conditions as required to protect amenity;

2. Orientating buildings and operationsaway from residential or other sensitiveareas, and limiting door and windowopenings and external plant in buildingsfacing such areas to a minimum;

3. Providing a buffer between buildings and land used for employment purposes and residential curtilages, such buffer to include landscaping,fencing, acoustic bunding, screenplanting and noise attenuation measures as required and to exclude buildings and vehicle parking and manoeuvring areas;

4. Incorporating a landscaping schemewhich respects the site features, existing and potential, and the natureconservation value of the site, makesprovision for amenity open space areas, includes perimeter screen planting and integrates with otheraspects of the development;

5. Ensuring that outdoor storage areas are kept to a minimum and, whereessential, that they are suitably located, properly designed and screened;

6. Providing appropriate environmentalprotection by ensuring satisfactorymeans for the disposal of trade effluent and the storage of by-productsand waste awaiting disposal;

7. Incorporating pedestrian and cycle links to residential areas andexisting footpaths and greenways,together with access for public transport vehicles where appropriate and including measures to improveaccess for employees by alternativemeans of transport, including TravelPlans, where appropriate (see PolicyAM7);

8. Not permitting proposals where thetraffic generated is likely to cause serious nuisance to adjacent uses,adversely affect the effective use of land for employment uses, or lead to asignificant increase in environmentaldisturbance caused by heavy goodsvehicle movements on the local roadnetwork. Transport Assessments may be required when appropriate, as set out in Policy AM6;


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9modes of transport including publictransport will be considered.

9.6.7 Office development in predominantlyresidential areas will not generally beconsidered acceptable due to trafficgeneration and amenity considerations.However, in exceptional circumstances,and where a building is of architecturalor historic importance the Council has aduty to encourage its retention andrestoration wherever possible, and officeuses of such buildings may be anappropriate way of achieving this. Thecriteria which should be used to assesssuch proposals for ‘enablingdevelopment’ are set out in Policy HE2.

9.6.8 The design and layout of proposals foroffice development must comply withplanning standards, includingsatisfactory car parking provision andamenity considerations and therequirements of Policy B5 where relevant.

Policy B7: Loss of City Centre Offices

Proposals involving the loss of existing City Centre offices will only be permitted where:

● it can be demonstrated that the size,location or design of the property renderit unsuited to modern businessrequirements; or

● the development and / or land use will beof acknowledged strategic benefit to thefunctioning of the City Centre.

9.6.9 It is recognised that some buildings inthe City Centre are no longer appropriatefor office use. The reuse of obsolete officebuildings, particularly for residentialpurposes and subject to Policy H7, will besupported if it can be demonstrated thatthey are no longer of a standard capableof meeting modern businessrequirements. The loss of modernbuildings that are capable of providinggood quality office accommodation orolder premises more suited to the needsof small and start up companies will beresisted. Where this is the case, theCouncil will consider the individualcircumstances and the applicant may be

required to produce market and financialevidence to justify the loss of officefloorspace.

9.6.10 In addition, in exceptional circumstances,change of use or redevelopment ofviable office accommodation but may besupported because the proposal is ofsignificant strategic benefit to the roleand status of the City Centre. Forexample, major development proposalsof town centre uses such as shopping inthe City centre which enhance its role asa sub-regional centre in accordance withPolicy SH1 may be supported. Inlocations outside the City Centre,proposals involving the change of use orredevelopment of offices will bedetermined in accordance with Policy B9.

9.7 Warehousing

Policy B8: Warehousing

A proposal for large scale warehousing will only be permitted if it can be shown that:

1. it is essential and ancillary to localmanufacturing or has demonstrable links elsewhere in the local economy; or

2. employment generation is comparable to that which could be expected to result from other forms of employmentdevelopment. Recent research by English Partnerships suggests that adensity of 1 job per 35 sq metres is anappropriate basis on which to make this comparison; or

3. it is to accommodate the expansionneeds of an established Wolverhamptonbased distributors; and

4. in all cases the local road network iscapable of accommodating the trafficgenerated, taking into account both thecapacity of the highways and the effecton traffic and pedestrian safety.

9.7.1 Warehousing (including wholesale cashand carry uses) means those storage anddistribution uses in Class B8 of the UseClasses Order. It does not include retail


5. there are no other suitable locations in or adjacent to a defined centre and theproposal will meet an identified localneed as set out in Policy SH9. In such circumstances the site should beaccessible by a choice of modes of travelincluding public transport, walking orcycling.

9.6.1 Business office uses are any of thosedefined in Class B1(a) of the Use ClassesOrder but specifically exclude thosefinancial and professional services foundin Class A2 of the Use Classes Order.

9.6.2 The 1990s has seen some decentralisationof Wolverhampton’s office market,resulting in developments at PendefordBusiness Park and WolverhamptonBusiness Park. These developments havebeen successful in attracting andretaining firms within Wolverhampton,particularly large-scale requirements thatcould not be accommodated in CityCentre locations. While these sites areperipheral, existing and proposedimprovements in public transport dopermit a choice of modes of transport foremployees. While the UDP will continueto promote appropriate development insuch sustainable locations, the Plan willseek also seek to direct additional officedevelopment to the City Centre. The CityCentre is accessible to the majority of theCity’s workforce and is the hub of thepublic transport system. Large-scaleoffice development also contributes tovitality and viability by attracting morepeople to leisure, retail and culturalfacilities. It is envisaged that over thePlan period there will be a number ofopportunities for new officedevelopment within the CanalsideQuarter and St John’s Urban Village. Moreinformation on specific proposals can befound in the Wolverhampton City CentreChapter.

9.6.3 As described above, opportunities alsoexist for office development on key sitesidentified in Policy B3, namely remainingplots at Pendeford Business Park (siteB3.11), Wolverhampton Business Park(B3.1) and Wolverhampton Science Park

(B3.3, B3.4). These are the key sites in theWolverhampton-Telford High TechnologyCorridor and will benefit from significantpublic transport investment over theplan period, which will enhance theiraccessibility. Furthermore, a number ofplanning permissions for offices areextant on these sites, particularly hightechnology and research anddevelopment.

9.6.4 Bilston Town Centre and particularlyBilston Urban Village also have thepotential to accommodate new officedevelopment given their high levels ofpublic transport accessibility.Wednesfield Village Centre also offers theopportunity for smaller scale officedevelopment. More details can be foundin the appropriate chapters of the Plan.

9.6.5 There may be some scope for small-scaleoffice development withinWolverhampton’s district and localcentres provided it is of a scale consistentwith the size and function of the centre(as defined in Policies SH7 and SH8) anddoes not detract from their primary roleof providing convenience shoppingfacilities and associated local services. Inmany instances, such provision may belimited to the reuse of upper floors. TheCouncil will not encourage suchproposals where they will detract fromlocal amenity.

9.6.6 On other employment sites, the Councilwill resist office development unless it isancillary to an established or proposedproduction or distribution use. Whennew development is proposed,conditions to this effect may be imposed.Such an approach is intended to steersuch development to the most accessiblelocations and to safeguard other sites inthe portfolio for more suitableemployment uses. Free-standing officedevelopment on such sites will only beconsidered when there are no realisticoptions in the preferred locations andthere is an identified local employmentneed for the types of jobs to be providedat the site. In such instances, only sitesthat can be easily accessed by a choice of


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9community uses may precludeemployment activity to Class B1 or B8 uses.

9.8.2 Sites within DBAs may be appropriate foruses which serve the needs of businessesand employees working within the area.Such uses include food and drink or carefacilities. Such uses should be of a scale,nature and location to serve theimmediate needs of the DBA, whereexisting facilities are inadequate, andwhere the requirements of Policy SH9 aresatisfied.

9.8.3 On appropriate sites, other acceptable suigeneris employment uses which wouldotherwise be difficult to locate, such asplant / machinery hire, buildersmerchants or motor trade may beacceptable within DBAs. Such uses canassist the regeneration of DBAs andcreate jobs. In considering proposals fordevelopment account will be taken ofthe cumulative impact of land lost to nonClass B uses, and the availability ofalternative sites in appropriate locations.

9.8.4 In considering whether a site or buildingwithin a DBA is suitable for a sui generisuse, the Council will need to ensure thatthe efficient operation of industrial useselsewhere in the DBA are not prejudiced.Permission may therefore be refusedwhere, for example, the future industrialactivity in neighbouring premises andsites could be unduly constrained; wherethe public may be brought into contactwith atmospheric or noise pollution,contaminated and, heavy industrialtraffic, etc; or where other conflictingland use patterns may be established.Proposals for change of use of modernindustrial premises to non employmentuses will also be resisted, due to theimpact on the supply of such premises.

9.8.5 The location and extent of the DBAs isbased upon the 1993 UDP. However,these boundaries have been subject toreview having regard to the nature ofexisting uses and the suitability ofintroducing alternative forms ofdevelopment such as housing. This

review has resulted in a number ofchanges to DBAs, as detailed in theBusiness and Industry background paper.

9.8.6 Over the lifetime of the UDP it isanticipated that a number of sites andpremises within DBAs will becomeavailable for redevelopment as a result ofa number of macro economic (structuraleconomic changes) and micro economicfactors (the changing fortunes ofindividual firms). In some instances, andsubject to Policy B10, some of these siteswill no longer be suited to continuedeconomic activity, and other uses may besupported. These sites may make acontribution towards the provision ofnew homes in the City, as set out inparagraphs 13.3.6-13.3.7 of the HousingChapter.

Policy B10: Redevelopment of Employment Land and Premises

Proposals in Defined Business Areas, or at individual or small groups of employment premises not shown on the Proposals Map, for uses other than the uses set out in Policy B9 will only be permitted where:

1. the loss of the employment use and its replacement by the proposed usewould be in accordance with anotherpolicy or proposal in the UDP; or

2. the existing use and/or the trafficgenerated by that use has unacceptableimpacts on the amenity of surroundingland uses and/or on the highwaynetwork, and the proposed use wouldremove those unacceptable impacts; or

3. the site or premises are unsuitable forcontinued employment use, whether byreuse of existing buildings or byredevelopment, due to their locationand/or the standard of accommodationand/or the condition of the land and theneed for and costs of remediation works;and it has been shown that there is nomarket demand for continuedemployment use; or

4. it has been demonstrated that the loss ofthe site or premises from employmentuse would not prejudice the requiredsupply of a balanced portfolio and


warehousing which is a Class A1 Use andis subject to the policies and proposals ofthe Shopping and Role of CentresChapter.

9.7.2 Warehousing requires a considerable site area but usually provides fewer jobopportunities than similar sized Class B1 or B2 uses. The Council considerslarge scale uncontrolled warehousingdevelopment is not appropriate in anurban area like Wolverhampton with a limited supply of employment land.

9.7.3 It is recognised that warehousing may be complementary to manufacturingindustries in Wolverhampton and,therefore, large scale warehousing maybe acceptable if it can be demonstratedthat it is essential to the efficientfunctioning of these industries.Wholesale cash and carry outlets mayalso serve local retailers and traders andtheir development on employment landmay be supported.

9.7.4 Exceptionally, large scale warehousingmay be acceptable if it can bedemonstrated that the resultantemployment levels compare favourablywith those that might be expected fromsimilar sized Class B1 or B2 employmentuses. Proposals to accommodate theexpansion needs of establishedWolverhampton based distributors willbe permitted, subject to compliance with the criterion concerning trafficgeneration

9.7.5 Large scale warehousing is defined asbeing in excess of 4000sqm of grossinternal floorspace (approximately 1haof land).

9.7.6 The design and layout of proposals forwarehouse development must complywith planning standards set out in SPG /SPD, including satisfactory car parkingprovision and amenity considerationsand the requirements of Policy B5 whererelevant.

9.8 Employment Areas

Policy B9: Defined Business Areas

In the Defined Business Areas (DBAs) shown on the Proposals Map, and subject to Policy B5, the following uses will be considered acceptable on both vacant sites and through the redevelopment of sites already in use:

● B1 (business) subject to Policy B6;● B2 (industry);● B8 (storage / distribution) subject to

Policy B8;● A1 (food), A3, A4, A5 (food and drink)

and D1 care facilities of a scale, natureand location to serve the needs of theDBA, in accordance with Policy SH9;

● Uses ancillary to the principal Class B useof the property as defined in Policy B11.

On appropriate sites, sui generis commercial uses may also be appropriate where they have characteristics comparable with uses within Classes B1, B2 and B8 or where they create job opportunities, assist the regeneration of an Employment Area or accommodate uses that cannot be located in defined centres or residential areas. Such development will only be permitted if the extent to which the area can function as an Employment Area will be maintained or enhanced. Factors to be taken into account are job creation, the availability of land for employment uses and the compatibility of the proposed use with the use of adjacent land for employment uses.

Proposals in Defined Business Areas, for uses other than those listed above, will not be permitted unless the requirements of Policy B10 can be satisfied.

9.8.1 The Proposals Map identifies a series ofDefined Business Areas (DBAs). TheseDBAs accommodate the majority of theCity’s industrial activity and will continueto do so in the future. The purpose ofDBAs is to identify areas where Class Bemployment development is likely to beacceptable having regard to the criteriaset out in Policy B5. For example, in someinstances, the proximity of residential or


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99.8.13 In addressing criteria (4), the Economic

and Market Assessment should show thatthe redevelopment of the site orpremises concerned will not have anunacceptable impact upon the range andquality of the sites available foremployment use in the relevant area. Therelevant area should be determined onthe basis of the quality of the site havingregard to the definition of employmentland set out in Policy B3 and paragraphs9.3.8 -9.3.18. For example in assessing thesupply of sites of sub-regional quality therelevant area may include the whole ofthe City and in some cases, particularlyon the edge of the city, the supply ofland in neighbouring authority areas willneed to be considered. The relevant areaof sites of local significance will be muchmore localised, and limited to a muchsmaller geographical area from which thedemand for such premises is likely to bedrawn.

9.8.14 Where it can be demonstrated that thesecriteria are satisfied, in many situationsparticularly outside DBAs, housingdevelopment may be the best option butother uses including community facilitiesand open space may also be considered.Proposals for non ancillary retail or otheruses more appropriately located withincentres will be subject to the policies andproposals of the shopping and the role ofcentres chapter.

B11: Ancillary Uses in Employment Areas andPremises

Within existing and proposed employment sites and premises, proposals for ancillary uses will be considered as ancillary and appropriate where:

1. the ancillary use will not change theprincipal purpose of the businessoperating from the site; and

2. the ancillary use will not change theprincipal mode of operation for theexisting business; and

3. the level and type of employmentcreated by the ancillary use will notexceed the existing level of employmentprovided by the principal uses of thepremises. ancillary use.

Regard will also be given to the location and sizeof the ancillary use as a whole in that it should not affect the operation of the principal use.

9.8.15 Some established and proposedemployment uses are hybrid in nature,including for instance elements of nonClass B uses, such as factory shops. Inorder to prevent inappropriate uses fromencroaching into established industrialareas and to protect existing andproposed employment land andpremises it is important to ensure thatany ancillary use is related directly to theprincipal purpose of the premises as awhole.

9.8.16 The extent to which the non class B useis ancillary to the principal operation ofthe premises will be determined havingregard to the purpose of the business,the predominant use of the premises, the mode of operation and impact ofsuch uses, and the criteria set out inPolicy B5.

9.8.17 In the case of retail uses it will beappropriate to limit any sales to onlythe products of the in situ company and planning conditions will need to be applied to restrict the area accessibleto visiting members of the public. Where retail development is consideredancillary and appropriate, the sales areashould not exceed 10% of the grossfloorspace of the unit concerned, or200sq metres, whichever is the least.Ancillary retail development in excessof the 10% or 200sqm thresholds willbe permitted where it can bedemonstrated that there is a need for the retail activity which cannot beoccupied on a sequentially preferable site in a defined centre (in line withpolicies SH5-SH8) or on the edge ofa defined centre.

9.8.18 Proposals for town centre uses, as defined in Policy SH2, which are not considered ancillary to a Class Buse, will be determined in accordancewith the policies and proposals of theShopping and Role of Centres Chapter.


geographical spread of land foremployment purposes over the UDPperiod in accordance with Policy B2.

In all cases it will also be necessary to demonstrate that the introduction of the alternative uses proposed will not inhibit or prejudice the operations of any nearby occupiers or businesses.

9.8.7 Policy B9 safeguards land and premiseswithin Defined Business Areas forappropriate employment generatinguses. In addition to the majorconcentrations of activity in the DBAs,the Council recognises that there aresmaller pockets of industrial uses acrossthe City that are vital for providing localemployment and a balanced portfolio ofdifferent sizes and quality of sites. Theseareas are a key characteristic of the Citywhere industrial activity sits side by sidewith housing and other land uses. Theloss of these areas would mean thatresidents may have to travel increaseddistances to work. Among other things,these areas may provide a less expensivesource of industrial floorspace.

9.8.8 If sites within the DBAs or otheremployment areas become availableduring the Plan period the Council willseek their reuse for Class B employmentpurposes in the first instance particularlyif they have the potential toaccommodate a large number of localjobs. Such employment ‘windfalls’ willmake a contribution towards the City’semployment land portfolio. Similarly, astock of available property is also neededif companies are to start up and expand.A range of sites is essential to theCouncil’s strategy to promote indigenousgrowth, and also to attract new forms ofemployment, including small and startup firms, to counterbalance thedependence upon declining traditionalindustries

9.8.9 The Policy establishes the circumstanceswhere proposals for uses not listed inPolicy B9 will be permitted on land in

DBAs and other employment areas.

9.8.10 The Policy accepts that in somecircumstances, land and premisescurrently in employment use may besubject to other UDP proposals for nonemployment uses. In such cases,redevelopment or reuse for nonemployment uses may be acceptable.However, in all other circumstances, oneof the criteria (2), (3) or (4) must besatisfied. Applicants will be required toprovide an Economic and MarketAssessment in respect of criteria (3) and(4). The detailed requirements of thisassessment are set out in 9.8.12 and9.8.13.

9.8.11 In addressing criteria (2), it must bedemonstrated that a business does notconform with the predominant land use,such as established industrial operationswithin residential areas, or otherwisecreates environmental, traffic or amenityconflicts. The benefits to be gained fromthe removal of such businesses will needto be balanced against the wideradvantages of retaining the site orpremises in employment use. Mitigatingmeasures such as sound insulation orrevised access arrangements mightenable a site’s retention rather than achange to non employment use.

9.8.12 In addressing criteria (3), applicants willbe expected to submit an Economic andMarket Assessment which demonstratesthat the site is unsuitable for continuedemployment use. The sustainability ofthe location (including its accessibility bya choice of modes of transport) will beone matter that should be considered inthis context. In assessing the potential ofattracting continued employment use,the economic and market assessmentshould take into account whether thecosts of the necessary remediation workswould make the reuse or redevelopmentfor employment uses unviable. TheEconomic and Market Assessment shouldalso include evidence that the site hasbeen marketed over a reasonable periodof time and at realistic rental and capitalvalues.


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9development and co-ordinate activitywithin the sector as a whole. Within thetourism sector, business tourism, definedas hotel and conference facilities, iswidely acknowledged as being at thehigh yield end of the market. It accountsfor a large number of overnight stays anda significant proportion of overallexpenditure.

9.10.2 Although the sub-regional businesstourism and conference market hasgrown strongly in recent years, there isconsiderable scope for furtherdevelopment in Wolverhampton. Assuch, the Tourism Strategy identifies theneed to promote the area as a businessand conference location and encouragethe development of new facilities.Research has indicated that there is aparticular need for a dedicatedconference venue. In accordance withCentral Government Guidance containedin PPS6 and PPG13, proposals for hoteland conference facilities will be directedto defined centres or to locations that arewell served by a choice of means oftransport. Locations within or adjacent tothe City Centre and town centres arelikely to be the most suitable and areable to contribute to vitality and viability.

9.11 All Saints and Blakenhall

Community Development Area -

Warehouse Quarter

Policy B14: All Saints and Blakenhall Community Development Area

- Warehouse Quarter

The Warehouse Quarter includes the area bounded by St John’s Ring Road, Penn Road, Dudley Road and Fellows Street. Within the sub-areas shown on the Proposals Map, the following uses will be permitted:

i) Northern and Central Area -refurbishment and reuse of the historicbuildings and mixed use developmentwith an emphasis on creative andtechnology light industrial activity, andlive/work units as demand arises;

ii) Eastern Area - retail use on land frontingDudley Road;

iii) Southern Area - residential developmenton Drayton Street and Pearson Street.

Additionally, improvements to the Graisley Recreation Ground are encouraged as is the introduction of a green corridor for pedestrians and cyclists along Thomas Street into the City Centre.

9.11.1 The regeneration of the ABCD area is a keypriority for the Council. The area isidentified as a Strategic RegenerationArea in Policy S1 of the UDP. The ABCDMasterplan identifies the WarehouseQuarter as shown on the UDP ProposalsMap for a sustainable mix of usesincluding housing, creative andtechnology light industry, live / workdevelopment and the reuse of historicbuildings in the area. Retail uses will alsobe permitted in recognition of thepotential upgrading of the existing localtrading community on the Dudley Road.Policy B14 sets out the appropriate rangeof uses for this area as shown on theABCD Masterplan. Development briefsare likely to be required to include designguidance and access arrangements.There will also be a need to reviewparking and traffic circulation within andinto/out of the area.

9.11.2 To the north west of the area subject toPolicy B14 is the Marshalls Building, PoolStreet. This site is also within the ABCDMasterplan area and detailed guidanceon the development and appropriaterange of uses for the site is set out inPolicy CC9.


9.9 Employment

Policy B12: Access to Job Opportunities

The Council will negotiate planning obligations with the developers and occupiers of major new job creating developments to secure initiative and/or contributions towards the recruitment and training of local people. The training schemes should offer help particularly to disadvantaged groups, so that they may obtain the necessary skills to increase their access to job opportunities.

9.9.1 In attracting new employers toWolverhampton, it is recognised thatpeople commuting from the rest of theregion will take some of the new jobs. It is important, however, that the jobscreated in the new and existing sectorsof the economy are made available toall of the City’s workforce.

9.9.2 In particular, many of Wolverhampton’s industrial areas and development sites are in closeproximity to ‘Priority Neighbourhoods’ as identified in the City’sNeighbourhood Renewal Strategy.These areas form the focus for a rangeof public sector initiatives designedto improve problems of highunemployment, poor health, crime, low educational attainment and a poor physical environment. Althoughclose proximity to job opportunities isimportant, it is not the only factor indetermining employment levels. As such, a proactive multi-agencyapproach to secure job opportunities for residents in Priority Neighbourhoods is required.

9.9.3 When new job creating developmentis proposed the Council and its partnerswill negotiate with the company todevise suitable training and recruitmentprogrammes that benefit local people. In some instances childcare will beappropriate. This is consistent with key aims of the plan that seek to tacklehigh unemployment and minimiseeconomic disadvantage.

9.9.4 The Council will also support proposalswhich develop new employment withinthe community through ‘SocialEnterprise’ projects. Social Enterpriseprojects aim to reinvest profits made intodeveloping new employment within thecommunity or delivering a service in theneighbourhood. These projects can playan important role in promotingneighbourhood regeneration,particularly in Priority Neighbourhoods.

9.10 Hotel and Conference Facilities

Policy B13: Business Tourism, Hotel and Conference Facilities

Proposals for hotel and conference facilities will be supported on sites within and immediately adjacent to Wolverhampton City Centre, Bilston Town Centre, Wednesfield Village Centre and defined District and Local Centres of a scale appropriate to the scale of those centres as defined in Policies SH5, SH6,SH7 and SH8, and subject to Policy SH3.

Proposals for hotel and conference facilities will only be permitted on sites adjacent to the City Centre, Bilston Town Centre,Wednesfield Village Centre and the defined district and local centres if a need for the facility concerned has been demonstrated, and a sequential approach to site selection has shown that no alternative site is available within the relevant centre. In addition, the form, scale and design of the development should be appropriate to the site and location and satisfy the requirements of Policy SH2.

9.10.1 Throughout the 1990s, Wolverhamptonexperienced some growth in leisure andtourism and this is expected to continueduring the Plan period. This sector is ofbenefit to both visitors and residents,providing valuable local employmentand supporting and diversifying the localeconomy. In recognition of this, theCouncil has recently adopted a TourismStrategy. The Strategy outlines actions topromote the City as a tourism location,encourage new infrastructure


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1010CHAPTER 10: SHOPPING AND THE ROLE OF CENTRES

Contents

Para Page

10.1 Introduction 13410.1.5 Scope of the Policies 13410.1.6 Supporting Documents 13410.1.8 National and Regional Policy Context 13510.1.10 Local Changes and Consultants’ Recommendations 13510.1.14 Retail Need 136

10.2 Centres Strategy and the Sequential Approach 137Policy SH1: Centres Strategy (Part I) 137

10.3 Centre Uses 138Policy SH2: Centre Uses 138

10.4 Need and the Sequential Approach 139Policy SH3: Need and the Sequential Approach 139Policy SH4: Integration of Development into Centres 141

10.5 City and Town Centres 142Policy SH5: Wolverhampton City Centre 142Policy SH6: Bilston Town Centre and Wednesfield Village Centre 144

10.6 District and Local Centres 146Policy SH7: District Centres 146Policy SH8: Local Centres 146

10.7 Local Shops and Centre Uses 147Policy SH9: Local Shops and Centre Uses Outside Defined Centres 147

10.8 Protected Frontages 149Policy SH10: Protected Frontages 149

10.9 New Retail Development 150Policy SH11: New Retail Development - Comparison Goods 150Policy SH12: New Retail Development - Bulky Comparison Goods 150Policy SH13: New Retail Development - Foodstores 151

10.10 Other Centre Uses 151Policy SH14: Catering Outlets 151Policy SH15: Drive-Through Facilities 153Policy SH16: Amusement Centres and Arcades 153

10.11 Retailing at Petrol Filling Stations 154Policy SH17: Retailing at Petrol Filling Stations 154


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work has been undertaken or wherethere was a particular need to furtherupdate or supplement the consultants’findings. Each of these reports isavailable from the Council.

National and Regional Policy Context

10.1.8 The key national planning policyguidance for the policies and proposalscontained in this Chapter is provided byPPS6 ‘Planning for Town Centres’ (2005).This guidance re-emphasises theGovernment’s commitment to promotingvital and viable town centres, andencourages development to be focussedin existing centres in order to strengthenand regenerate them. In order to deliverthese objectives, local planningauthorities should:

● Actively promote growth and managechange in town centres;

● Define a network and hierarchy ofcentres each performing theirappropriate role to meet the needs oftheir catchments; and

● Adopt a proactive, plan led approach toplanning for town centres.

10.1.9 The Regional Spatial Strategy for theWest Midlands (RPG11, 2004) reiteratesthe national principles and sets out adevelopment strategy for town centresand retail development in the region.Local development plans should ensurethat centres remain the main foci forretail and office development. Theguidance identifies Wolverhampton asone of a network of 25 “strategic townand city centres” serving the region,while Birmingham is to be furtherdeveloped as “a major regional capital ofEuropean and international standing”.

Local Changes and Consultants’

Recommendations

10.1.10 The pattern of retailing inWolverhampton has changedsignificantly since the 1993 UDP wasprepared. Approximately 71,000 m_ ofnew shopping has been developed(1988-2001) mostly in the form of foodsuperstores and retail warehouse parks.

The plan has had a fair measure ofsuccess in steering these developmentstowards in-centre or edge of centrelocations and a number of out of centreschemes have been resisted. Howeverexisting centres have clearly lost tradeand some have significantly changedtheir roles.

10.1.11 Improvement of the City Centre, and thecentres of Bilston and Wednesfield, has inrecent years become a key priority for thecouncil. Consultants Donaldsonsundertook an audit of the City Centre in1994 and an action plan was adopted in1995. There has been considerablesuccess on the ground, for exampleenhancement of the entertainmentquarter and progress with the scheme toimprove the retail markets and create anew town square in the Salop Street /School Street area. A forum bringingtogether key stakeholders wasestablished and its work is now beingcarried forward and expanded through aCity Centre company. Majorimprovements have also been achievedin Bilston and Wednesfield centres,including full or partial pedestrianisationof their main shopping streets.

10.1.12 At the same time, notwithstanding somerecent evidence of an uplift,Wolverhampton’s ranking in the nationaland regional centre hierarchies remainslower than it was in the late 1980s. Thedevelopment of Merry Hill shoppingcentre (major phase opened 1989) led toprofound changes in shopping patternsin and around the Black Country. Townsin immediate competition withWolverhampton like Walsall and Telfordhave also continued to extend their retailprovision. In addition, during the periodcovered by the UDP review, major newshopping developments in Birminghamwill fundamentally increase that City’sattraction. The need to broadenWolverhampton’s shopping appeal isbecoming increasingly urgent.

10.1.13 The 1998 DTZ-Pieda study, as updated bythe 2003 CB Richard Ellis reviewexamined the health of centres in


10.1 Introduction

10.1.1 Shopping is a vital part of people’s lives,enabling them to buy food to eat andclothes to wear and to fulfil a wide rangeof other requirements. Access to a rangeof shops with competitive prices, and theopportunity to shop in convenient andpleasant surroundings, is an importantpart of the quality of life. Restrictedaccess to shops or a poor choice of shopsis a form of deprivation, which canexacerbate other inequalities. Shoppingalso contributes to the local economy,providing jobs and income, particularlyin a place like Wolverhampton, whichserves a ‘sub-region’ extending wellbeyond the City boundary.

10.1.2 As part of the creation of a WealthCreating City, a Healthy City and a City ofCommunities, the WolverhamptonCommunity Plan aims to:

● Create more jobs in the service sectorsthrough providing opportunities toexpand the role of the City Centre;

● Encourage the facilities that will enablethe City to be marketed to visitors andinvestors;

● Ensure all local communities have goodaccess to healthy food;

● Provide sites for an accessible hierarchyof health care facilities;

● Encourage the role of appropriate districtand local centres as the focus ofcommunities;

● Provide opportunities for retail and otherservices that meet the needs of culturallydiverse communities

10.1.3 The key aims of the shopping and role ofcentres policies are therefore:

1. to maintain a pattern of provision acrossthe City that gives the best possiblechoice of shops and services in locationsaccessible to people in their everydaylives; and

2. to support economic regeneration bysustaining and strengthening the sub-regional role of the City Centre.

10.1.4 Part of the overall strategy of the UDP isto focus the activities to which peopleneed frequent access, including social,

community and leisure facilities, as wellas shopping and office employment,within a hierarchy of centres, as part of asustainable approach to land use. Thepolicies in this Chapter contribute to thisby defining the broad roles of particularcentres and the types of developmentappropriate to each.

Scope of the Policies

10.1.5 Shopping provides the primary raisond’être for centres and policies aretherefore concerned principally withdevelopment falling within Class A1Shops of the Town and Country Planning(Use Classes)(Amendment)(England)Order 2005 (the Use Classes Order).However there is a wide range of otheractivities and uses that require a highdegree of accessibility to their usersand/or generate a large number of trips,and whose location therefore needs tobe considered in accordance with similarprinciples. The policies of this chapter aretherefore relevant to all centre uses, asdefined in Policy SH2, although in anumber of cases policies elsewhere in theUDP also apply.

Supporting Documents

10.1.6 Central to the review of policies forshopping and the role of centres hasbeen the Wolverhampton Shopping andTown Centres Study (1998) byconsultants DTZ-Pieda. The consultants’report examined the existing retailingstructure of Wolverhampton and thepotential for new retail developmentduring the period covered by the review;and made recommendations as to itslocation. The consultants undertook apartial update in 2000, theSupplementary Report on RetailCapacity. This study was itself subject toreview in 2003 by consultants CB RichardEllis, and again by the same consultantsin October 2004.

10.1.7 The Council has also produced a Retailand Centres Background Paper tosupport UDP policies and proposals,covering aspects where further technical


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Retail Warehousing

10.1.18 With regard to quantitative needassociated with the retail warehousemarket, additional floorspacerequirements for Wolverhampton to 2011are very modest beyond that currentlywith the benefit of planning permission.On the basis of existing commitmentsand a modest uplift in market share(resulting from the development ofmodern, good quality and permittedfloorspace), the anticipated requirementarising out of this market is:

2003 7,210 sqm net2006 surplus of 580 sqm net2011 150 sqm net

10.1.19 The most significant retail warehousingcommitment is at Raglan Street on theedge of Wolverhampton City Centre.

Foodstores

10.1.20 With regard to foodstores the 2004 CBRichard Ellis Assessment identifies thefollowing level of convenience need:

2003 1,670 sqm net2006 630 sqm net2011 2,140 sqm net

10.1.21 This assessment is made on the basis thatthe existing J Sainsbury store at StGeorge’s Parade will cease to trade andnot be replaced by another foodstoreoperator, following completion of theRaglan Street development. However, ifthe existing store continues to trade or isreplaced by a smaller replacement storethis level of residual spending wouldreduce substantially. The 2004 CB RichardEllis Assessment indicates that if the JSainsbury store at St George’s Parade isreplaced by a smaller foodstore, theresidual convenience need at 2011 wouldequate to approximately 700 sqm net.The Council understands that it is thecurrent intention of J Sainsbury to remaintrading from St George’s Parade and notto implement proposals for a new storeat Raglan Street. This notwithstanding,the need for one large food store

originally identified in the 1998 DTZPieda study will be satisfied by theapproved proposal at Raglan Street.

10.1.22 The above forecasts of capacity in each ofthe main retailing sectors provide thebasis for the detailed policies andproposals set out below.

10.2 Centres Strategy and the

Sequential Approach

Policy SH1: Centres Strategy (Part I)

The network of centres shown on the

Proposals Map will be maintained and

enhanced as a means of providing access

to

a wide range of shops, services and other

activities in readily accessible locations, and

as a focus for regeneration in the City. Centre

uses, as defined in Policy SH2, will be

expected to locate within centres and will

be subject to the application of a sequential

approach. In applying this strategy the

following broad roles of centres will be

recognised:

● Wolverhampton City Centre will be

maintained in its role as a sub-regional

centre and the principal location for

employment, shopping, commerce

and leisure activity in the City. Uses

serving a sub-regional or City-wide

catchment area will be encouraged

to locate within the City Centre.● Bilston and Wednesfield will function

as town centres providing a wide

range of shopping and other services

in the sectors of the City that they

serve. Appropriate activities will be

encouraged to locate within them.● The four district centres identified on

the Proposals Map and listed in Policy

SH7 will be supported as the focus of

convenience shopping and other local

services, social, leisure and community

uses within their respective localities.● The 24 local centres identified on the

Proposals Map and listed in Policy SH8

will be fostered and protected in order

that an accessible range of local shops

and services is available, especially to


Wolverhampton and maderecommendations on future action. Theprincipal findings of these studies were:

● The overall hierarchy of centres in theCity as set out in Policy S1 of the 1993UDP remains generally valid;

● Wolverhampton City Centre is animportant catalyst for the regeneration ofthe City as a whole and in seeking toattract new investment and employmentopportunities the focus should whereverpossible be on the City Centre;

● The City Centre remains reasonablyhealthy. However there is a quantitativeand qualitative deficiency in retail andleisure provision in Wolverhampton,resulting from a lack of investment inrecent years and this is reflected in someincreased dissatisfaction amongstshoppers.

● There is a quantitative need over the UDPperiod for new comparison shoppingfloorspace in the City Centre. This issupported by known demand fromretailers and the growing investorconfidence evident since the Secretary ofState’s decision in 1997 to refuse a majorexpansion of Merry Hill. The 1998/2000DTZ Study also identified a requirementfor further retail warehousing and a newfoodstore provision. The CB Richard Ellisreview has confirmed that this retailwarehouse and foodstore need will besatisfied by development proposalsgranted planning permission since 2000.

● The most appropriate direction forexpansion of the City Centre retail coreso as to enhance its overall appeal toshoppers is towards the south in theVictoria Street/School Street area.

● It is not feasible, or necessarily desirable,to accommodate all City Centredevelopment pressures within the ringroad. Some of the centre uses expectedin a sub-regional centre, and otheractivities contributing to the role of theCity Centre, could be located outsideproviding good links are created.

Retail Need

10.1.14 UDP policies and proposals seek toaddress the above issues, within thecontext of an assessment of quantitative

need derived from DTZ-Pieda’s / CBRichard Ellis’ work. By assessing futurechanges in population and spendingpower within the catchment area theconsultants were able to identify theadditional expenditure likely to beavailable to shops in Wolverhamptonover the review period. This, in turnenabled the need for additionalfloorspace to be predicted. Separateestimates were made for capacityassociated with the city centre and retailwarehouse comparison goods marketand that associated with the foodstoremarket.

10.1.15 In using these figures the Council hasbeen conscious that projections of thiskind are subject to margins of error andare likely to be overtaken by events asparticular developments come forward.Furthermore, estimates of expenditurecapacity do not in themselvesdemonstrate need. Whilst such capacityis usually a necessary condition fordevelopment, qualitative considerationsare often of importance in determiningthe scale and form of need.

Comparison Goods

10.1.16 For comparison goods the consultantsstudies have identified the followingbroad quantitative need for developmentassociated with the city centre to 2011:

2004 21,830 sqm net2006 27,350 sqm net2011 36,310 sqm net

10.1.17 This analysis has not been extended to assess the capacity associated withBilston and Wednesfield centres, and any such capacity associated with thesecentres would be over and above thatidentified. Given the size of these centres, this would be comparativelymodest, and reflect their role in servingthe south eastern and north easternsector of the City respectively.


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10.3.1 This Policy sets out the uses which theCouncil regards as town centre uses forthe purpose of applying the sequentialapproach. The definition of centre uses isconsistent with the definition of “towncentre uses” set out in PPS6. Retailingwhich is associated with on-sitemanufacturing or distribution activitiesbut which is on such a scale as to bemore than subsidiary to these activities(see Policy B11) will be subject to thisPolicy.

10.4 Need and the Sequential Approach

Policy SH3: Need and the Sequential Approach

Proposals for the development of centre uses which serve more than a local need in locations outside defined centres and not in accordance with allocations made in this Plan will be permitted provided that it has been demonstrated that:

1. There is a need for the proposeddevelopment;

2. A sequential approach to site selectionhas been adopted; and

3. The proposed development is of a scaleand nature appropriate to the locationconcerned.

When adopting a sequential approach to site selection the first preference should be for sites within a defined centre appropriate in role and scale to the proposed development and its intended catchment area. Only in the absence of such sites should edge of centre sites be considered, and then out of centre sites accessible by a choice of means of transport. “In centre” and “edge of centre” are defined in Policy SH4.

Where an edge of centre or out of centre site is proposed, applicants will need to demonstrate that sites within the main shopping areas of appropriate defined centres are not suitable, viable and likely to become available over the period within which the need is likely to arise. Proposals for out of centre sites will also need to demonstrate that the type of goods to be sold

could not be sold within, or failing that on the edge of, a centre. The Council will apply the sequential test in a flexible and realistic manner.

The Council will take into account any genuine difficulties applicants can demonstrate in operating their business model from the sequentially preferable sites in terms of scale, format, car parking provision and scope for disaggregation. The Council will also expect applicants to be innovative and flexible in their requirements in terms of considerations such as floorspace, unit sizes, layouts and configurations, ancillary facilities, car parking, servicing and design, so as not to preclude the possibility of identifying locations in centres. Where an edge of centre or out of centre proposal comprises different elements or units, or involves adding floorspace to or within an existing or permitted development, then each part of the proposal should be considered separately for an in centre location.

However, a single operator will not be expected to split their proposed development into separate sites where flexibility in terms of scale, format, car parking provision and scope for disaggregation has been clearly demonstrated.

For proposals involving an extension to existing facilities, the sequential approach will only be a relevant consideration where the gross floor space of the proposed extension exceeds 200 sqm.

The following additional criteria will also need to be met:

4. The proposed development will not havea harmful effect on the vitality or viability of any defined centre(including centres outsideWolverhampton), either alone orcumulatively.

5. The proposal must offer genuine andrealistic safe and easy access by publictransport, walking and cycling for allsections of the community, and from awide catchment, to help achieve betteraccess to facilities and development by achoice of transport modes.


those who do not have access to a car.

Outside identified centres, retail and other

centre uses will be permitted where they are

small in scale and meet the day to day needs

of a population living mainly within walking

distance which cannot conveniently be

served from an identified centre, as required

by Policy SH9. Other development of centre

uses in edge of centre or out of centre

locations will be permitted only where the

requirements of Policy SH3 are met.

10.2.1 The strategy for centres forms part of thewider strategy of sustainabledevelopment. Centres are accessible by achoice of means of transport and arethereby available to all sectors of thecommunity. The concentration of activitieswithin them therefore helps to counteractsocial exclusion. It also allows a variety ofneeds to be met in a single trip, so reducingthe overall need to travel. Centres alsohelp to define local communities and topromote a sense of identity.

10.2.2 In applying this strategy the City Councildoes not seek to impose a rigid‘hierarchy’ within which the relativestatus of all centres is permanently fixed.Nevertheless the recognition of broadcategories of centre and theidentification of types of developmentappropriate to each has importantbenefits, providing a framework ofcomplementary roles within which retail and other services requiring widely different ‘support populations’can be accommodated and accessibilityoptimised.

10.2.3 Wolverhampton City Centre is the most accessible location in the City andthe hub of public transport services. It isthe key focus of employment, shopping,commerce and leisure activity in the City and a surrounding ‘sub-region’ andits continued vitality is crucial tosuccessful regeneration. Improvementsto the centre’s infrastructure and theprovision of opportunities for furtherdevelopment of a City-wide or sub-regional scale will therefore contribute to environmental, social and economicobjectives (see Policy SH5).

10.2.4 Other centres also have a significantstrategic role to play. On the eastern sideof the City, Bilston and Wednesfield areimportant town centres at the core ofstrong local communities. Both havebeen the focus of regeneration initiativesin recent years and the Council iscommitted to maintaining thismomentum (see Policy SH6). Bothcentres are at the core of StrategicRegeneration Corridors (see Policy S2)and inset proposals (see Chapters 16 and17) provide opportunities for appropriatedevelopment to reinforce their roles.

10.2.5 Other sectors of the City do not havemajor centres like Bilston and Wednesfield.However there is an important networkof district and local centres, often withinwalking distance of people’s homes,many of which include community usesas well as retail services. Plan policies aimto protect these centres and to steerappropriate development towards them.A sequential approach has been appliedin preparing the Plan’s detailed policies inrespect of centre uses and this approachwill also be applied in assessing specificdevelopment proposals (Policy SH3).

10.3 Centre Uses

Policy SH2: Centre Uses

The following will be regarded as centre uses:

• Retail (including warehouse clubs and factory outlet centres);

• Leisure, entertainment facilities, and themore intensive sport and recreation uses(including cinemas, restaurants, bars andpubs, night clubs, casinos, health andfitness centres, indoor bowling centres,and bingo halls);

• Offices, both commercial and those of public bodies; and

• Arts, culture and tourism (theatres,museums, galleries and concert halls,hotels, and conference facilities)

In addition, housing will be an important element in most mixed use, multi storey developments.


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by a choice of means of transportalthough convenient, barrier-freepedestrian and cycle routes to and fromthe existing main shopping area of thecentre will need to be demonstrated (seePolicy SH4). Consideration of wider travelpatterns and the impact upon car use willneed to be demonstrated in a suitablestatement. Consideration of compatibilitywith nearby uses will ensure theprotection of residential amenity.Consideration of compatibility with otherUDP policies will ensure a suitable designand layout. If the site is allocated forsome other use in the UDP (for exampleas a housing or business developmentallocation), this will take precedence.

10.4.5 For any edge of centre or out of centresite it will need to be demonstrated thatthis is accessible by a choice of means oftransport or can be made so. Publictransport accessibility must be, or becapable of becoming, extensive. It mustprovide the opportunity of reaching thesite from a wide range of places and for adiverse range of people, with particularreference to those without access toprivate transport.

10.4.6 The imposition of a minimum unit sizeand restrictions on the range of goods tobe sold from retail warehousedevelopments will ensure that the retailimpact of a proposal upon a definedcentre will be controlled. Comparisongoods that could be expected to befound within the defined centres will beexcluded. As a minimum, conditions willusually prevent the sale of clothing andfootwear, books, electrical and audio-visual goods, pharmaceutical goods,jewellery, silverware, watches and clocksand sports and recreational goods.

10.4.7 All proposals for centre uses (as definedin Policy SH2) on the edge of, or out ofcentre, will be subject to this policy andwill have to be accompanied bysupporting material demonstratingcompliance. The level of detail requiredwill depend on the scale of developmentand the range of policy issues it is likelyto give rise to.

10.4.8 The definition of centre uses for thepurposes of this Policy is consistent withthe definition of “town centre uses” setout in PPS6. Retailing which is associatedwith on-site manufacturing or distributionactivites but which is on such a scale asto be more than subsidiary to theseactivities (see Policy B11) will be subjectto this Policy. In the case of warehouseclubs, they will be treated as retail uses andcentre uses for the purpose of this Policy.

Policy SH4: Integration of Development into Centres

To ensure the proper integration of developments in or on the edge of centres, proposals should be sensitively integrated, in functional and visual terms, with the Primary Shopping Area and with other land uses, pedestrian routes, car parking, public transport facilities, servicing arrangements, traffic circulation, and the local townscape. Development proposals will be considered as ‘in centre’ or ‘edge of centre’ according to the following principles:-

Wolverhampton City Centre and Bilston and Wednesfield town centres:

● For the purposes of retail development,sites within the defined Shopping Quarterof the City Centre or within the PrimaryShopping Areas of the defined towncentres will be treated as in centrelocations.

● For the purposes of development forleisure uses, or for other centre uses thatattract a significant number of visits frommembers of the public or for uses thatare likely to be visited in the course ofshopping trips sites within the Ring Road(in the case of the City Centre) or withinthe Inset Map boundaries (in the case ofBilston and Wednesfield town centres) willbe treated as in centre locations.

● or the purposes of development of ClassB1 office uses or for other uses that donot attract large numbers of visits frommembers of the public sites within the relevant Inset Mapboundary will be treated as in centre locations.


6. The proposed development contributesto the objectives of reducing the need totravel and reducing car use and does notsignificantly increase local traffic levels ofcongestion.

7. There is no significant detriment to localamenity.

Where necessary, when edge of centre or out of centre developments are approved, the Council will impose appropriate planning conditions to ensure that such developments will not change their character in such a way as to have an adverse impact in terms of the policies of this Plan. The particular conditionsto be attached will depend on the character of individual schemes, but the following principles will be followed for retail developments:

i. maximum and minimum unit sizes will be controlled and, in particular (apartfrom external sales and storage areas) no comparison retail units of under 929sqm (10,000 sqft) gross will be allowedunless it meets a local need;

ii. sub-division of units will be restricted;iii. the insertion of mezzanine floors which

increase the sales area above that whichled to the edge of centre or out of centresite being justified will be restricted

iv. the ranges of goods to be sold will be restricted to those which led to the edge of centre or out of centre site being justified

v. the range and proportion of ancillaryservices, sales and activities proposedmay be restricted in order to ensure that they remain ancillary to the maindevelopment where it is considered that, if uncontrolled, these ancillary uses would not otherwise have been permitted.

10.4.1 The Council’s strategy is to concentratenew retail and other activities usedregularly by large numbers of people incentres. In allocating sites for centre usesin the UDP, the Council has carried outassessments of need, and has adopted asequential approach to identifying sitesto meet such need. The continuing

application of these tests to futuredevelopment proposals is the primarymeans by which the plan will sustain thenetwork of centres defined in Policy SH1and ensure that shopping and otheractivities that attract large numbers ofpeople are accessible by a choice ofmeans of transport.

10.4.2 All relevant significant proposals forcentre uses outside defined centres willhave to establish a need. The Council’sdefinition of need refers to meeting therequirements of all sections of thepopulation for a good choice ofshopping and other services in accessiblelocations close to where they live. Theseneeds are not necessarily the same aspredicted growth in and availability ofexpenditure, although in the case ofretailing this will usually be a necessarycondition. The promotion of regenerationor social inclusion will not be regarded asindicators of retail need but may bematerial considerations in the selectionof sites.

10.4.3 If need can be demonstrated, asequential approach to site selectionmust then be followed. If no sites withina defined centre of appropriate scale androle are suitable, viable or likely tobecome available within a reasonabletime, edge of centre sites are next to beconsidered because, if appropriatelylocated, these can also provide for jointshopping trips. If there are no edge ofcentre sites, out of centre sites will be alast resort.

10.4.4 Where the above criteria lead toproposals for edge of centre or out ofcentre sites, a more detailed assessmentwill be made on the basis of the secondgroup of criteria. If there is a question ofpotentially significant retail impact on adefined centre, a retail impactassessment in accordance with PPS6 willbe required. For an edge of centrelocation the proposition that thedevelopment would support the role ofthe centre through joint shopping tripswill need to be considered. Edge ofcentre sites are often already accessible


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proposals set out in Chapter 15 and the associated City Centre Inset Plan. Priority will be given to the following:

1. Expansion of the prime comparisonshopping core in the Victoria Street andCleveland Street area;

2. Implementation of the WolverhamptonCity Centre Access and InterchangeScheme;

3. Facilitating the further development andconsolidation of the University;

4. Further development of theCultural/Entertainment and ArtistQuarters;

5. Development which contributes to the achievement of the WolverhamptonUrban Village;

6. Enhancement of the Canalside Quarter and its integration with the restof the City Centre.

7. Retention and enhancement ofconvenience shopping provision withinthe City Centre, including the existingretail markets;

8. Development of a large foodstore and bulky goods retailing as part of a mixed-use development at RaglanStreet;

9. Achievement of a mixed useredevelopment of the former RoyalHospital area including residential, but excluding large scale retail.

10.5.1 Wolverhampton’s role as a major sub-regional centre, providing shopping,leisure, business, higher education andother services, is a key element in thelocal economy. Notwithstandingcompeting developments, the CityCentre continues to serve a substantialcatchment area extending well beyondthe City boundary. It accounts for some33,000 jobs (one third of the City total) asignificant proportion of which areattributable to the sub-regional role. Inaddition, the quality and range ofservices available in the City Centre is akey element in the quality of life andexperience of residents and visitors tothe City.

10.5.2 The wide range of activities concentratedin the City Centre tend to reinforce eachother and the maintenance of a healthy

shopping base is essential if there is to becontinued development ofWolverhampton’s role in respect of, forexample, business services and culturaland leisure activities. The Shopping andTown Centres Study concluded that mostof the additional shopping floorspacerequired in Wolverhampton - other thanthat required to meet purely local needs -should be located within or immediatelyadjoining the City Centre. The keyrequirement, if Wolverhampton is toretain its market share, is for new qualityshopping space integrated with theexisting shopping core to accommodatea further department store and othercomparison retailers. This will beprovided primarily by development inthe Victoria Street / Cleveland Street area,where there are opportunities forintegration with the Mander and Wulfruncentres, Beatties department store andthe retail markets (see Chapter 15:Wolverhampton City Centre).

10.5.3 The Shopping and Town Centres Studyalso indicated a need for an additionallarge foodstore and further non-foodshopping of the ‘retail warehouse’ typeduring the period to 2011. The CBRichard Ellis review confirmed that theseneeds can be accommodated principallyby the approved major mixed-useredevelopment in the Raglan Street areato the west of the ring road and othersmall scale developments. Convenienceshopping is a significant component ofthe City Centre generally, including theprime-shopping core. It complementscomparison-shopping and providesregular food shopping opportunities,particularly for public transport users andpeople employed in the City Centre. TheCouncil will seek to retain and wherepossible enhance these facilities,including supermarket facilities and theexisting retail markets.

10.5.4 Accessibility is crucial to the role of theCity Centre. Major enhancement will beachieved by implementation of theAccess and Interchange scheme, whichhas now been accepted for LTP funding.This development will create a major


Edge of CentreFor retail purposes, a location that is well connected to and within easy walking distance (i.e. up to 300 metres) of the Shopping Quarter of the City Centre or the Primary Shopping Areas of the Town Centres will be regarded as edge of centre.

District and Local Centres:● In centre developments will be within the

centre boundaries shown on theProposals Map.

● Edge of centre developments - forretailing and other uses - should be wellconnected and immediately adjoining orclose to existing in centre shopping /service provision.

All developments within and on the edge of established centres should make best use of land and buildings within or on the edge of the centre, including upper floors. Development proposals that would prejudice a comprehensive approach to the use of land and buildings will be resisted.

10.4.9 It is important that all developmentswithin centres are carefully integratedinto the existing urban fabric, bothvisually and functionally, so that theyfunction properly as part of the centre asa whole and contribute positively to thelocal townscape. Policy SH4 sets outsome general principles that will help toensure that this is achieved. The policywill be applied at every level of thecentre hierarchy, including local centres.

10.4.10 Government guidance (PPS6) providessome indications as to what mayreasonably be regarded as an edge ofcentre location. The Guidance explainsthat for retail purposes, a location that iswell connected to and within easywalking distance (i.e. up to 300 metres) ofthe primary shopping area may beregarded as edge of centre. For all othermajor town centre uses, this is likely to bewithin 300 metres of the ring road (in thecase of the City Centre), or Town CentreInset Map boundaries. For officedevelopment, locations outside the Cityand Town centres but within 500 metresof a public transport interchange,

including railway and bus stations can beconsidered edge of centre for thepurpose of the sequential approach. Indetermining whether a site falls withinthe definition of edge of centre, accountshould be taken of local circumstances.For example, local topography will affectpedestrians’ perceptions of easy walkingdistance from the centre. Otherconsiderations include barriers, such ascrossing major roads and car parks, theattractiveness and perceived safety of theroute and the strength of attraction andsize of the centre. A site not wellconnected to a centre where it isphysically separated from it by a barriersuch as a major road, railway line or riverand there is no existing or proposedpedestrian route which provides safe andconvenient access to the centre. ThisPolicy seeks to provide an interpretationof the national guidance in the context ofthe centres identified in theWolverhampton UDP. The circumstancesof individual sites will determine whatcan reasonably be regarded as edge ofcentre. In district or local centres amaximum of 100 metres for any centreuse is likely to be more appropriate

10.5 City and Town Centres

Policy SH5: Wolverhampton City Centre

The role of Wolverhampton City Centre as a sub-regional centre providing a comprehensive range of shopping and other services for a catchment area embracing the north-western part of the West Midlands Conurbation, southern Staffordshire and eastern Shropshire will be maintained and enhanced.

Shopping, office, leisure and cultural, educational, health, transportation and other facilities appropriate to this role will be encouraged. This will include convenience shopping and other services important to nearby residents and to people working within the City Centre.

Development in the City Centre area will be guided by the detailed policies and


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local centres that serve other parts of theCity. Although Wednesfield is asubstantially smaller centre than Bilston,both centres have a long history as thefocus of areas with a strong sense of localidentity. Both retain a significant range ofservices and of business and communityfacilities in addition to their retail roleand both act as significant nodes in thepublic transport network.

10.5.9 The UDP recognises and seeks toreinforce the distinctive roles of Bilstonand Wednesfield. The main emphasisover the UDP period will beconsolidating the major changes whichhave taken place in both centres over thepast five to ten years and ensuring thatboth continue to act as a focus forregeneration in their respective areas.Proposals, which are set out in detail inChapters 16 and 17, aim to ensure thatthe future development of both centresis fully integrated with, and benefitsfrom, the major changes which will betaking place in their immediate localities.

10.5.10 The 1993 UDP proposed for both Bilstonand Wednesfield a combination ofimproved accessibility; environmentalimprovements (associated with theremoval of through traffic by the BlackCountry Route and Wednesfield Wayrespectively); and the introduction of alarge foodstore and non-food retailing tocomplement existing retail facilities.These proposals have largely beenimplemented. Major environmentalimprovements in the form of full andpartial pedestrianisation have beenachieved in both centres andcomplementary food and non-food retaildevelopment has taken place or iscommitted. The nodal position of bothcentres in the public transport networkhas been enhanced. In Bilston, MidlandMetro Line 1 now provides aninterchange with the bus station in theheart of the town centre, whilst inWednesfield bus showcase services havebeen implemented along theWolverhampton to Ashmore Park andBloxwich corridor. Furthermore, theWolverhampton - New Cross Hospital -

Wednesfield section is now identified asone of four routes for the furtherdevelopment of Midland Metro followingthe imminent Birmingham City Centreand Brierley Hill extensions and isidentified as a priority in the localCommunity Plan.

10.5.11 Unfortunately in neither centre has newfood and non food retail developmentbeen as fully integrated with the towncentre as was intended in the plan andimprovements in this situation are amajor emphasis of the review proposals.The Morrison foodstore at Bilston, isseparated from the Primary ShoppingArea by the Black Country Route, but hascomplemented the existing town centreto some degree. Surveys in Wednesfield,suggest that the Sainsbury’s (ex. Coop)store tends to act as a free-standingattraction, little used in association withthe village centre proper. In both casesaction is required to secure betterintegration and to overcome the barriersto pedestrian movement. In Bilston theselinkages will be associated with measuresto link the centre with the proposedBilston urban village mixed-usedevelopment to the south. InWednesfield some remodelling of landuse is required to enhance the linksbetween the centre and the newfoodstore.

10.5.12 Retail and leisure development has takenplace or is committed in proximity toboth Bilston and Wednesfield - atSpringvale and Bentley Bridgerespectively. In both cases the sites aretoo distant be regarded as edge ofcentre.

10.5.13 Although recent developments havelargely fulfilled UDP requirements foradditional retailing in both centres,limited further development orredevelopment appropriate to the roledefined in Policy SH5 would beacceptable within the main shoppingarea in both cases. Development which isof a scale to serve City wide centre useneeds, particularly retail and leisure, will


public transport hub by integration ofthe rail station with a remodelled andextended bus station and potentiallywith Midland Metro, extended in theform of an extension along theWednesfield corridor. The highaccessibility of the interchange willpromote opportunities for intensiveforms of land use in its vicinity. Theeastern side of the City Centre generallyprovides opportunities for regeneration,in part associated with the transportinterchange. This area is defined as theCanalside Quarter and is the subject ofproposals, particularly for new businessand leisure uses, which are set out indetail in Chapter 15.

10.5.5 The presence of a large university is apositive factor in the educational,economic, social and cultural life of theCity generally. The main campus of theUniversity is a key land user in thenorthern sector of the City Centre. Thereare major interactions between theUniversity and the other functions of theCity Centre and the presence of a largestaff and student population is animportant contributor to the overallvitality and viability of the centre. TheUDP makes provision for the continuedconsolidation and expansion of thecampus area.

10.5.6 A major success of recent years indiversifying the role of the City Centrehas been the consolidation of a strongcultural and entertainment quarter,focussed in particular in the LichfieldStreet area, and the associated expansionof the ‘night-time economy’. Thispotential will be further developed, inparticular through the creation of an‘artists quarter’.

10.5.7 The UDP also seeks to substantiallyaugment the residential population ofthe City Centre through the promotion ofan urban village. This embraces the St.John’s area on the southern side of thecentre together with adjacent areasoutside the ring road - Royal Hospital /All Saints to the east and Chapel Ash tothe west. This proposal is an important

component in meeting the City’s housingneeds as well as contributing to thevitality of the City Centre. Additionalhousing is to be provided both throughadaptation of existing buildings(including “living over the shop”) and bynew development including mixed-useschemes. A key mixed-use scheme will bethat for the Royal Hospital area.

Policy SH6: Bilston Town Centre and Wednesfield Village Centre

The role of Bilston and Wednesfield as town centres serving the south-eastern and north-eastern sectors of the City respectively will be maintained and enhanced. The main role of these centres will be to provide for bulk convenience shopping, an element of comparison-shopping, and other services and community facilities for the areas they serve.

Development in the two centres will be guided by the detailed policies and proposals set out in the Bilston and Wednesfield inset chapters and the associated inset plans. Priority will be given to the following:

1. Continued environmental improvementsin both centres.

2. Enhanced linkages:-● In Bilston between the town centre and

the retail markets and between the towncentre/retail markets and the Morrison superstore and proposed Bilston Urban Village area;

● In Wednesfield between the PrimaryShopping Area and the Sainsbury’ssuperstore and between the VillageCentre and Bentley Bridge retail andleisure park developments.

Complementary residential use may be appropriate in both centres subject to the creation of a satisfactory residential environment.

10.5.8 The hierarchy of centres inWolverhampton differs substantiallybetween the east of the City and theother sectors. In the east, Bilston andWednesfield have a role as town centres,which is not paralleled in any of the more


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9) Penn Manor10) Upper Penn11) Pennfields12) Bradmore13) Merry Hill14) Castlecroft15) Finchfield16) Tettenhall Wood17) Newbridge18) Aldersley19) Pendeford Park20) Fallings Park21) Ashmore Park22) Compton Village23) Warstones Road24) Dudley Road / Blakenhall

The Council will support proposals for new retailing and centre uses appropriate in scale to the role and function of these centres and their catchments within their defined boundaries, subject to Policy SH2 and environmental and traffic considerations. The centres will also be encouraged to develop as a focus for social, community and leisure uses which serve the immediate local area. Complementary residential use may also be appropriate, subject to the creation of a satisfactory residential environment.

Any proposal involving the loss of a shop or shops within a local centre will also be subject to Policies SH9 and SH10.

10.6.4 In addition to Bilston and Wednesfieldtown centres and the four districtcentres, 24 local centres are nowidentified on the Proposals Map. Most ofthese centres have between 10 and 20shops and approximately 750 to 1,500m_of retail floor space (althoughsignificantly more in a few centres wherethere is a discount food store /supermarket). They usually includeseveral food and other conveniencestores and in most cases they provideother goods and services including apharmacy and a post office.

10.6.5 The protection and enhancement of localcentres is particularly important if peopleare to have the opportunity of makingbasic convenience purchases close totheir homes. They are particularly

valuable to the elderly and other lessmobile groups. The definition of localcentre on the Proposals Map provides theopportunity to identify suitable sites foradditional retail and non-retail facilitiesappropriate to their role.

10.7 Local Shops and Centre Uses

Policy SH9: Local Shops and Centre Uses outside Defined Centres

The Council will seek to ensure the provision and retention of local shops and other centre uses (as defined in Policy SH2)_ to meet essential day-to-day needs within reasonable walking distance of people’s homes.

Existing Local ShopsShops that provide an important service to a local area, whether they are within a defined centre or in a free-standing location, will wherever possible be protected. Development involving the loss of a convenience shop_, pharmacy or post office will be resisted where this would result in an increase in the number of people living more than 400 metres from alternative provision.

New Centre Uses meeting Local NeedsProposals for new local shops and centre uses by new build or change of use, and for extensions to premises used as local shops or for centre uses which are located outside the defined boundaries of local centres, will only be permitted if it can be shown that all of the following criteria will be met:

1. There is a demonstrated local need whichcannot be met by existing provision inthe area or by development on anavailable site in a local centre or the use of suitablevacant premises in the area;

2. the proposed development iscommensurate in scale with the local need that has been identified;

3. the proposal will help to reduce the needto travel, especially by car, and will offersafe and easy access by walking andcycling, and if possible by public transport, from the catchmentit is intended to serve;


be directed to locations withinWolverhampton City Centre as defined inPolicy SH3. Sites within Bilston andWednesfield are unlikely to satisfy theseneeds and may have the effect ofcompromising further investment in theCity Centre. Other uses appropriate tothe role of these centres will be welcome,subject to Policies SH2 and SH3 and thedetailed proposals in Chapters 16 and 17.Although recent experience suggests avery limited market for officedevelopment in either centre, office useswill be also acceptable on appropriatesites.

10.6 District and Local Centres

Policy SH7: District Centres

The role of the following district centres, providing a wide range of convenience goods, an element of comparison shopping and a range of other services for the areas they serve, will be maintained and enhanced:

1) Stafford Road (Three Tuns)2) Cannock Road (Scotlands)3) Tettenhall Village4) Whitmore Reans / Avion Centre

The Council will support proposals for new retail and other centre use development appropriate in scale to the function of these centres and their catchments within their defined boundaries, subject to Policies SH1 and SH3 and environmental and traffic considerations.

The location of new community facilities within or adjacent to these centres will be encouraged, subject to environmental and traffic considerations. Complementary residential use may also be appropriate, subject to the creation of a satisfactory residential environment. Environmental improvements will be undertaken in these centres as opportunities arise.

Any proposal involving the loss of a shop or shops within a district centre will also be subject to Policies SH9 and SH10.

10.6.1 The four centres listed in Policy SH6 wereall identified as local centres in the 1993UDP. However the UDP now recognises afurther tier of smaller, more strictly localcentres (Policy SH7). Most of thesedistrict centres have between 25 and 50shops and approximately 2,500 sqm to5,000 sqm gross of retail floor space.

10.6.2 These centres, by virtue of their range ofshopping (generally including at leastone supermarket) and other services, andan element of off-street car parking, havea particularly significant roledistinguishing them from the newlyrecognised local centres now covered byPolicy SH8. Some of the district centres,such as Tettenhall Village, are highlynucleated. Others, like Stafford Road /Three Tuns, are linear in form. Howeverthey are all important in meeting a widerange of convenience shopping andother needs in their localities.Comparison retailing is generally limited.

10.6.3 The establishment of centre boundarieson the Proposals Map provides aframework within which existing usesand new development can beconsolidated. District centres provide aparticularly suitable, accessible locationfor medium-sized supermarkets,including discount food stores. Wherenew community facilities are proposed ina particular part of the City it will oftenbe appropriate to locate these in theappropriate district centre.

Policy SH8: Local Centres

The role of the following local centres, providing mainly for the day-to-day convenience shopping needs of a population mostly living within walking distance will be maintained and enhanced:

1) Broadway2) Bushbury Lane3) Showell Circus4) Wood End5) Stubby Lane6) Heathtown7) Parkfield8) Spring Hill


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criteria. These requirements are mostfavourably met where new shops areprovided adjoining existing shop clustersor parades; as part of a new developmentscheme or within a new mixed useresidential development.

10.8 Protected Frontages

Policy SH10: Protected Frontages

Frontage use policies for Wolverhampton City Centre, Bilston Town Centre and Wednesfield Village Centre are set out in the relevant inset chapters.

Within district and local centres, proposals to use ground floor units for non-retail uses willbe considered favourably only where all of the following criteria are met:

1. the overall retail function of thecentre/group of shops would not beundermined. Permission will not begranted where non A1 uses constituteany of the following:

i more than 30% of shop units in the centre concerned;

ii more than 30% of frontage length;iii more than three consecutive units;

2. the use would make a positivecontribution to the overall role of thecentre / group of shops;

3. there would be no conflict with PolicySH9 in respect of the retention ofconvenience shops, post offices andpharmacies;

4. the use is compatible with other UDPpolicies; and

5. shop front treatment, including security measures, should harmonise withthe building of which it forms a part andwith neighbouring buildings in terms ofdesign, scale, materials, colour andtexture. Shopfront treatments should alsomaintain views into the unit in thedaytime and at night. Further guidanceon shopfront treatment is set out inSupplementary Planning Guidance.

For the purposes of this Policy a frontage is defined as one side of a street or parade which is not separated by a significant gap such as a road junction. Proposals to change

the use of a shop to a restaurant, a hot food take-away, or an amusement centre, will also be subject to Policies SH14 and SH16 respectively.

10.8.1 Many non-retail uses which providefor visiting members of the public

(mostly falling within Classes A2, A3, A4 and A5 of the Town andCountry Planning (Us Classes)

(Amendment)(England) Order 2005 along with certain sui generis,social, community and leisure uses)are appropriate in shopping centres and within groups of local shops.Examples of such uses are banks and building societies, estate andemployment agencies and cateringoutlets. Such uses complementshopping and help to provide thevisit or with a complete range of shops and services in one location,minimising the need to travel. They can also provide an alternative formof commercial investment where theshopping role of a centre is declining.However an excessive concentration of non-retail uses can threaten the retail role of suburban shoppinglocations and the service which theyprovide to local communities. PolicySH10 therefore provides criteria through which a reasonable balancecan be maintained.

10.8.2 Certain non-retail uses attract levelsof pedestrian activity comparable tosome shops. It is also recognised thatsome financial service establishmentsare similar in appearance to shops.However some uses do create ‘deadfrontage’ which reduces the attraction of a centre or part thereof, withcumulative effects on remainingretailing. The Policy therefore seeks to ensure that such uses are dispersedwithin a centre as well as being limited in overall number. Conditions limitingfuture changes of use may also beimposed on planning permissions where appropriate.


4. there will be no significant impact upon adefined centre, including centres outsideWolverhampton;

5. there will be no adverse impact onhighway safety, the free flow of traffic and residential amenity (inparticular the establishment of shops in terraced properties adjoining residential accommodation willbe resisted);

6. the site of the proposal is adjacent to anexisting cluster or parade of shops, unlessit is shown that no site in such a location is available.

These considerations will apply to proposals for non ancillary retailing at petrol filling stations outside of defined centres. Where local shopping and local facilities forcentre uses are inadequate to meet the needs of an existing or growing population, the Council will seek to negotiate planning agreements for the inclusion of such facilities within new housing or other development schemes.

1 the main role of ‘local shops’ is to meetthe everyday needs of people livingwithin walking distance

2 ‘convenience shops’ are those sellingpredominantly food and other everydayrequirements

10.7.1 Notwithstanding the identification ofadditional local centres, there remainmany individual shops and small paradesoutside defined centres that perform animportant role in the City’s shopping andservices provision. These facilities oftenprovide a ‘top-up’ convenience shoppingfacility close to people’s homes and theyare particularly significant to the lessmobile members of the community. ThisPolicy defines the Council’s approach inrespect of such shops and services andalso states its approach regarding theprotection of key local shopping facilitiesgenerally, whether these are in or outsidethe defined centres.

10.7.2 The provision and retention of essentiallocal shops and services within easywalking distance of people’s homes andworkplaces is an important element of

the Council’s centres strategy. Where theCouncil is itself the landlord it can use itspowers in this capacity to encourage theprovision or retention of essential localshopping facilities. Elsewhere however itcannot prevent the closure of a shop or achange of use from one type of Class A1retail shop to another, notwithstandingthat such changes can have a profoundeffect on the shopping facilities availableto a local community. The Council’spowers are generally limited todetermining applications for changes ofuse of shops to Class A2 financial andprofessional services, Class A3, A4 and A5food and drink, and other non-retail uses.In seeking to ensure the retention ofshopping facilities which are importantto a local area the Council will take intoaccount the availability of convenientalternative provision within a reasonablewalking distance which will be taken as amaximum 400 metres by existingpedestrian routes. It will also applypolicies that seek to retain thepredominant retail use of key retailfrontages (see Policy SH10).

10.7.3 In terms of new shopping developmentoutside identified centres, it would beinappropriate to identify a rigidmaximum size of unit that could beregarded as a new ‘local shop’. Theacceptable scale for new local shoppingprovision will depend on localcircumstances including the nature of theretailing envisaged, the characteristics ofthe site and the relationship to existingshopping facilities.

10.7.4 While wishing to ensure an adequateprovision of local shops the Council isalso aware that shops, if not well located,can be a major nuisance to the amenityof nearby occupiers. It is thereforeessential to set down rigorousrequirements against which proposalswill be assessed. Where residential areasare not already served by defined centresor existing local shops, proposals forappropriate new shops such asneighbourhood convenience stores, orfor changes of use to retailing may beconsidered favourably, subject to these


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an adverse impact in terms of the Policiesin this Plan. With an increasing number ofretailers expressing a preference for large,free-standing units, developer interestremains strong and there is also pressureto broaden the range of goods which canbe sold through these outlets to includegoods which can be sold from centres.Where such units are in out of centrelocations, proposals for the variation ofconditions that restrict the range ofgoods sold, proposals for the insertion ofmezzanine floors, or proposals for thesub division of units will be determinedagainst Policy SH3.

10.9.4 To maximise the potential benefits fromsuch developments in terms of City ortown centre regeneration and ofaccessibility to all sections of thecommunity, the Council, utilising thesequential approach, has identified sitesto accommodate the anticipateddemand. These comprise principally siteson the edge of the City Centre, inlocations where integration with theretail core inside the ring road can beachieved.

Policy SH13: New Retail Development - Foodstores

The approved mixed use development at Raglan Street and other small commitments will accommodate the requirement for large scale convenience goods floorspace to 2011.

Additional convenience goods floorspace in the form of new stores, or extensions to existing units will be encouraged to locate within the identified City, town, district and local centres providing that they are of a size appropriate to the scale and function of these centres as defined in Policies SH5-SH9 and they meet the other requirements ofPolicy SH3.

10.9.5 Since the 1993 UDP was prepared threelarge new food stores - all in the 6,000 to8,000 sqm size range - have opened inWolverhampton, two associated withBilston and Wednesfield town centresrespectively and the third on a free-standing site at Penn Road (where it is

conveniently placed to meet a previouslyrecognised deficiency in the south westof the City). The WolverhamptonShopping and Town Centres Studyidentified a limited further potential upto 2011 which, after allowance is madefor the expansion of the Wednesfieldstore which has already taken place, canbe met through the provision of a singlelarge store in the vicinity ofWolverhampton City Centre. This needwould be met by the foodstore elementof the approved mixed use developmentat Raglan Street. If the approveddevelopment at Raglan Street is notimplemented, the Council will seek analternative development of the siteincorporating similar food storeprovision.

10.9.6 The development of some smaller storeswith a local catchment area is not ruledout, particularly in those areas of the Citycurrently lacking immediate access tofood store facilities. The introduction ofadditional convenience goods floorspaceinto a number of district and localcentres and of a size appropriate to theirscale and function where they arecurrently absent - subject to the othercriteria of the plan - would be particularlywelcome. The Council’s position on localshopping provision outside definedcentres is set out in Policy SH9.

10.10 Other Centre Uses

Policy SH14: Catering Outlets

Catering outlets (comprising uses within Classes A3, A4 and A5 of the Use Classes Order) should be located within defined centres, except where a proposal would comply with Policy SH9 in meeting a local need for this type of use which cannot be met within a defined centre.

Proposals for catering outlets will not be permitted where:

1. the proposal would conflict with thefrontage use policy for the centre inwhich it would be sited, or would


10.9 New Retail Development

Policy SH11: New Retail Development - Comparison Goods

Based on the likely future expenditure of the City’s residents and those of its immediate catchment area, the Council has identified a capacity for approximately 36,310 sqm net of comparison goods floorspace to be provided in Wolverhampton City Centre over the period 2003-2011. Most of this floorspace will be developed in the form of an extension to the retail core area, in accordance with policies and proposals in the Wolverhampton City Centre Chapter.

Proposals that include an element of comparison floorspace within the Primary Shopping Areas of Bilston and Wednesfield town centres will also be supported, providing that the proposals are consistent with the defined role of these centres and with detailed policies and proposals in the relevant inset chapters.

Where no suitable site exists within the Primary Shopping Area of these centres and the development proposed is adjacent to it, the Council will require that the development is fully integrated with the core area in terms of its proximity, character and pedestrian and vehicle circulation (see Policy SH4).

Any other proposals for comparison shopping development will only be supported where there is a proven need for the development and it will not cause harm to the vitality and viability of any neighbouring town centre. Any such proposals in edge of centre or out of centre locations will also be subject to the further requirements of Policies SH3 and SH4.

10.9.1 In terms of expenditure changes andfloor space requirements for city centrecomparison retailing, theWolverhampton Shopping and TownCentres Study implies a remaining needfor an additional 36,310 sqm net of floorspace in the City Centre (2001-2011). Thekey requirement in providing this floorspace is for an expansion of the primary

retail core. The plan contains detailedpolicies and proposals in Chapter 15 forimplementing this development, and theCouncil will be taking action inpartnership with private developers tobring forward appropriate proposals.

10.9.2 Any proposals emerging elsewhere in theCity will be treated with extreme cautionin the light of the priority for City Centrecore expansion. It is possible that small-scale additions of pure comparisonretailing could be appropriate to thedefined roles of Bilston and Wednesfieldtown centres. However any suchdevelopments must be fully integratedinto the Primary Shopping Area of thecentre concerned and should not be ofsuch a scale as to jeopardise the priorityfor City Centre investment.

Policy SH12: New Retail Development - Bulky Comparison Goods

The committed mixed use development at Raglan Street, at Bentley Bridge and othersmall scale commitments will accommodate the requirement for additional large scale retail warehousing floorspace to 2011.

These developments are largely expected to meet the requirements for bulky goods retail and any additional proposals will be considered on their merits and in relation to other UDP policies.

10.9.3 Bulky goods retail units in the form of‘retail warehouses’ - large single levelstores specialising in the sale ofhousehold goods (such as carpets,furniture and electrical goods) and bulkyDIY items - are now a familiar feature inthe retail structure of the City. The mainconcentrations, mostly comprisinggroups of units (‘retail parks’) are locatedon radial routes close to the City Centreand ring road (e.g. Lower Stafford Street,Bilston Road and St. John’s) and there arefurther developments in the vicinity ofBilston and Wednesfield. Policy SH3explains that planning conditions will beimposed to ensure that new bulky goodsretail developments do not change theircharacteristics in such a way as to have


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Policy SH15: Drive-Through Facilities

Drive-through or drive-in facilities will be discouraged, unless it can be shown that this format is an absolute requirement of the use proposed, which cannot be met in any other way.

The inclusion of a drive-through facility should not be a reason to require an edge of centre or out of centre location. Facilities should instead be provided in centres, where they will be accessible by a choice of means of transport, and must be well integrated, both functionally and visually into the centre concerned, with any parking provision serving the centre as a whole.

10.10.6 The concept of drive-through or drive-infacilities usually involves dedicated on-site car parking provision for customers,who may park either while they visit thepremises or are served in their cars. Theformat is most commonly applied to fast-food outlets but might also be used forother goods and services.

10.10.7 Since this marketing format is clearlyaimed at encouraging car-based trade itis liable to be in direct conflict withGovernment policies, and the policies ofthis plan, for reducing reliance on theprivate car. For this reason this policydiscourages such facilities andencourages operators to provide goodsand services in other ways.

Policy SH16: Amusement Centres and Arcades

Proposals for amusement centres and arcades will only be permitted in the following locations:

i. within those parts of WolverhamptonCity Centre which are outside of thedesignated Primary and Secondaryshopping frontages;

ii. within those parts of Bilston Town Centreand Wednesfield Village Centre outside ofthe designated Primary Shopping Areas;

iii. within the defined district centres.

In these locations, proposals will not be

permitted at sites or buildings that are adjoined by residential accommodation or by other sensitive uses, such as schools or places of worship.

In addition to the general locational considerations above, proposals will only be permitted where:

a) they are limited to the ground floor ofthe premises; and

b) a shop front and permanent shopwindow display is provided to avoid abreak in the shopping frontage; and

c) no significant harm will be caused to:- the amenities of existing or proposed

residential accommodation and other sensitive uses in the vicinity; and

- the visual amenities and character of the area; and

- highway safety; and- the potential for increased crime

and disorder in the locality.

Proposals which would otherwise affect the amenities of residential accommodation or other sensitive uses may be permitted subject to conditions to limit the permitted hours of operation, where it is considered that the effects can be satisfactorily mitigated by such a limit.

10.10.8 The most suitable locations for theseuses are within the City Centre outsidethe primary and secondary frontages,Bilston and Wednesfield Centres outsidethe Primary Shopping Area, and theDistrict Centres. However, within theselocations, the impact on adjoiningoccupiers and the area generally will begiven careful consideration. In particular,the Council will seek to avoid any adverseeffect on the amenities and viability ofexisting or potential residentialaccommodation. In this context theCouncil’s intention to encourage the re-use of vacant upper floors above shopsfor residential use is relevant.

10.10.9 Moral and social implications associatedwith gambling, especially by youngpeople, at these premises is not a matterwhich can be considered throughexisting planning control legislation. The


otherwise harm the vitality and / orviability of the centre; or

2. significant harm would be caused to the amenities of existing or proposedresidential accommodation in thevicinity, either individually orcumulatively with other Class A3, A4 and A5 uses, including by reason ofnoise, smell, general disturbance or traffic impact; or

3. significant harm would be caused to the visual amenities of the area byproposed ventilation and / or fumeextraction equipment incorporated in the proposal; or

4. the vehicle movements and parkinggenerated would be harmful to highway safety or the free flow of traffic,taking into account the availability ofspace for parking and servicing; or

5. adequate provision would not be made for the storage and disposal of refuse.

Proposals which could affect the amenities of residential accommodation may be permitted subject to conditions to limit the permitted hours of operation, where it is considered that the effects can be satisfactorily mitigated by such a limit. Proposals that include a drive through facilitywill also be subject to Policy SH15.

10.10.1 Catering outlets (Classes A3, A4 and A5)typically include pubs, restaurants, cafesand hot food takeaways. The policy willapply both to proposals for new buildingsand to changes of use /conversions. PolicySH10 (Protected Frontages) and thefrontage use policies for WolverhamptonCity Centre and Bilston and Wednesfieldtown centres will also need to beconsidered.

10.10.2 The Council recognises that catering usesprovide a useful and necessary service tothe community and can add to the vitalityof shopping centres. They can howevercause considerable pedestrian and vehicleactivity and the Council needs to considerthe likelihood of noise, fumes anddisturbance to nearby residents, particularlyat the weekend and late at night.

10.10.3 In order to minimise the environmental and transport issuesraised by catering outlets and to ensure that they are accessible by achoice of transport modes they should be located within the definedcentres, subject to frontage use policies. In some cases they may also be suitable in employment areas where there are unlikely to be problems with residential amenity and they can provide a service to localemployees. In local shopping areas (i.e.those not identified as defined centres),proposals for catering outlets may beacceptable provided they do not causesignificant problems with residentialamenity, parking or highway capacity orthreaten the local shopping role.

10.10.4 In all potential locations the Council will consider compatibility with nearby uses in order to ensure theprotection of residential amenity andachieve a suitable design and layout.Particular attention will be paid to thearrangements for fume and ventilationextraction, especially in terms of theheight of any associated ducting andsoundproofing arrangements. Ifinappropriately located, such equipment can generate noise nuisance and be visually intrusive.

10.10.5 Highway considerations, which include capacity, road safety, car parking and delivery facilities may be considered to distinguish betweenhot-food takeaways and other types of outlet (for example, restaurants andcafes open during normal shop hours). If there are problems with these criteria, a condition preventing takeaway salesmay be imposed where it is felt that such problems could thereby beovercome. There may be locations where it is felt that a significant group of catering outlets could causecumulative problems, for example incompeting for a limited amount of carparking and, if so, such concentrationswill be discouraged.


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Council will, however, in dealing with theissue of licences consider, as far as theyare able under current legislation, thesebroader implications in consultation withthe police, education and welfareservices and environmental health andconsumer services.

10.11 Retailing at Petrol Filling Stations

Policy SH17: Retailing at Petrol Filling Stations

Where proposals for retailing at petrol filling stations do not comply with Policies SH3 or with Policy SH9, the extent of retail floorspace will be limited to that which is ancillary to the principal use of the site for the sale of fuel; the retail use will be confined to motoring accessories, newspapers and magazines, tobacco and confectionery and a limited range of basic food and other convenience goods, and the gross retail floorspace should not exceed 90 sqm.

10.11.1 An emerging form of retailing at the locallevel is the introduction of smallsupermarkets/convenience stores inassociation with petrol filling stations.The Council recognises that in certaincircumstances such developments mayprovide a local shopping facility in anarea that might otherwise remaindeficient. However, Policy SH17 requiresthat where proposals for retailing atpetrol filling stations is not in compliancewith Policies SH3 or Policy SH9, the retailelement will be confined to motoringaccessories, newspapers and magazines,tobacco and confectionery and a limitedrange of basic food and otherconvenience goods, and the gross retailfloorspace should not exceed 90 sqm.


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11CHAPTER 11: COMMUNITY SERVICES

Contents

Para Page

11.1 Introduction 158

11.2 Community Needs 158Policy C1: Health, Education and other Community Services (Part I) 158Policy C2: Location of New Community Services Development 159

11.3 Community Meeting Places 160Policy C3: Community Meeting Places 160

11.4 Education and Childcare Facilities 160Policy C4: Education Facilities 160

11.5 Health Facilities 161Policy C5: Health Service Improvements 161Policy C6: New Cross Hospital 162Policy C7: Medical Practices in Residential Areas 163Policy C8: Access to Medical Practices 163

11.6 Cemetery Provision 164Policy C9: Cemetery Provision 164


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● Supporting the expansion and

improvement of community facilities

and the provision of new facilities, in

accessible locations.

Where major new developments are

proposed (especially residential and mixed-

use schemes) contributions towards the

provision of new community facilities may

be required to serve the needs of the

development and the local area.

11.2.1 Community services tend to have limitedand uncertain access to funding and sohave difficulties competing on the openmarket for land and premises. Socialtrends can also have an impact onservice needs. For example, ananticipated rise in the number of elderlypeople in future years will mean anincreased need for suitable facilities fordependent elderly people. The Councilwill continue to work in partnership withother community service providers toensure that the essential land andpremises required to deliver communityservices are protected and that new sitesare provided, where necessary, torespond to changing service needs.

11.2.2 Where new or replacement communityfacilities are proposed, it is particularlyimportant that they are located wherethere is good access to public transportand cycling and pedestrian links, andthat satisfactory access is provided forpeople with disabilities, the elderly andthose with children. Policies in Chapter14: Access and Mobility, Policy D11 andSPG on Access and Facilities for Peoplewith Disabilities provide policy contextand detailed guidance on accessibilityissues.

Policy C2: Location of New Community Services Development

Proposals for new public service, cultural, community and health facilities within UseClass D1 and higher, further and adult education facilities through either new development or change of use of existing buildings will be directed to identified centres appropriate in role and scale to the

proposed development and its intended catchment area. Proposals for the development of community facilities in locations outside defined centres will only be permitted where all of the following criteria are satisfied:

a) The proposed development is of a scale and nature appropriate to thelocation concerned;

b) The proposal must offer genuine and realistic safe and easy access bypublic transport, walking and cycling for all sections of the community, to help achieve better access to facilitiesand development by a choice oftransport modes;

c) The proposed development contributesto the objectives of reducing the need to travel and reducing car use, and doesnot significantly increase local trafficlevels or congestion;

d) There is no significant detriment to localamenity.

11.2.3 Proposals for new public service, cultural, community, health andeducation facilities will be directed to sites within existing defined centres,having regard to the role and function of the centres concerned as defined in Policy SH1. Proposals for newcommunity uses in locations outsidedefined centres will be permitted where there is a genuine need for the development, where a sequentialapproach to site selection has beenfollowed, and locations are easilyaccessible by a choice of modes of transport.

11.2.4 Major new developments, which will significantly increase local demand for health, education and other community services, may berequired to make a financial contribution towards the cost ofproviding such facilities.


11.1 Introduction

11.1.1 A wide variety of community services areprovided in Wolverhampton, rangingfrom hospitals and schools to pubs,community centres and cemeteries.Recent years have seen an increase in theproportion of people employed in thecommunity service sector, and furthergrowth is forecast.

11.1.2 As part of the creation of a Learning City,a Caring City, a Healthy City and a City ofCommunities and Neighbourhoods, theWolverhampton Community Plan (2002-2012) aims to:

● Create a City where more people cantake part in learning throughout theirlives and reach their full potential;

● Develop a City Learning Quarter and newUniversity facilities to cater for 22,000students in the City Centre;

● Create a new City Academy and four newspecialist schools for 14-19 year olds;

● Provide a range of modern health carefacilities in the right place and inproportion to need;

● Redevelop New Cross Hospital to includea Cardiac Centre and more facilities fortreating cancer patients, and take othertraditional hospital-based services closerto people’s homes;

● Provide new buildings for family doctors,a Children’s Centre and a new hospital atPenn to treat people with mental illness;

● Ensure more good quality childcare isavailable across the City;

● Improve community facilities andincrease the number of local peopleinvolved in community or voluntaryactivities.

11.1.3 A healthy lifestyle and access to healthand social care facilities is crucial toeveryone’s quality of life. This is also aclose relationship between health andregeneration. Good health is importantin relation to employment (paid orvoluntary), in increasing social inclusionand ability to participate in social, leisureand recreational activities.

11.1.4 The Wolverhampton LearningPartnership is the ‘learning arm’ of theWolverhampton Strategic Partnership.The vision in its Strategy and OperationalPlan 2005-6 is to ensure Wolverhamptonbecomes a City of Learning Communities.To assist in achieving the Learning Planobjectives and targets requires goodquality buildings and associated facilitiesin which to undertake learning, trainingand formal education.

11.1.5 Lifelong Learning encompasses school,higher and further education, workbased training and a wide variety of lessformal education undertaken in localcommunities and at home. Continualeducation and learning new skills plays acrucial part in improving people’s qualityof life; is a cornerstone of economicregeneration and future prosperity andlays the foundation for a socially inclusiveand just society.

11.1.6 The City Council is the largest provider ofsocial, welfare and education services inWolverhampton and WolverhamptonHealth Authority is responsible for theprovision of hospital and primary healthcare facilities. A variety of otherorganisations are involved in theprovision of community services and, inrecent years, the voluntary sector hasexpanded to become a significantprovider. Many of the larger communityservice providers have major landholdings and have developed estatesstrategies to guide future development.

11.2 Community Needs

Policy C1: Health, Education and other

Community Services (Part I)

Subject to other UDP policies, the Council

will seek to meet existing and future needs

for community services, by:● Protecting land and buildings in

community service use;● Encouraging improvements in access

to existing community service

facilities;


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Belt (see Policy G2). Extensions to existingeducation facilities will be encouraged,subject to other UDP policies.

11.4.3 A number of education facilities fallwithin the Green Belt, which placeslimitations on any future development.However, the Council has designated anumber of these sites as MajorDeveloped Sites, to allow a limitedamount of expansion andredevelopment to take place, for thebenefit of lifelong learning in the City.Major housing developments due tocome forward over the lifetime of thePlan, such as Bilston Urban Village, willimpact on school place provision andmay result in the need for new orexpanded school facilities.

11.4.4 Within Wolverhampton City Centre thereare a number of innovative proposalswithin the ‘Learning Quarter’, includingthe establishment of a City Academy.Further details are set out in Chapter 15.Wolverhampton University has an estatesstrategy and is undergoing a majorexpansion of its City Centre Campus,which will continue for a number ofyears. The Campus serves 14,000students and employs 2,000 staff.

11.4.5 A growing number of educationestablishments, particularly secondaryschools, Wolverhampton University andcolleges, have opened up a range ofvaluable facilities for wider use by thelocal community. These include sport,arts, theatre and dance activities, adulteducation and the use of meeting roomsby local groups in the evenings. In someareas such sites provide the onlyavailable local swimming pool, sports hallor outdoor sports pitches. The Councilrecognises that schools (particularlysecondary schools) and colleges are animportant community asset andencourages greater dual-use of facilitiesthrough a Strategy for Community Use ofSchool Facilities (see also Policy R8).Decisions on dual-use of schools aretaken by the governing body inconsultation with the Local EducationAuthority and the local community.

11.4.6 The provision of conveniently locatedchildcare for pre-school age children isvery important both economically andsocially, as it allows parents to continueto, or return to work. The Early YearsDevelopment and Child Care Planincludes a commitment to provide schoolnursery places for all three year olds inthe City. However, a large proportion ofchildcare is provided by privately-run daynurseries, play groups and crèches. SPGon Day Nurseries provides specificguidance on proposals involving non-residential care for children up to fiveyears of age, including play groups andcrèches.

11.4.7 The lack of childcare facilities close toWolverhampton employment sites canbe a barrier to economically activewomen entering the workforce.Therefore, the Council will support theprovision of childcare facilities as part ofnew commercial and retail developmentin Wolverhampton City Centre and large-scale employment developments toserve workers and shoppers.

11.5 Health Facilities

Policy C5: Health Service Improvements

The Council will work with the Health Authority and other health service providers to identify appropriate sites and premises for the implementation of health service improvements.

All proposals to develop or improve health services should be located and designed so as to maximise accessibility by non-car modes oftransport whilst providing sufficient access arrangements for emergency vehicles and those who need to use cars.

11.5.1 The Council wishes to support andencourage the provision of new orimproved health and social care facilitiesin appropriate locations to serve localpeople. This will be particularly importantin areas where existing provision is poorand inadequate and where, for example,new healthy living centres or GP grouppractice facilities are needed. The Health


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11.3 Community Meeting Places

Policy C3: Community Meeting Places

Proposals involving the loss of community meeting places, including clubs, public houses and community centres, will only be permitted if it can be demonstrated that:

1. There is no longer a need for the facility;

2. There are other existing facilities, in locations that are reasonablyaccessible including on foot by members of the community served,which would accommodate anycommunity activities displaced by the proposed development;

3. The proposal would involve thereplacement of the facility in an equally convenient location; or

4. It would not be possible to retain thefacility or provide an alternative facilitybecause, despite all reasonable efforts,this would not be economically viable.

11.3.1 The Council has a strong commitment tosupport the variety of community andvoluntary groups, including religiousgroups, which exist in Wolverhampton.Many such groups have difficulty findinga suitable meeting place, to act as a focusfor social, cultural or religious activities. Inorder to meet this need, it is important toprotect existing meeting places andmaximise their use, and also to provideland and premises for a variety of newfacilities. Special consideration should begiven to the needs of ethniccommunities and communities sufferingfrom deprivation or social exclusion.Meeting places can include communitycentres, school halls, religious buildings,clubs and public houses.

11.3.2 Policy C3 indicates a presumption infavour of retaining community meetingplaces, particularly in neighbourhoodswhere there are few such facilities. Whenconsidering applications forredevelopment or change of use ofcommunity meeting places to other non-community uses, the Council will expectdevelopers to provide detailed evidence

to demonstrate compliance with thispolicy e.g. public consultation results,marketing evidence, a revenueinvestment appraisal, a structural reportor detailed proposals showing howexisting uses will be accommodatedelsewhere. SPG on Places of Worshipprovides specific guidance on proposalsinvolving religious buildings.

11.4 Education and Childcare Facilities

Policy C4: Education Facilities

Land and buildings in educational use should be retained where there is a recognised needfor such facilities. Development which will lead to the improvement of education facilities in the City will be supported where this will not conflict with other UDP policies. Dual-use of both existing and proposed education facilities will be encouraged.

11.4.1 Education facilities constitute a major landuse in Wolverhampton. WolverhamptonLocal Education Authority has produceda School Organisation Plan to cover theperiod 2004-2009. The Plan, which will bereviewed annually, assesses school placesin the City and determines present andfuture accommodation needs. Varyingchanges in the population structure ofdifferent parts of Wolverhampton haveresulted in the need to rationalise schoolpremises in some areas and increase thecapacity of oversubscribed schools inother areas. This will result in the need toextend, remodel or dispose of land andbuildings on a number of school sites.

11.4.2 It is important to retain grounds andbuildings for educational use wherethese are required to serve current orfuture needs. However, where groundsand buildings in educational use aredeclared surplus to requirements,appropriate redevelopment will beencouraged, subject to Policy R5regarding the protection of sports grounds.Alternative community uses should beconsidered before any other uses. The re-use of existing buildings should also beconsidered, particularly within the Green

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Authority and other providers will beconsulted at an early stage on the needsof particular areas when majordevelopment proposals are beingconsidered.

11.5.2 Policies and proposals elsewhere in thePlan cover other health related matterssuch as improving air quality byencouraging high traffic generatingactivities to locate in areas which arealready (or have potential to be) servedby public transport, improvements topublic transport, placing a high priorityon the needs of pedestrians to helpincrease walking, protection of keyenvironmental resources such as greenspaces and in dealing with contaminatedland.

11.5.3 In recent years, there have been majorchanges in thinking about the way thathealth and social care should beprovided, linked to national governmentrequirements to improve health andtackle health inequalities. These include amove towards providing care close towhere people live, wherever practical.Wolverhampton’s Health ImprovementProgramme (HImP) brings together keyactions arising from national and localstrategies and makes proposals for thefuture development of health and socialcare facilities in Wolverhampton.Proposals arising from the HImP whichrelate to land use are detailed in theWolverhampton Health CommunityEstates Strategy.

11.5.4 Plans are already underway to radicallyimprove the buildings and facilitiesprovided by The Royal WolverhamptonHospitals NHS Trust at New CrossHospital, located to the north east of theCity Centre. This may result in the releaseof parts of the site for redevelopment. Aspart of the resulting servicereorganisation, outpatient, investigationand day case treatments will move fromNew Cross Hospital to new Primary CareCentres. These easily accessible, walk-incentres will compliment hospital and GPservices by providing treatment for minorconditions. At least two Primary Care

Centres will be provided, one located inor near the City Centre and another inBilston.

11.5.5 Another major proposal is to refurbish,consolidate and expand facilitiesprovided by GP surgeries acrossWolverhampton, to provide further, goodquality primary care close to wherepeople live. There are also plans to createa specialist Women and Children’s Centreand to close the three existingcontinuing care homes for the elderlyinfirm and replace them with a newfacility located in or near the City Centre.Policy H11: Special Needs Housing, PolicyH12: Residential Care Homes andassociated SPD provide guidance onproposals involving the provision ofpublic and private nursing homes for theelderly and housing for others withspecial needs.

11.5.6 It is important that all new or improvedhealth facilities are located and designedso that local people can easily accessservices. Proposals should demonstrateaccessibility by a range of means oftransport and should be located as nearas possible to where people live, both inorder to increase accessibility and toreduce the need for car journeys.

Policy C6: New Cross Hospital

The Council will work closely with the Royal Wolverhampton NHS Trust and other partners, within the context of the estate strategy and master plan, to ensure that the major redevelopment proposals for the New Cross Hospital complex address the following matters:

1. Improved public transport accessibility and related facilities;

2. Enhanced vehicular, pedestrian andcycling circulation networks;

3. Provision of adequate car parking tomeet the long-term needs of thehospital, linked to a green transport plan;

4. Sustainable energy, waste treatment and recycling facilities;

5. Improved building and environmentdesign and layout;

6. Quality hard and soft landscaping,including recreational open space and sitting-out areas;

7. Key gateway sites, buildings andentrance points and appropriate signage;

8. Public art provision;9. Protecting the amenity and

environment of local residents.

11.5.7 The Royal Wolverhampton NHS Trust hasbeen given permission by the Secretaryof State for Health to continue to plan forthe development of services for the localcommunity, with a view to significantinvestment in new facilities. Therefore,over the Plan period it is likely that NewCross Hospital will undergo majorchanges. The developments will, whencomplete, provide a first class hospital forthe City and the surrounding area. Theprogramme will create integrated centresfor particular types of care, including: anemergency centre; an elective centre; acardiac centre; a women & children’scentre;.a head and neck centre; and aheart and lung centre.

11.5.8 All of these developments will be setwithin an emerging master plan for thewhole hospital complex and most willrequire planning permission. It istherefore important for the City Councilto work in partnership with the HospitalTrust, local people and other partnerssuch as Centro and bus operators, inorder to secure the master planobjectives. The New Cross Hospital site isshown on the Proposals Map.

Policy C7: Medical Practices in Residential Areas

Changes of use of dwelling houses to medical practices and extensions to existing practices within residential areas will be permitted if:

1. There is proper provision of safe accessand adequate parking for staff andpatients, which will not harm the amenityof local residents;

2. Any alterations or extensions to thepremises would not prejudice theirreturn to full residential use at a laterdate; and

3. If the property is linked to a dwellinghouse, the problem of noise transferenceand loss of amenity can be adequatelycontrolled.

11.5.9 Medical practices include doctors,dentists, opticians, chiropodists andhomeopaths and other similar uses. Suchpractices are typically located in localcentres or in residential areas. Local anddistrict centres are particularlyappropriate locations for medicalpractices (see Policies SH6 and SH7),subject to Policy C8 and Policy SH9regarding active ground floor frontages.Whilst locating or extending medicalpractices in residential areas may beappropriate in terms of accessibility, it isimportant that the amenity of localresidents is respected. Similar principleswill also apply to veterinary surgeries,where particular effort should be takento avoid nuisances caused by noise, smelland waste.

Policy C8: Access to Medical Practices

New medical practices should provide at least one patients surgery on the ground floor which has satisfactory access for people with disabilities, elderly people and people with young children. This policy will apply to changes of use and new development.

11.5.10 A number of existing medical practicesoccupy only the upper floors of abuilding. This arrangement restrictsaccess for people with disabilities, theelderly and those with young children.Therefore, it is important that proposalsto develop new practices or redevelopexisting practices, allow for the accessand treatment of patients at groundlevel. In cases of exceptional and urgentneed, temporary planning permissionmay be granted for the use of upperfloors as surgeries on the understandingthat at least one surgery is provided onthe ground floor as quickly as is practical.


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11.6 Cemetery Provision

Policy C9: Cemetery Provision

Consideration will be given to the provision of additional cemetery and woodland burial facilities where there is an identified need, subject to:

1. Appropriate protection of natureconservation value and preservation offeatures which contribute towards areaof special character interest;

2. Appropriate ground conditions; and3. Good accessibility.

The following site has been safeguarded for cemetery use:Land off Barnhurst Lane, adj. Aldersley School

11.6.1 The Council has identified an urgentneed for more cemetery and woodlandburial sites to meet Wolverhampton’sneeds beyond 2003. A number ofpotential sites have been identified tomeet this need, which are of anappropriate size and location and havesuitable ground conditions for such use.Part of one of these sites falls within theCity Boundary and is shown on theProposals Map. If it is necessary toidentify further sites during the Planperiod, they will be assessed againstcriteria in Policy C9 and other UDPpolicies.


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12CHAPTER 12: OPEN SPACE, SPORT AND RECREATION

Contents

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12.2 Local Standards for Open Space, Sport and Recreation Facilities 169Policy R1: Local Standards for Open Space, Sport and 169Recreation Facilities (Part I)Policy R2: Open Space, Sport and Recreation Priority Areas 174

12.3 Protection of Open Space, Sport and Recreation Facilities 174Policy R3: Protection of Open Space, Sport and Recreation Facilities 174

12.4 Development Adjacent to Open Spaces 176Policy R4: Development Adjacent to Open Spaces 176

12.5 Sports Grounds 176Policy R5: Sports Grounds 176

12.6 The Greenway Network 179Policy R6: The Greenway Network 179

12.7 Open Space Requirements for New Development 179Policy R7: Open Space Requirements for New Development 179

12.8 Dual-use of Open Space, Sport and Recreation Facilities 179Policy R8: Dual-use of Open Space, Sport and Recreation Facilities 179

12.9 New Open Space, Sport and Recreation Facilities 179Policy R9: New Open Space, Sport and Recreation Facilities 179Policy R10: Floodlighting and Synthetic Turf Pitches 180

Table 12.1 Wolverhampton Open Space, Sport and Recreation Standards (Interim) 170

Map 12.1 Wolverhampton Park Areas 171

Map 12.2 The Greenway Network 172


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12.1.6 The vast majority of open space is shownon the Proposals Map, categorised asRecreational Open Space, Private SportsGrounds, Historic Parks and Gardens,nature conservation sites (SINCs, SLINCsand LNRs) and Greenways. For simplicity,canal corridors and school playing fieldsare not shown. However, the Policies inthis Chapter apply to any area of openspace which fulfils one of the listedfunctions, whether or not it is shown onthe Proposals Map, including new openspaces created over the Plan period. Thisincludes some green spaces, such as thosealong the Black Country Route, which arenot usable for recreational purposes butare of value for their function as bufferzones or attractive landscaped areas.

12.2 Open Space, Sport and Recreation

Standards

Policy R1: Local Standards for

Open Space, Sport and

Recreation Facilities (Part I)

The Council will carry out assessments of

the existing and future needs of

Wolverhampton communities for different

types of open space, sport and recreation

facilities. These assessments will be used to

set local standards for different types of

provision, in terms of quantity, quality and

accessibility. Audits will be undertaken to

define areas of deficit or surplus in relation

to these standards. Community safety and

crime reduction will be an important

concern in any assessment.

The Council will seek to ensure that open

space, sport and recreation standards are

met, both across the City and at a local

level, by:● Resisting the loss of open space, sport

and recreation facilities required to

meet local needs;● mproving the provision, quality and

accessibility of such facilities, where

resources allow, and encouraging their

appropriate management;● Ensuring that new developments meet

their own open space, sport and

recreation needs;

● Ensuring that links are provided

between adjacent open spaces.

12.2.1 Revised PPG17 on Open Space, Sport andRecreation (July 2002) requires LocalAuthorities to set robust local standardsfor open space, sports and recreationalfacilities in their areas, based onassessments of need and audits ofexisting facilities. It is recommended thatthese standards should be included inLocal Plans. There has not yet been timeto carry out a full assessment of needs inWolverhampton, although a sports pitchassessment is currently underway. In theinterim, the Council has adopted a rangeof definitions and minimum standards forprovision of important types ofrecreational open space and sport andrecreation facilities, set out in Table 12.1,which reflect both national guidance andlocal circumstances. These standards willbe amended in the light of future needsassessments and audits and the newstandards will be published in aSupplementary Planning Document. TheWolverhampton Sport and RecreationStrategy and the Wolverhampton Parksand Green Spaces Strategy, which areregularly reviewed and subject tocommunity consultation, set out how theCouncil aims to improve provision andwork towards meeting standards.


12.1 Introduction

12.1.1 Open space, sport and recreationfacilities make an important contributionto the health and wider quality of life ofresidents and visitors to Wolverhamptonand also help to create a vibranteconomy. The Council aims to ensurethat a wide range of open space, sportand recreation opportunities areprovided within easy reach of allresidents, given resource constraints. Aspart of the creation of a Green andHealthy City and a Caring City, theWolverhampton Community Plan aimsto:

● promote access to and uptake ofrecreational and sporting activities foreveryone, regardless of age or disability;

● work towards providing 2.6 hectares ofrecreational open space for every 1,000residents by 2010, through maximisingthe potential to create well-designedopen spaces in areas with little openspace and as part of major newdevelopments;

● safeguard and improve parks, playingfields, allotments, natural green spaceand children’s play areas;

● create more and better places forchildren to play safely;

● open a new “state of the art” leisurecomplex in the City by 2005.

12.1.2 There are a variety of built facilities forsport and recreation in the City, includingswimming pools, sports centres,gymnasiums, indoor tennis courts andcommunity centres, as well as largerstadium facilities at Dunstall ParkRacecourse, the Molineux FootballGround and Monmore Green Stadium.The Council, through its Sport andRecreation Strategy, seeks to providenew and improve existing sportsfacilities, particularly in areas of greatestdeficiency, to ensure that all local peoplehave the opportunity to participate in awide range of sports activities, atdifferent levels.

12.1.3 The quality of the urban environmentand its appeal to residents and visitors, isto a large extent dependent upon a

network of quality open spaces. Openspace gives people of all ages theopportunity to relax, socialise, keep fit,play and learn about nature and can alsoprovide important habitats for wildlife(see Chapter 7: Nature Conservation).Wolverhampton is a highly urbanised,industrial area, with limited areas ofgreen open space. The majority of openspaces in Wolverhampton are owned andmanaged by the Council, but there arealso a number of privately-owned openspaces in the City, which are of value tolocal communities. Open space is oftenunder pressure from a variety of usersand demand for development land. It isimportant to strike a balance betweenproviding land for important urbanregeneration activities and maintaining anetwork of quality open spaces.

12.1.4 Open space is of value if it fulfils one ormore of the following functions:

● Providing formal or informal areas or facilities for sport and recreation;

● Providing areas for children’s play;● Providing allotment gardens;● Contributing towards visual amenity

or landscape value;● Contributing towards historic value;● Providing a place for holding

community events;● Contributing towards nature

conservation;● Urban forest;● Forming part of the existing or

proposed greenway network;● Acting as a buffer between

incompatible uses;● Defining community boundaries;● Redressing or avoiding a deficiency

of open space.

12.1.5 Open spaces which are neglected,inaccessible or small may still have afunction if they provide openness in an area of deficiency (see Policy R2) and could be enhanced in the future.Recreational open space, which is readily accessible to the general public, is of particular value to localcommunities and can fulfil a wide range of functions.


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Map 12.1 Wolverhampton Park Areas


The following minimum standards will be

applied to the provision of open space, sport

and recreation provision in Wolverhampton,

until up-to-date assessments of need for

different types of provision have been

completed. The standards are based on

guidance from the National Playing Fields

Association, Sport England and English

Nature. An area of open space may contribute

towards the achievement of more than one

standard.

Recreational Open Space_

2.6 hectares of recreational open space per

1,000 residents in each Neighbourhood Park

Area. To include the following:

a) 1.2 hectares playing fields used for

association football, rugby, hockey,

cricket, lacrosse or American football,

including those available through

dual-use agreements and on private

sports grounds;

b) 0.4 hectares outdoor playing space for

non-pitch sports (bowling greens,

tennis courts, athletics tracks,

rounders pitches, synthetic courts and

cycle tracks), including playing space

available through dual-use

agreements and on private sports

grounds;

c) 0.2 hectares allotments;

d) 0.8 hectares of other accessible open

space, including formal and informal

outdoor playing space for children and

accessible natural green space_.

Other Standards

* A Neighbourhood Equipped Area for

Play (NEAP) within each District Park

& the City Park;● Local Equipped Area for Play (LEAP)

for every 1,000 residents, located

within 400m walking distance of e

very home;● A multi-ball games area for every

2,000 residents;● An accessible natural green space

within 400m walking distance of

every home (see Policy N2);● 0.5 hectares of Local Nature Reserve

for every 1,000 residents across the

City as a whole (see Policy N4);● Parks and Public Open Spaces

including appropriate facilities and

evenly distributed across

Wolverhampton,

Definitions

1 Recreational open space: any area of

open space, whether publicly or privately

owned or dual-use, which is suitable for

sport, children’s play or any other formal

or informal recreational use (including

walking) and which is safely accessible

to the public. This includes civic squares

and canal corridors, but excludes

cemeteries, historic parks and gardens

and golf courses.

2 Natural green space: any area of open

space or water which is of value for

wildlife or geological features or is

managed to improve that value

(includes LNRs, SINCs and SLINCs).


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Table 12.1 Wolverhampton Open Space, Sport and Recreation Standards (Interim)

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12.2.2 District Park and Neighbourhood ParkAreas (see Map 12.1) have been adopted,which are based on minimum walkingdistances of 2.5 km and 400m respectivelyand take into account barriers such asmain roads, canals and railway lines.These boundaries can be used to measurethe degree of accessibility to facilities indifferent parts of Wolverhampton.

12.2.3 The accessibility of an open space, sportor recreation facility can also bedetermined by assessing the extent towhich:

● it can be approached, entered andcrossed safely and easily by pedestrians,including children, old people and theless mobile;

● it can be used by right or tradition by thepublic;

● any membership conditions governinguse of the open space are inclusive andany charges made are affordable to themajority of potential users.

12.2.4 An audit of existing recreational openspace has been carried out to identifycurrent areas of deficiency in terms of theinterim standards. Recreational openspace which is outside the City boundarybut within walking distance ofWolverhampton residents has beenincluded as part of this assessment.Currently, every 1,000 Wolverhamptonresidents have access to 3.6 hectares ofrecreational open space, above thestandard of 2.6 hectares. However, thistotal includes only 0.6 ha of accessibleplaying fields and other outdoor playingspace (40% of the 1.6 ha standard) and0.16 ha of allotments (compared with astandard of 0.2 ha). The Wolverhamptondefinition of recreational open space alsoincludes natural green space (see alsoPolicy N2) and canal corridors, whereasthe standard of 2.6 ha, taken from NPFAguidelines, is designed to be applied toplaying space only. A full needsassessment may, therefore, result inincreases to some of these standards.Open space is also unevenly distributedbetween Neighbourhood Park Areas andvaries in terms of quality, accessibilityand function from area to area.

12.2.5 Allotments are an important part of theopen space network, giving plot holdersopportunities for outdoor activity andfood production and providing animportant wildlife habitat.Wolverhampton currently falls below thestandard of 0.2 hectares per 1,000residents set by the Thorpe Report of1969 (Report of Departmental Committeeof Inquiry into Allotments), by 8.5 hectares.Some Neighbourhood Park Areas haveno allotments at all. The Council has astatutory duty to provide allotments,although in recent years there has been adecline in their use. All existingallotments, both publicly and privately-owned, are shown on the Proposals Map.

12.2.6 Allotments, and land where the lastknown use was for allotments, willcontinue to be strongly protected, takinginto account local need and use, andenhanced, where resources and localamenity allow, in accordance with theCouncil’s Allotment Development Plan.Statutory sites (freehold land originallypurchased or appropriated for use asallotments) cannot be taken out ofallotment use unless the land is no longerneeded for the purpose of allotments. Insuch cases, Government approval isneeded and all proceeds must be used to enhance allotment provision.

12.2.7 The Council will continue to protect andmaintain children’s play areas, and willenhance and create new play areas,where resources allow, in accordancewith the Council’s Play Area DevelopmentPlan and taking account of local need andamenity. Current standards of provisionfor children’s play areas, including multi-ball games areas, are set out in table 12.1and the Wolverhampton Parks and GreenSpaces Strategy. It is the Council’s aimthat no child should have to walk morethan 400m from home to reach an equippedplay area and, to this end, will seek toensure that new provision is located inareas where there is a deficiency. Toreduce the possibility of noise anddisturbance, it is considered prudent topreserve a buffer between children’s playareas and residential areas or roads.


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Map 12.2 Wolverhampton Greenway Network

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surplus to requirements in terms of its existing and potential value to thecommunity, including not only in itsexisting or last use but also for all theother functions which open space canperform; or

4. The needs assessment clearlydemonstrates that the facility is surplusto requirements for its |existing use andthe proposed development wouldinclude the provision of another type ofopen space or sports or recreation facilityfor which there is an identified deficit.

In cases where permission is granted for the redevelopment of an open space, sport or recreation facility that has not been shown to be surplus to requirements, compensatoryprovision will be required, which should:

a) Involve the creation or enhancement ofopen space, sport or recreation facilitieswithin a reasonable distance of the facilityto be lost (depending on its function);

b) Be of equal or greater value to the localcommunity, in terms of quantity, qualityand accessibility, to that lost;

c) Be operational within one year of theexisting facility being lost; and

d) Contribute towards the achievement ofthe current Wolverhampton open space,sport and recreation standards.

Appropriate compensatory provision will be determined in consultation with Sport England and other relevant bodies and will be secured through the use of conditions, planning obligations or management agreements, where appropriate.

12.3.1 Once developed, open space, sport andrecreation facilities are likely to be lost tothe local community permanently.Therefore, development which wouldreduce the size or value of any openspace, sport or recreation facility will bestrongly resisted, particularly in theabsence of any up-to-date assessment ofneed. A needs assessment must beproduced which demonstrates that thefacility is surplus to requirements for itscurrent or most recent use, and alsodemonstrates that the site is surplus for

all other open space functions, unless theproposal includes the provision of anopen space, sport or recreation facility forwhich there is an identified deficit. Inexceptional circumstances wherepermission is granted for the loss of afacility that has not been shown to besurplus to requirements, some form ofcompensatory provision which is of atleast the same value to the localcommunity will be required. In mostcases some form of communityconsultation will be required to establishlocal views about the value of the facilityto be lost and the acceptability of anycompensatory provision.

12.3.2 Where it is considered that facilities havebeen deliberately abandoned in order tojustify redevelopment for other uses,compensatory provision of the samevalue as the original facility will berequired. Where open space is to be lost,in most cases it will be preferable to usecontributions to improve the quality ofexisting open space and facilities than toprovide new open space. Policies in thisChapter and Chapter 7: NatureConservation give details of extra levelsof protection and compensatoryrequirements related to specific types ofopen space and facilities.

12.3.3 However, opportunities should be takento relocate open space, sport andrecreation facilities to more appropriateor accessible locations, providing thenew facility is at least equivalent, in termsof size and quality and accessibility, tothat lost. Such land swaps are particularlydesirable where they will bringpreviously-developed sites where otherforms of development are precluded (e.g.because of contamination) back intoproductive use.

12.3.4 There are a number of open spaces, listedbelow, which are of very limitedrecreational value, for example, due totheir location or size. Protected openspace status has been removed fromthese sites so that their potential to meetother social and economic objectivesidentified in the Plan can be realised.


Policy R2: Open Space, Sport and Recreation Priority Areas

Areas which fall below any of Wolverhampton’s current adopted open space, sport and recreation standards will be treated as priority areas for protection, enhancement and new provision.

12.2.8 There are limited resources available forthe provision and maintenance of openspace, sport and recreation facilities inWolverhampton. It is important to targetthese resources on priority areas, whichfall below standards in terms of quantity,quality or accessibility. The size of areaused will vary depending on thecatchment area of the particular type offacility concerned. Current priorityNeighbourhood Park Areas in terms ofthe two major interim standards arelisted below and shown on Map 12.1.Neachells Industrial Area is not included,as it is an industrial area. New priorityareas will be defined in a SupplementaryPlanning Document following thecompletion of needs assessments andthe setting of new standards.

Less than 2.6 ha recreational open

space per 1,000 residents:

Bushbury Recreation Ground Graiseley Recreation GroundLong Knowle Open Space All Saints Park Arnhem Open Space Phoenix Park Oxley Woodcross Park Bradmore Recreation GroundMuchall ParkWarstones Green Bantock Park Peace Green West Park Heath Town Park Wednesfield Park

No Neighbourhood Park:OxleyBilston Urban VillageWightwick and ComptonThe Lunt

12.2.9 There is usually little potential to createnew open space, sport and recreationfacilities in priority areas, except via newdevelopments (see Policy R7), so it isoften more appropriate to improve thequality and accessibility of existingfacilities, increase the range of facilitiesavailable or bring private facilities intopublic use through dual-use agreements(see Policy R8). Ensuring people feel safeto use facilities can also make them morevaluable and effective. This is beingaddressed through the Council’s CrimePrevention Strategy for Parks and OpenSpaces and design policies (see PolicyD10).

12.3 Protection of Open Space, Sport and

Recreation Facilities

Policy R3: Protection of Open Space, Sport and Recreation Facilities

Until appropriate needs assessments have been completed, development which would result in the loss of any part of an open space, sport or recreation facility, will not be permitted, unless:

1. It is for a recreational or community usein keeping with the functions of thefacility; or

2. A satisfactory exchange of land can be secured which would maintain orimprove the value of the facility to thelocal community and is supported by theresults of community consultation.

Given the availability of an appropriateneeds assessment, development whichwould result in the loss of any part of anopen space, sport or recreation facilitywill only be permitted if (1) or (2) apply,or if:

3. The needs assessment clearlydemonstrates that the facility is


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within not more than 1 year of the commencement of the development.

Where school playing fields are declared surplus to educational requirements, their future use will be determined with reference to the following sequential approach:

1. If the site is located in a priority area, interms of open space or playing fieldsstandards, the playing fields should beretained in an outdoor recreational useand made available to the public;

2. Where the site is not suitable for publicuse or a beneficial reconfiguration ofland uses can be achieved, developmentfor other uses will only be permitted if relocationof the playing fields in full to analternative location within the local areacan be secured;

3. If a suitable relocation site is not availableor where there is an identified surplus ofrecreational open space and playing fields in the localarea, development for other uses will only be permitted ifcontributions towards the provision or enhancement of alternative sport or recreation facilities of an equivalent value to the local community can be secured.

12.5.1 Playing fields are outdoor areas forformal sporting purposes whichaccommodate one or more playingpitches and other land which allows for proper use of the pitches. A playing pitch is defined as an area of 0.4 ha or more which is used for formal sports such as football, rugby,cricket and hockey. Sport England must be consulted on any planningapplication for development which will affect a playing field. Where a playing field is Council-owned or has been used by an educationalinstitution at any time in the last fiveyears and Sport England objects to itsloss, the Secretary of State must benotified before planning permission can be granted.

12.5.2 The definition of sports grounds used forthe purposes of Policy R5 includesplaying fields and outdoor playing spacefor non-pitch sports as defined in Table12.1, but also pitch-and-putt, putting andgolf courses and stadia (although thesedo not contribute towards standards setout in Table 12.1). All sports grounds,whether belonging to schools orcontrolled by public, private or voluntarybodies, are of special significance fortheir existing and potential recreationalvalue, their contribution to the greenopen space of Wolverhampton and theirability to contribute towards theregeneration of inner urban areas.

12.5.3 As mentioned above, there are currentlyonly 0.6 hectares of accessible playingfields and other outdoor playing spacefor every 1,000 residents inWolverhampton, well below theminimum standard of 1.6 hectares. Thisprovision varies across the City in termsof quantity and quality. A detailed auditand assessment of the extent to whichthis provision is able to meet the longterm needs of local communities, giventhe growing demand for recreationalland in the wider community, is currentlybeing carried out. It is unlikely thatenough new playing fields can becreated in the future to reach thestandard. However, there is potential tobring the large number of playing fieldscurrently used solely by educationalinstitutions into some form of public usevia dual-use agreements (see Policy R8).Therefore a target of 0.8 hectares per1,000 residents across the City isconsidered to be realistic within the Planperiod.

12.5.4 Existing sports grounds, both public andprivate, will continue to be stronglyprotected to ensure that they are not lostexcept in very special circumstances. Insuch circumstances the Council, inconsultation with Sport England andwith reference to the WolverhamptonSport and Recreation Strategy, willdetermine appropriate compensation forany loss and decide the function andlocation of replacement sports pitches


However, in all such cases, an appropriateproportion of the proceeds from the saleor development of the land will be retainedto enhance or create recreational openspace and facilities in the surrounding area.

Recreational Open Spaces to

be Reallocated

Goldthorn Hill Allotments - 0.17 ha (H9)Rolls Royce Playing Fields (excludingbowling green) - 2.5 ha (B3.26)

Recreational Open Space Identified

for Land Swap

Thompson Avenue Open Space (H3)Open Space within Bilston Urban Village (SRA)

12.4 Development Adjacent to Open Spaces

Policy R4: Development Adjacent to Open Spaces

Development proposals for sites adjacent to open spaces will not be permitted if:

● The proposed use is incompatible withthe functions of the open space; or

● The functions of the open space willsuffer unduly from encroachment.

Residential development adjacent to open spaces will be expected to incorporate an appropriate level of overlooking to improve the security of the open space.

Development adjacent to any of the followingkey open spaces will be expected to incorporate opportunities to improve access to the open space and open up views across it:

1. Bradmore Recreation Ground(Neighbourhood Park)

2. Bushbury Memorial Recreation Ground(Neighbourhood Park)

3. Brickheath Road Open Space(Neighbourhood Park)

4. Wednesfield Park (Neighbourhood Park)5. Springvale Park (Neighbourhood Park)6. Coronation Park (Neighbourhood Park)7. Grassy Lane Open Space (Long Knowle

Playing Fields Neighbourhood Park Area)8. Cedar Grove Open Space (Moseley

Playing Fields Neighbourhood Park Area)

12.4.1 The character and function of openspaces can be harmed by insensitivedevelopment on adjacent sites. However,if such development is sensitivelydesigned it can help to improve theaccessibility, appearance and security ofthe open space, as set out in Policy R4.There are certain parks and open spaces,listed in Policy R4, which are surroundedby development and whose use isrestricted by a lack of access points andopen vistas, which would improve safetyand amenity.

12.5 Sports Grounds

Policy R5: Sports Grounds

Any development which would result in the loss of all or part of a sports ground will not be permitted, unless:

l The proposed development is ancillary tothe principal use of the site and will notadversely affect use of any playing pitches;or

l The proposed development is for anindoor or outdoor sports facility whichwould be of sufficient benefit to thedevelopment of sport to outweigh theloss;

orl It can be clearly demonstrated, with

reference to an up-to-date needsassessment, that the existing provision is no longer required to meetlocal demand and the site has no special significance to the interests ofsport. The assessment should show thatthe sports ground is surplus torequirements not only for its existing usebut also for all other possible open space functions;

Except in cases where the sports ground has been shown to be surplus to requirements for all open space purposes, a replacement facility of at least equivalent area and quality will be required. The replacement facility willneed to be provided prior to the commencement of development unless there are exceptional circumstances, in which case the replacement facility will be required


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12.7 Open Space Requirements

For New Development

Policy R7: Open Space Requirements for New Development

All new development will be expected to include appropriate areas of good quality soft and hard landscaping and open space, commensurate with the scale of the development, designed to:

1. Improve the design and appearance of the development;

2. Provide amenity and recreational areasfor residents, employees and visitors;

3. Contribute towards nature conservationand open space networks;

4. Remedy local deficiencies in the quantity or quality of open space, sportand recreational provision.

12.7.1 To maintain and improve the quality oflife of people who work and live inWolverhampton, it is important that allnew developments include sufficientareas of quality open space andlandscaping (see Policy D6). These greenand open areas fulfil many functions,improving the appearance of thedevelopment, creating havens for wildlifeand creating valuable amenity areas forresidents and workers. Developmentproposals which do not include sufficientopen space or landscaped areas will berefused. Specific open spacerequirements for housing developmentsare given in Policy H8 and Appendix 2,and those for employment sites are givenin Policy B5.

12.8 Dual-use of Open Space, Sport and

Recreation Facilities

Policy R8: Dual-Use of Open Space, Sport and Recreation Facilities

Dual-use of sports grounds and other sport and recreation facilities provided at places of education or on privately-owned land will be encouraged, where this will not harm local amenity or highway safety.

12.8.1 The provision of new open space, sportand recreation facilities is not alwaysfeasible but, in some cases, increasingpublic access to existing facilities canhelp to meet local needs. The Council areseeking to work with commercialoperators to make private sports facilitiesmore accessible to the public and areencouraging greater dual-use of schoolfacilities through a Strategy forCommunity Use of School Facilities.

12.9 New Open Space,

Sport and Recreation Facilities

Policy R9: New Open Space, Sport and Recreation Facilities

New open space, sport and recreation facilities will be permitted subject to:

1. Accessibility by a choice of means of transport;

2. Compatibility with nearby uses;3. Compatibility with other UDP

policies, particularly regarding loss of existing / allocated residential or employment land and the role of centres;

4. Compatibility with the aims andobjectives of the current Parks and Green Spaces Strategy / Sport andRecreation Strategy.

Open Space Creation Sites are shown on the Proposals Map.

New and adapted open space, sport and recreation facilities should be designed to be physically accessible for all users, especially families with children, elderly people and people with disabilities.

12.9.1 The Council’s Sport and RecreationStrategy stresses the need to developnew sports and recreation facilities in asustainable and equitable way. Toachieve this, it is important that coresports and recreation facilities are locatedwithin easy reach of local communitiesby a variety of types of transport. Specialconsideration should also be given to the


and facilities. Permission will not begranted for development simply becauseplaying fields have been allowed to fallout of use and become derelict.

12.5.5 A number of privately-owned sportsgrounds have been lost in recent yearsand those remaining are subject tointense development pressures. Allknown private sports grounds (includingthose which are publicly-owned butleased to private clubs) are identified onthe Proposals Map. Fowler Street BowlingGreen and Tudor Road Bowling Green areshown on the Proposals Map but haveplanning permission for redevelopment,subject to Section 106 agreementsinvolving compensatory provision. Theformer Rolls Royce Playing Fields havealso been rellocated for employment use(see above).

12.5.6 In addition to the protection afforded byPolicy R5, Section 77 of the SchoolStandards and Frameworks Act 1998requires local authorities and schoolgoverning bodies to obtain the priorconsent of the Secretary of State beforedisposal or change of use of schoolplaying fields. The Education (SchoolPremises) Regulations 1999, produced bythe DfEE, set out minimum standards forplaying field provision at schools. Wherea school is closed or school playing fieldsare declared surplus to educationalrequirements, a sequential approach willbe taken to deciding the future use ofany playing fields, as set out in Policy R5.The value of any dual-use facilities to thelocal community will also be taken intoaccount.

12.6 Greenways

Policy R6: The Greenway Network

The Council will work with other agencies to extend and increase access to the Greenway network, enhance its value for recreation, education, sustainable transport and wildlife and realise its potential to facilitate regeneration.

Existing and proposed Greenways will be safeguarded from development that may prejudice their character or intended function.

Development adjacent to an existing or proposed Greenway will be expected to include provision for new or improved access to the Greenway.

12.6.1 Greenways are linear features of mostlyopen character, including footpaths,cycleways and bridleways, which act aswildlife corridors and attractive, safe off-road links between residential areas,open spaces, urban centres, leisurefacilities and employment areas. Theyalso give residents access to naturalgreen space and the open countrysideand provide opportunities for recreation.Greenways increase in value if they arelinked to form a network which extendsbeyond the City boundary. TheWolverhampton Greenway network (seeMap 12.2) includes the canal network,watercourses, disused railway lines andlinear open spaces such as Valley Park.

12.6.2 Given the lack of open space in urbanareas like Wolverhampton and thepotential to contribute towardsregeneration, the development of acomprehensive Greenway network is apriority in Wolverhampton. The Counciland other agencies, including BritishWaterways, have already undertakensubstantial work to enhance thenetwork’s value for recreation andwildlife and increase its continuity andextent, by making use of existing linearfeatures, such as disused railway linesand canals. Further work will beundertaken over the lifetime of the Plan,including extensions to the network,shown as “Proposed Greenways”.

12.6.3 Existing and proposed Greenways areprotected from development whichwould narrow or sever them under PolicyR6. Parts of the Greenway network arealso given protection under Policy N5:Sites of Local Importance for NatureConservation and Landscape Features ofValue for Wildlife and Policy HE22: Canals.


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social role of leisure facilities inregeneration and increasing access tosuch facilities for ethnic minorities,women, people with disabilities andolder people. Policies in the DesignChapter will be relevant to the design ofnew open spaces and facilities.

12.9.2 Major sport and recreation developmentswhich attract large numbers of visits,such as large leisure centres or footballstadia, should be located in highlyaccessible locations within orimmediately adjacent to WolverhamptonCity Centre, Bilston Town Centre,Wednesfield Village Centre or any DistrictCentre. Such proposals will be subject toPolicies SH1, SH3 and AM6. Planningpermission will not be granted for suchdevelopment on a site outside a centre ifthis would undermine the role of thecentre. Where sport and recreationfacilities designed to serve the day-to-day needs of local people will attractpeople from a wider catchment, theyshould be located where they will be wellserved by public transport.

12.9.3 The Council is pursuing the creation of anew playing fields site at the corner ofMajor St and Dixon St (in exchange forthe release of Thompson Avenue OpenSpace for housing) and a major newopen space at Bentley Bridge (subject toremediation works). These sites areshown on the Proposals Map as OpenSpace Creation Sites. If on detailedinvestigation the exchange of land tofacilitate housing development atThompson Avenue is demonstrated tonot be feasible, the land at Major Street /Dixon Street designated as an OpenSpace Creation Site would be expectedto remain in its existing use or to be usedfor other purposes which would accordwith the policies of the UDP.

12.9.4 Sport and recreation facilities which havea negative effect on their surroundings,through generation of traffic and noiseand light pollution, should be sensitivelysited and designed, with measuresundertaken to reduce any negativeimpacts to acceptable levels.

Policy R10: Floodlighting and Synthetic Turf Pitches

The installation of floodlighting at sports facilities and the provision of synthetic turf pitches and multi-use games areas will be supported, providing these facilities are located and designed so as to avoid harm to residential amenity.

12.9.5 Synthetic turf pitches and their smallercounterparts, multi-ball games areas,make a valuable contribution toparticipation in sport, especially wherethere are a limited number of natural turfpitches available. Hard surfacing canaccommodate higher levels of use andthe introduction of floodlighting allowsextended periods of activity. However,because of this intensive use, particularcare must be taken in the design andlocation of such facilities to minimiselight and noise pollution and othernuisances. Policies EP4 and EP5 detailcontrols on light and noise pollutioncaused by new developments. Also, thebenefits of such provision should bebalanced against the amenity effects ofany resulting loss of existing greenrecreational open space.


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13CHAPTER 13: HOUSING

Contents

Para Page


13.2 Meeting Housing Needs 184Policy H1: Housing (Part I) 184Policy H2: Housing Land Provision (Part I) 185

13.3 Housing Site Assessment Criteria 186Policy H3: Housing Site Assessment Criteria 186

13.4 Housing Allocations 188Policy H4: Housing Allocations 188

13.5 Housing Renewal and Neighbourhood Renewal 192Policy H5: Housing Renewal and Neighbourhood Renewal 192

13.6 Design of Housing Development 193Policy H6: Design of Housing Development 193

13.7 Conversion of Buildings from Non-Residential to Residential Use 194Policy H7: Conversion of Buildings from Non-Residential to Residential Use 194

13.8 Open Space, Sport and Recreation Requirements 194for New Housing DevelopmentsPolicy H8: Open Space, Sport and Recreation Requirements 194for New Housing Developments

13.9 Housing Density and Mix 195Policy H9: Housing Density and Mix 195

13.10 Affordable Housing 196Policy H10: Affordable Housing 196

13.11 Special Needs Accommodation 198Policy H11: Special Needs Housing 198

13.12 Residential Care Homes 200Policy H12: Residential Care Homes 200

13.13 Sites for Travelling People

Policy H13: Sites for Travelling People 201

Table 13.1 Housing Land Supply 185Table 13.2 Housing Allocations 189Table 13.3 Housing Renewal Sites 191Table 13.4 Significant Site (20 dwellings or more) with Planning 191Permission as of April 2004 (excluding sites under construction)Table 13.5 Demand for Sheltered Housing for Older People (2002-2007) 200


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13.1 Introduction

13.1.1 As part of the creation of a City ofCommunities and Neighbourhoods, aCaring City and a Wealth Creating City,the Wolverhampton Community Planaims to:

● Provide a range of housing that meetspeople’s needs, including affordablehousing;

● Improve neighbourhoods as places tolive and reduce the worst differencesbetween the least well-offneighbourhoods and the rest of the Cityin terms of quality of housing andenvironment;

● Improve the condition of poor housingand replace older and unpopularhousing;

● Reduce the number of empty propertiesacross the City;

● Develop a range of accommodationchoices for younger and older peopleand people with disabilities to enablethem to live more independently.

13.1.2 The Policies in this Chapter set out theways that the UDP can help to meetthese aims.

13.2 Meeting Housing Needs

Policy H1: Housing (Part I)

The Council will seek to:

1. Maintain existing residential

populations in the City and, where

appropriate, increase levels,

particularly within inner urban areas;

2. Improve the condition and use of the

existing housing stock;

3. Identify sufficient land and buildings

to provide for the housing needs and

aspirations of the whole community

and meet Regional Spatial Strategy

targets;

4. Locate as much new housing as

possible on appropriate previously-

developed sites within the urban area,

particularly at places with good public

transport accessibility , where high

densities will be promoted;

5. Ensure that new housing is developed

to a high standard of design and

provides appropriate services to meet

the needs of new residents and the

wider community.

13.2.1 In order to meet regeneration objectivesand create a balanced, sustainable urbancommunity, it is important to retain andattract a variety of people to live andwork in Wolverhampton. This can only beachieved if the City’s existing and futureresidents have access to a high qualityhousing stock that meets their variedneeds and aspirations, set within anattractive residential environment.Therefore, making the best use of theexisting housing stock and providingsufficient land for a variety of newhousing is one of the key objectives ofthe UDP. The Wolverhampton HousingNeeds Survey (2002 and updated in2004) provides a detailed assessment ofthe varied needs which must be met, inparticular the need for affordablehousing.

13.2.2 Planning Policy Guidance Note 3provides the national planning policycontext for housing issues. The RegionalSpatial Strategy for the West Midlands(RPG11), adopted in June 2004, sets outspecific housing requirements forWolverhampton for the period up to2011, which is covered by this UDP, andfor the period 2011 - 2021. In the past, ithas been possible to meet most ofWolverhampton’s housing requirementsby re-using previously developed land. Inthe light of strengthened national policyand the continued need to protect greenspaces within and around the urban area(see Chapter 12: Open Space, Sport andRecreation), this will continue to form animportant UDP objective. Acomprehensive Urban Housing CapacityStudy, which forms a background paperto the UDP, has proved that there issufficient suitable previously-developedland available within the urban area tomeet the RPG11 (June 2004) housingrequirement without any significantrelease of greenfield land.


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Policy H2: Housing Land Provision (Part I)

In order to meet established housing needs,

sites will be made available to provide 5,026

new dwellings over the period 2004-2011,

through completion of committed sites and

granting permission for housing on allocated

sites and other suitable land and buildings

within the urban area. Such provision will be

subject to monitoring and review.

13.2.3 RPG11 (June 2004) requires thatsufficient land and buildings be madeavailable in Wolverhampton to provide5,000 new dwellings over the period2001-2011. This target has beenincreased to 6,196 to take account of ananticipated 1,196 extra demolitions onhousing renewal sites over the remainingRPG11 period. Table 13.1 showsWolverhampton’s progress towardsmeeting this target as of April 2004 andhow it is likely that the remainingallocation will be met over the period2004-2011. A detailed explanation of thefigures included in this Table can befound in the Housing Background Paper(April 2002), update (March 2004) andthe proceedings of the UDP Inquiry.

13.2.4 There were 1,170 completions over theperiod 2001-2004, leaving 5,026dwellings to be completed over theremaining 7 years of the Plan, or 718every year. Given the number ofdwellings likely to be completed oncommitted sites, there is a need to findsites to accommodate a further 2,747dwellings over the remaining RPG11period. This target will be met through acombination of housing allocations,replacement dwellings on housingrenewal sites and windfall sites whichmeet the criteria listed in Policy H3.Supply is likely to be 3,159 units,incorporating a flexibility allowance of412 units to buffer against unforeseencircumstances.

13.2.5 It is recognised that the UDP does notmeet the requirements of the Ministerialstatement of 17 July 2003 that provisionshould be made for at least 10 years’potential supply of housing from theUDP adoption date. Therefore, a SiteAllocation Development Plan Document,which will extend housing land supplyup to 2016 in accordance with therequirements of Table 1 of RPG11, will beprepared as a matter of urgency. TheLocal Development Scheme currentlyprogrammes this work to commence in2006, concluding with adoption in 2008.

Table 13.1 Housing Land Supply

RPG11 Allocation 5,000Increase in demolitions_ 1,196%Requirement 2001 - 2011 6,196

Completions and Conversions (2001-2004) 1,170 Under Construction at April 2004 710Commitments at April 2004 2 3 1,569 Supply 2001-2004 3,449

Remaining Requirement 2004 - 2011 2,747

Supply 2004-2011: Identified Sites

Housing Allocationsª 1,418 Housing Renewal Sites 2 234

Supply 2004-2011: Unidentified Sites 1,507

Total Likely Supply 2004-2011 3,159

Flexibility Allowance 412 (15%)

1 Demolitions anticipated over and aboveRPG11(2004) allowance

2 10% discount applied3 Includes 400 of the 1,300 units

committed on Bilston Urban Village(before discount)

ª 20% discount applied

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contribution that residentialdevelopments should make towards theprovision of open space, sport andrecreation facilities. On larger housingdevelopments, contributions may also besought to offset the increased demandson local community and educationfacilities. In most cases poor accessibilitywill not preclude residential developmentbut will limit acceptable densities. Forlarger schemes a transport assessment maybe required in accordance with Policy AM6.

13.3.4 Employment and housing uses havetraditionally existed cheek by jowl inWolverhampton, which has given rise topoor quality residential environments.However, in order to promote easyaccessibility to job opportunities fromhome, the Council encouragesdevelopment of mixed use areas,including employment categories thatwould not be detrimental to residentialamenities. It also recognises that in somecases it is possible to create sustainableresidential development on sitesadjacent to existing employment areas,through careful consideration of designand layout and the use of mitigationmeasures. However, some employmentactivities create levels and types of trafficgeneration, noise, odour and vibrationthat would have serious adverse effectsupon residential amenity (see policies inthe Environmental Protection Chapter). Itis also important to ensure thatresidential development does not placeconstraints on legitimate employmentactivities and put their future viability indoubt.

13.3.5 Policies H6 and H7 provide more detailedcriteria regarding the suitability ofresidential infill sites for housing, theconversion of buildings from non-residential to residential use andsubdivision of existing dwellings. In allsuch cases, the potential effects of suchdevelopment on the character andamenity of the local area, including thatdefined in Conservation Area Appraisals(see Policy HE3) and any local study ofcharacter and distinctiveness, will be akey consideration.

Prioritisation Criteria

13.3.6 It is expected that at least 99% ofcompletions over the Plan period willtake place on previously-developed land,in accordance with the target forWolverhampton in the Regional SpatialStrategy. This will contribute towardsmeeting the West Midlands Region targetof 76%. Almost all of the housingallocations put forward in the Plan makeuse of previously-developed land orbuildings. To promote more sustainablepatterns of development, new housingwill be concentrated on sites within orclose to City and Town Centres andpublic transport corridors andopportunities will be taken to bringunderused buildings into residential use.

13.3.7 Changing economic patterns have led tothe closure of some significantemployment sites in Wolverhampton inrecent years. While some of these siteshave the potential to be reused foremployment purposes, many are nolonger suited to employment activities,due to the character of the surroundingarea, or because they no longer meet therequirements of modern industry. Anumber of these sites have beenremoved from employment designations,where appropriate, and have beendesignated housing allocations. If otheremployment sites come up forredevelopment during the Plan period,their suitability for housing will beassessed against the criteria listed in H3and policies in the Business and IndustryChapter. Regard will also be had to thecurrent housing land availability andcompletions situation.

13.3.8 Land at Thompson Avenue is the onlygreenfield housing allocation. The sitewill only be released for housing subjectto the creation of an equivalent area ofpublic playing fields on formeremployment land at the corner of MajorSt and Dixon St (see 12.9.3). This landexchange will create a net improvementin open space, sport and recreationprovision in the local area and bring aderelict brownfield site back into


13.3 Housing Site Assessment Criteria

Policy H3: Housing Site Assessment Criteria

The following criteria will be used to:● Select and review housing

allocations; and● Decide if and when to release other

sites emerging over the Plan period for housing.

All proposed housing sites must be considered against the following suitability criteria:

1. Compatability with other Plan policies,including the protection of the City’senvironmental, nature conservation,historic and recreational assets;

2. Protection of the amenity of existing and future residents;

3. Compatibility of housing with theexisting adjacent uses;

4. Protection of the character and amenity of the surrounding local area;

5. Consideration of physical constraints,including contamination and flood risk,and the ability of the proposal to reducesuch constraints to an acceptable level;

6. The capacity of existing and potentialinfrastructure, both physical and social,to accommodate new housing;

7. The accessibility of the site by publictransport, cycling or walking or theability of the proposal to sufficientlyenhance such provision.

The following sites will be given priority for housing development:

a) Sites which maximise the use ofpreviously developed land and buildings;

b) Vacant sites not allocated or required for another use;

c) Sites currently in another use which is proven to be no longer necessary or viable;

d) Sites close to Strategic RegenerationCorridors / other main transportcorridors, with good public transportaccess to local services and jobs, which help minimise the need to travel and maximise opportunities

for high density housing;e) Sites which maximise the contribution

housing can make to urban regenerationobjectives, including the development of urban villages and the promotion of housing in city and town centres;

f ) Existing unpopular housing areas whichare suitable for housing renewal;

g) Sites which maximise opportunities formixed use schemes;

h) Sites which contribute towards providing a sufficient range of dwellingsin Wolverhampton as a whole to helpmeet local housing needs, in terms oflocation and/or housing type andaffordability.

13.3.1 Guidance from both the Government andthe Regional Planning Authority directslocal authorities to adopt a systematicapproach to identifying housing sites andassessing their potential fordevelopment, in order to allocate siteswhich are both sustainable and promoteurban renaissance. The Council hasadopted an approach which:

1. identifies sites potentially suitable forhousing, given environmental, amenityand other policy considerations;

2. prioritises sites for release.

13.3.2 This approach will be used to reviewhousing allocations and assess windfallproposals, in accordance with plan,monitor and manage.

Suitability Criteria

13.3.3 Policies in other Chapters of the Planspecify how development which mayhave an adverse effect on valuableenvironmental assets, such asrecreational open space, natureconservation areas and historic buildings,should be controlled. Policies in theEnvironmental Protection Chapter detailhow physical constraints such as floodplains and contaminated land should beconsidered through the developmentprocess. Policy H9 specifies the


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General

Purpose

20%

20%

20%

20%

20%

20%

25%

25%

Na

25%

25%

Special

Needs

-

-

-

-

-

-

-

-

Na

-


productive use. A public consultationexercise has been carried out whichsupports the land exchange. If otheropen space sites are considered forredevelopment during the Plan period,their suitability for housing will beassessed against the criteria listed in H3and policies in the Open Space, Sportand Recreation Chapter. Regard will alsobe had to the current housing landavailability and completions situationand the availability of previously-developed land to meet housing targets,in preference to greenfield land of any kind.

13.3.9 On the periphery of Wolverhamptonthere are open areas whichpredominantly lie within the WestMidlands Metropolitan Green Belt. Theseareas fulfil the role of containing theurban area of the West Midlands andprotecting the character of surroundingsmall settlements. In addition, theyprovide an important recreationalresource for the City, which is deficient inrecreational open space in overall terms.Therefore, these peripheral open areasare not considered appropriate locationsfor residential development (see GreenBelt Review Background Paper).

13.4 Housing Allocations

Policy H4: Housing Allocations

Housing allocations are sites, normally larger than 0.25 ha, which have been identified for residential use or mixed use development including residential. Ancillary uses such as health facilities, community centres and local shops may be integrated into the development of thesesites but otherwise they should be reserved for housing and other identified uses.

13.4.1 Following the completion of the UrbanHousing Capacity Study and theapplication of the criteria listed in PolicyH3, a number of housing allocations areproposed, as listed in Table 13.2 andshown on the Proposals Map. These sitesconstitute a portfolio of land and

buildings which are both suitable andavailable for housing use over the Planperiod. A significant proportion of thesites have an adopted development briefor have planning permission subject to aS106 agreement. It is considered unlikelythat it will be necessary to restrict thesupply of housing land over the Planperiod, although annual monitoring ofhousing land availability andcompletions will indicate if this isnecessary. The site allocations will bereviewed and updated as the Plan isreviewed and rolled forward.

13.4.2 For each site, a guide capacity has beenidentified based on either an outstandingplanning application, an adopteddevelopment brief or an individuallydetermined target figure which takesinto account the constraints of the siteand it’s proximity to major transportroutes and services, in line withGovernment guidance. A minimum netdensity of 40 dwellings per hectare hasbeen assumed (except where thecharacter or constraints of the site dictateotherwise - see Policy H7). In most cases,especially in Wolverhampton City Centre,target densities are much higher.

13.4.3 Significant committed housing sitesrelied upon in Table 13.1 (excludingthose under construction) are listed inTable 13.4. Among the key housingcommitments and allocations are urbanvillage proposals in the City Centre andBilston Urban Village. These mixed usedevelopment areas will providesustainable employment and leisureopportunities closely linked to newhousing. In the case of mixed usedevelopments there is an element offlexibility as to final housing numbers.


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Site Ref

CC9 (iii)

CC11 (i)

CC11 (ii)

CC12 (I)

CC12 (ii)

CC12 (vi)

MU1

MU2

MU3

H1

H2

H3

Site Name

Worcester St / Church St / Temple St, St John’s Urban Village

Royal Hospital / Bus Garage, All Saints / Royal Hospital Area

Gordon St / Granville St, All Saints / Royal Hospital Area

Springfield Brewery, Canalside Quarter

Land at Grimstone St / Culwell St, Canalside Quarter

The Old Steam Mill, Corn Hill, Canalside Quarter

Fmr Chubb Site, Wednesfield Road (residential, employmentand community uses)

Factory rear of Fifth Avenue / Humphries Road, Low Hill (residential and community uses)

Former Tettenhall Library, Regis Road (residential, business and/or community uses)

Ward St Gas Works, Maxxiom, Ward St and Former Elm Energy Works, Ettingshall Road _ (residential, employment, open space and community uses)

Craddock Street Industrial Estate, Craddock St / Gatis St, Whitmore Reans

Land at Thompson Avenue, Parkfields 2

Size (ha)

0.43

10.51ª

1.12

4.79ª

0.79

0.24

5.14ª

3.11ª

0.24ª

16ª

3.68

3.06

Target Net

Density

(dwigs/ha)

93

50

54

Na

82

167

50

40

Na

40

3.68

40

Guide New

Build

Capacity

40

140 *

60

240

65

0

405

120

100

5

380

145

120

Guide

Conversion

Capacity

0

0

0

0

0

40

40

0

0

10

0

0

-

Affordable

Housing Target

Table 13.2 Housing Allocations

Wolverhampton City Centre

Sub-total

To be decided

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ª Total size of mixed use site

* The capacity of the Royal Hospital / Bus Garage site has been wholly discounted from the housing landsupply calculations set out in Table 13.1, as it is unlikely to be completed within the Plan period. Therefore, the capacity of this site is not included in the Wolverhampton City Centre sub-total.

2 Subject to the following:a) that potential exists for the land to the east of Ward St to be developed independently and in advance of

the land to the west of Ward St, subject to the detail of proposal being in accordance with a Master Planwhich is to be prepared for the whole of the allocation;

b) that development is likely to require the provision of a buffer zone and other mitigation measures toprotect the amenities of future residents from activities on the Reliance Trading Estate;

c) that development will be required to positively address the Birmingham Canal;d) that development will be required to include replacement recreational open space for any such areas to be

lost, as well as open space to meet the needs arising from new development;e) that development should retain the existing greenway link along the former railway cutting along the north

east of the site;f ) that known nature conservation interest on the site will be considered as part of development proposals.

Compensatory provision for loss of habitat will be required.

2 Subject to the provision of an equivalent area of public playing fields on land at the corner of Major St and Dixon St


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General

Purpose

25%

-

To be Decided

25%

25%

Na

20

Na

Na

Special

Needs

-

-

-

-

-

Na

-

Na

Na

Site Ref

H4

H5

H6

H7

H8

H9

H10

H11

H12

Sub-total

TOTAL

Size (ha)

2.35

2.61

2.38

1.33

0.76

0.48

0.46

0.27

0.26

Target Net

Density

(dwigs/ha)

40

45

45

40

40

52

43

67

40

Guide New

Build

Capacity

96

69

85

50

24

20

18

10

1257

1662

Guide

Conversion

Capacity

0

26

0

0

0

0

0

0

51

91

Affordable

Housing Target

Site Name

Dixon St Wharf / Rough Hills Works, D’Urberville Road

Fmr Bilston Girls School, Windsor St

The Tap Works, Showell Rd, Low Hill

Former Miza Pharmaceuticals,Pond Lane, Blakenhall

Fmr Farndale Junior School

Goldthorn Hill Pumping Station & Fmr Allotments

Land at Cross St South / Park St South, Blakenhall

Land at 380-398 Bilston Road, Ettingshall

Land rear of 18-32 Turner Avenue, Woodcross

30

General

Purpose

18

30%

30%

Special

Needs

- *

-

-

Site Ref

HR1

HR2

HR3

TOTAL

Size (ha)

3.14

4.16

1.50ª

Target Net

Density

(dwigs/ha)

36

39

50

Guide New

Build

Capacity

45

140

75

260

Guide

Conversion

Capacity

0

0

0

0

Affordable

Housing Target

Site Name

The Mayfield, Willenhall Road, Old Heath

Bushbury Triangle (Stanley Road / Purcell Road / Bushbury Lane)

Portobello Flats, New Street& South Street

Table 13.3 Housing Renewal Sites

* 48 completed

Table 13.4 4Significant Housing Sites (20 dwellings or more) with Planning Permission

as of April 2004 (excluding sites under construction)

Site Ref

2741

MU4

2735

2739

2738

2603

2716

1670

2575

2662

2892

2639

2891

2704

2560

2591

2877

Site Name


Former GKN Site, Birmingham New Road / Taylor Road

Raglan Street Area (City Centre)

Former Royal Mail Site, Canalside Quarter

Land Bounded By Worcester Street/School Street/Little Brickiln Street (City Centre)

70-101 Chetton Green Flats, Brinsford Road

Clifton House and Land Corner of Merridale Road / Lord St

Land At Bowker St / Willenhall Road

Land Corner Of Mill St / Wolverhampton St, Bilston

School Rd, Cnr Shaw Lane (Turner’s Garage/Garage Crt R/O School Rd)

Land Adj Bushbury Arms PH, Showell Circus, Low Hill

Land Cnr Tudor Rd / Station Rd

8-14 Muchall Road, Penn

Land At Rookery Street

Riches St Garage, Riches Street

Former Cumbria House, 83a/98 Goldthorn Hill

Land and Building West of Merridale Lane

Total Capacity

1300(400 by 2011)

277

183

153

85

54

42

40

40

36

36

27

24

23

21

20

20

Size (ha)

39.74

8.12

5.65

0.51

0.67

1.03

0.21

0.82

0.59

0.43

0.46

0.31

0.50

0.23

0.20

0.24

0.33

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13.5.2 The Council, in partnership with otherpublic and private sector bodies, hasdeveloped a range of approaches tomake better use of the existing housingstock. These include an Empty HomesInitiative to reduce vacancy rates,renovation and conversion of existingCouncil units and environmentalenhancement schemes to improve theresidential environment. In some casescompulsory purchase procedures may beused to acquire vacant properties. Theresults of the Wolverhampton HousingNeeds Survey, completed in 2002,updated in 2004, and any future furtherupdate will be an importantconsideration in determining futureapproaches to renewal of the existinghousing stock as well as the type andaffordability of new housing (see PolicyH10).

13.5.3 Where existing housing has reached theend of it’s useful life and cannot be viablyimproved or converted, demolition andremodelling may be the best option. Onsome sites a combination of renovationand clearance may be pursued. Where asignificant amount of housing renewal isplanned the Council recognises the needto prepare strategies for neighbourhoodrenewal, through active engagementwith the local community, whichcomprehensively tackle wider social,economic and physical problems, as wellas housing issues, and act as a focus forpublic and private sector investment.Such strategies will be based on theprinciples set out in Policy H5 andobjectives of the NeighbourhoodRenewal Strategy, the Council’s HousingStrategy and other relevant strategies.

13.5.4 Sites where housing renewal is currentlytaking place or is programmed are listedin Table 13.3 and shown on the ProposalsMap. In addition, the All Saints andBlakenhall Community DevelopmentNew Deal Area and Low Hill Action Planareas have been identified as likely togive rise to a significant amount ofhousing renewal. Large-scale demolitionprogrammes are already underway in

these areas, focusing on BlakenhallGardens and Fourth and Fifth Avenuesrespectively. A Master Plan has beenproduced for the All Saints andBlakenhall Area identifying key levers forchange and priority areas for action,including Blakenhall Gardens and the AllSaints residential area. An Action Planand Development Brief is in the processof being prepared to guide theredevelopment of the Low Hill Southarea. Further areas will be added to thehousing renewal programme during thelifetime of the Plan.

13.6 Design of Housing Development

Policy H6: Design of Housing Development

A high standard of design will be requirefor all housing developments, including new build, building conversions and subdivision of existing dwellings. Proposals will be considered on the basis of policies in the Design Chapter and the ability of the design to:

1. Be compatible with adjacent uses;2. Create a distinctive identity and respect

and enhance local character, beinginformed by the townscape andlandscape of the wider locality as well asimmediate neighbouring buildings;

3. Protect the amenity of neighbouringresidents;

4. Create a development of an appropriatescale, density and proportions;

5. Provide appropriate access and parking arrangements (see Policy AM12);

6. Incorporate sustainable design principles,including good orientation for habitablerooms;

7. Promote community safety (see Policy D10);

8. Create satisfactory and flexible living


13.5 Housing Renewal and Neighbourhood

Renewal

Policy H5: Housing Renewal and Neighbourhood Renewal

Where there are areas of unpopular or unsustainable housing, the Council will use a variety of mechanisms to achieve housing renewal. In significant areas, strategies will be prepared to guide neighbourhood renewal, based on the following principles:

1. Maintaining and reusing existing landand buildings, where possible;

2. Working in partnership with the localcommunity and private and publicagencies to identify, target and promoterenewal initiatives and co-ordinate action;

3. Ensuring a high quality of design throughthe preparation of development briefs,design frameworks and master plans, asappropriate;

4. Achieving high densities on suitablylocated sites, whilst ensuring thatsufficient recreational open space andother important community facilities areprovided to create a sustainable urbancommunity;

5. Achieving a sustainable mix of market,affordable and special needs housing;

6. Taking account of the need to providesafe and secure neighbourhoods.

13.5.1 Meeting Wolverhampton’s housing needsdepends to a large extent on thecontinued survival and usefulness of theexisting residential stock. The type andcondition of the homes together with thequality of their immediate surroundingsand accessibility of local facilities, jobs,training and leisure needs are importantfactors affecting quality of life. However,a proportion of the existing housingstock is in a poor state of repair and thereare a large number of vacant properties.Local problems of low demand for socialrented and low value private housinghave been identified. The sustainability ofcertain areas of high and medium risesocial accommodation is also in question.Such areas often coincide with pockets ofsocial exclusion and multiple deprivation.


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Requirements for New Housing

Developments

Policy H8: Open Space, Sport and Recreation Requirements for New Housing Developments

Any housing development of 10 dwellings or more will be required to contribute towards the provision and / or enhancement of open space, sport and recreation facilities sufficient to serve new residents. Such provision will besecured through the use of conditions, planning obligations or management agreements, where appropriate.

Contributions will be proportional to the number of residents expected to occupy the development, regardless of where the development is located. However, the form of the contributions will be determined on a case by case basis, based on the guidance set out in Appendix 2 and the current Wolverhampton Open Space, Sport and Recreation Standards contained in Table 12.1.

13.8.1 The residents of new housingdevelopments generate specificadditional demands for open space,sport and recreation facilities which needto be met either by creating open spaceand facilities within the developmentitself, or by improving the quality andcapacity of existing open space andfacilities close by. In future, a largeproportion of new housing will be builton small, fragmented sites across theCity. Therefore, to ensure that openspace, sport and recreation standards arenot compromised, all new housingdevelopments of 10 dwellings or morewill be expected to make formalcontributions towards open space, sportand recreation provision.

13.8.2 These contributions may take the form ofon-site or off-site provision, dependingon a number of factors. For example, itmay not be practical or useful toincorporate recreational open spacewithin small developments ordevelopments close to existingrecreational open space. In these cases,improving the capacity and quality of

existing, nearby open space would bethe preferable option. Appendix 2 setsout detailed requirements for theprovision of open space, sport andrecreation facilities to serve new housingdevelopments.

13.8.3 The requirements set out in Policy H8 aredistinct from any provision that may berequired to compensate for the loss ofexisting open space, sport or recreationfacilities (see Policy R3). Policy IMR2:Planning Obligations gives examples ofother obligations which may be soughtfor new developments.

13.9 Housing Density and Mix

Policy H9: Housing Density and Mix

Residential development should make efficient use of land and contribute towards meeting local housing needs in accordance with the following criteria:

a. Housing densities of less than 30dwellings per hectare net should beavoided;

b. The density target for most housingdevelopments will be within the range of30-50 dwellings per hectare net;

c. A greater intensity of development inexcess of 50 dwellings per hectare netwill be expected in the case of housing developments in the City Centreand defined town, village and district centres, and around majornodes along good quality publictransport corridors;

d. Very high densities of 90 dwellings per hectare net or more will only bepermitted on sites within the City Centre;

e. A mix of dwelling types and sizes toreflect local housing needs will berequired on larger sites as defined in thesupporting text.

13.9.1 An increase in average housing densities,compared to those achieved in the past,is important in an area likeWolverhampton in order to meethousing targets and maximise the


accommodation;9. Ensure any affordable dwellings are

designed to “lifetime homes” standards,where appropriate;

10. Provide an attractive, green residentialenvironment, with adequate privategarden space and other areas of open space.

13.6.1 A high quality of design for residentialschemes of all sizes is essential in orderto achieve the objectives of Policy H1. Forthis reason, poorly designed proposalswill be rejected. Affordable dwellings, asdefined in Policy H10, should includeLifetime Homes features, asrecommended in Housing CorporationScheme Development Standards. Thesefeatures ensure that a new dwelling willmeet the needs of most households,including the elderly and those withdisabilities. The Housing Needs Surveyhas shown that there is a particular needfor such dwellings in Wolverhampton.However, it is recognised that certaintypes of dwellings e.g. three storey townhouses and small low cost market flats,are incapable of meeting some keyLifetime Homes requirements. Wherethere are demonstrable reasons toprovide such types of dwelling, theLifetime Homes requirement will bewaived.

13.6.2 Policies in other Chapters of the Plan,particularly the Design Chapter, theAccess and Mobility Chapter andSupplementary Planning Guidance onResidential Development providedetailed guidance on achieving a quality,sustainable residential environment.Policies H9 and H10 detail requirementsregarding density, mix of housing typesand affordability. Development briefsmay be prepared for larger housing andmixed use sites, setting out detaileddesign guidance.

13.7 Conversion of Buildings from Non-

Residential to Residential Use

Policy H7: Conversion of Buildings from Non-Residential to Residential Use

Proposals for the conversion of non-residential buildings to residential use will be encouraged, subject to compliance with the following criteria:

1. Compatability with other UDP policies;2. Compatibility with adjacent land uses;3. The creation of satisfactory living

accommodation and an appropriateresidential environment, includingadequate private garden space; and

4. Proximity to public transport and otherlocal facilities.

13.7.1 There are a large number of buildings in Wolverhampton which are underusedor vacant, with little scope forcommercial or other re-use, but potential to provide a valuable supply of residential accommodation. Upper floor space over shops is also a significant potential source of flattedaccommodation and is promoted by the Council. The Council will encouragethe conversion of whole buildings orcertain floors to residential use insuitable locations, providing that theaccommodation is not required for other uses (see in particular Policies B7 and B10). Many of the buildingssuitable for conversion are located within or close to Centres or onsignificant public transport routes. In these locations they are well served by good quality public transport and,therefore, reduced levels of car parkingmay also be required. In order toencourage the conversion of suchbuildings to residential use, a flexibleapproach will be taken to the amenityspace, density and overlookingrequirements for such proposals,although high standards of designshould be maintained. Affordablehousing, which is characterised by lowlevels of car ownership and the need forproximity to local services, is particularlysuited to building conversions.

13.8 Open Space, Sport and Recreation


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waived, where:1. It can be proved that the requirement

would genuinely threaten the overallviability of the development; or

2. The Council considers that this isdesirable in order to meet other major policy objectives.

Off-site provision of the affordable element may be considered appropriate in exceptional circumstances, where:

a) The proposal site is not a suitablelocation for affordable housing e.g.because of poor public transport accessor distance from a centre; or

b) The Council considers that this isdesirable in order to meet other major policy objectives.

13.10.1 The Council defines “affordable housing”as housing provided, with subsidy, forrent or sale at a price which is affordableto local people in housing need, andwhich meets their housing requirements.Local people in housing need are thosewho are unable to meet their housingrequirements in the general housingmarket because of the relationshipbetween local housing costs andincomes. What constitutes affordablehousing for the purposes of this Plan,having regard to local income levels andhousing costs for dwellings of varyingtypes, has been determined by the 2002Wolverhampton Housing Needs Surveyand will be subject to review in the lightof subsequent surveys. The affordablebenchmark used in the 2002 survey isthat a household should not spend morethan 25% of its net income on rent ortake out a mortgage for more than 3times the main earner’s gross income.

13.10.2 The Council recognises three categoriesof affordable housing:

1) Housing for rent provided by a sociallandlord (housing association or localauthority) which is allocated on the basisof need. This includes both generalpurpose and special needs supportedhousing.

2) Housing provided under low cost home

ownership schemes:● Shared ownership housing (where a

social landlord retains a continuinginterest);

● Shared equity housing (where land valueis retained to provide housing for sale at below market levels, to current andsubsequent purchasers, for as long as this is required).

3) Discounted market rent housing (wheresubsidy is used by a landlord to providehousing at rent levels below marketrents, for as long as this is required)

The Wolverhampton 2002 Housing NeedsSurvey and the 2004 Update to theHousing Needs Survey have identified arange of housing needs predicted toarise over the period 2002-2007,including a significant need foraffordable housing for first time buyers,single people, the elderly and other lowincome households. Taking into accountthe capacity of existing stock, the 2004Update recommends that an additional542 units of affordable housing shouldbe provided every year to meet theseneeds. The total is broken down by typeas follows:

General Purpose Housing● 256 units of housing for rent provided by

a social landlord;● 48 units of shared ownership housing

provided by a social landlord;● 38 units of shared equity or discounted

market rent housing.

Special Needs Supported Housing (see 13.11.4)● 135 units of sheltered housing for older

people provided by a social landlord;● 20 units of very sheltered housing for

older people provided by a sociallandlord;

● 45 units of independent accommodationwith external support provided by asocial landlord.

The Housing Needs Survey 2002(updated 2004) also identifies the needfor an additional 30 unsubsidised, small“starter” market units per annum, to meetthe needs of households with income


potential of urban land. For this reason,net densities of 30-50 dwellings perhectare will be the target for mostdevelopments of 5 dwellings or more.Densities of 50 dwellings per hectare net and above will be expected on siteswithin an existing City, Town, Village orDistrict centre or very close to a metrostop or a major node on a good qualitypublic transport corridor, where highlevel bus services intersect (see definition in Policy AM12). Very high densities of 90 dwellings perhectare net or more will be appropriateonly in the City Centre.

13.9.2 The Wolverhampton Housing NeedsSurvey (2002) and Update (2004) provide detail on the size, types andaffordability of housing required indifferent parts of the City up until 2007.The Survey will be regularly reviewedand updated to reflect changing needs.The Survey shows that there is a growingmismatch between the preferences ofhouseholds in housing need and thetype and size of the existing housingstock. Therefore it is important that alllarge housing developments, for thepurposes of this Policy those capable of accommodating 25 dwellings or more,help to meet local housing needs. Thiswill include the provision of a mix ofdwelling types and sizes with a range of numbers of habitable rooms, sufficient to create a balancedcommunity, both within the site and the local area and to meet the changingneeds and preferences of the City’sexisting and future residents. Thepreferred types and sizes of dwellingsrequired in different parts ofWolverhampton will be derived from ananalysis of the most recent HousingNeeds Survey, the Council’s HousingStrategy, a consideration of the localhousing mix and other relevant sourcesof information. It is recognised that there is no scope to provide houses onvery high density City Centre sites, andtherefore these sites will be expected to provide a mix of one, two and threebedroom flats.

13.9.4 Higher densities demand a more careful

consideration of location and design.High quality design is necessary in orderto encourage confidence in suchaccommodation, ensure the privacy ofresidents and protect the amenity ofadjacent areas. Particular attentionshould be paid to height (Policy D7) andmassing (Policy D8). It is crucial that anyhigh density residential development hasgood access to appropriate supportfacilities, particularly recreational openspace, shops and access to high qualitypublic transport that either already exists,or will be linked to the development.Wherever possible, community andsupport facilities should be withinwalking or cycling distance of homes.This is particularly important wherereduced car parking standards areimplemented (see Policy AM12).

13.10 Affordable Housing

Policy H10: Affordable Housing

In order to meet affordable housing need, both City-wide and at a local level, and to ensure mixed communities, the Council will seek to negotiate the provision of an element of affordable housing on all suitable private sector housing developments larger than one hectare or comprising 25 dwellings or more.

The amount of affordable housing sought will be:

● 20% of units on sites within the CityCentre Inset area;

● 25% of units on sites outside the CityCentre Inset area; and

● 30% of units on housing renewal sites.

The type of affordable housing sought will depend upon a number of factors, including local housing needs and the location and characteristics of the site. The requirement will be secured via planning obligations or other legal agreements, as appropriate.

The amount sought may be reduced or


13.10.3

13.10.4

13.10.5

13.10.6

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the provision of affordable housing on-site. All such accommodation should befully integrated with open markethousing and should be distributedthroughout the site, except where specialneeds housing requirements dictateotherwise e.g. very sheltered housingschemes. In phased housingdevelopments, a reasonable proportionof affordable housing should be includedin each phase. It is particularly importantthat affordable dwellings have goodaccess to the public transport networkand to local services. Proposals in areaswith poor access may not be consideredacceptable unless they involve theimprovement of such access.

In exceptional circumstances, the Councilmay consider provision of the affordablehousing element off-site, subject to anequivalent level of housing need beingmet. This may be either by way of thedeveloper directly providing affordableunits on the alternative site, or by makinga financial contribution to enable theprovision. Only where it is important tobring the site forward for housing useand there is a real danger that theaffordable housing requirement willprevent this e.g. because of high landreclamation or building restoration costs,or where there is an overriding majorpolicy objective, will the affordablehousing requirement be reduced orwaived.

13.11 Special Needs Accommodation

Policy H11: Special Needs Accommodation

Residential schemes designed for people with special needs will be encouraged subject to the following criteria:

1. The suitability of the site or building;2. The character of the surrounding area;3. Compatibility with adjacent land uses;4. Proximity to public transport and other

local facilities;5. The provision of satisfactory

vehicular access and car parking.

Where an identified need for special needs

accommodation exists, including housing accessible to disabled people, the Council will seek to negotiate the provision of appropriate accommodation on suitable sites.

13.11.1 Housing development should meet theneeds of all sectors of the community,including those groups with specialneeds. Such groups will include theelderly, people with physical andsensory disabilities, people with mentalhealth problems, people with learningdifficulties, people who misuse drugs oralcohol, and women and childrensubject to domestic violence. Given theprojected increase in the proportion ofelderly people in the population, in linewith national trends, it is particularlyimportant to address the special needsof the elderly. The WolverhamptonHousing Strategy sets out how theCouncil and its partners intend toaddress the housing requirements ofthose with special needs.

13.11.2 A growing proportion of thecommunity requires intensive levels ofcare due to age or other significanthealth problems. To meet these specialneeds the Council is working with itspartners to create a network ofsheltered and very sheltered housingschemes. Sheltered housing is a groupof flats, bedsits or bungalows set asidefor letting to older people, providing aquiet and friendly environment with thereassurance of having an officer livingnearby to offer security, help andadvice. The Council currently provides840 sheltered properties for rent in 23schemes across the City.

13.11.3 Very sheltered housing offersindividuals who have identified careneeds a self-contained flat within ahousing complex or scheme with accessto on site domicillary care. There arecurrently eight very sheltered schemesin operation in Wolverhampton and ascheme on the former GKN site, BowenStreet, Parkfield

has planning permission. Such schemes


levels just adequate to access thehousing market. These do not fall withinthe Council’s definition of affordablehousing.

The majority of affordable housingprovided in recent years has been onsmaller sites purchased by housingassociations or granted to them at adiscounted rate. The Council willcontinue to encourage this type ofprovision. However, given the dwindlingsupply of suitable sites and risinghousing land values, this source is likelyto reduce substantially in the future.

A community’s need for a mix of housingtypes, including affordable housing, is amaterial planning consideration asspecified in Circular 6/98: Planning andAffordable Housing and Circular 5/05:Planning Obligations. Therefore, in orderto make progress towards meetingaffordable housing need, the Council willnegotiate with developers to secure asignificant proportion of affordablehousing on all private housing sites of asuitable size and location, includingwindfall sites. This will also help toprovide a mixed community on the siteitself and within the local area. Where anumber of smaller developments aretaking place in close proximity and it isconsidered that these form phases of alarger development, affordable housingcontributions may also be sought.

In determining the amount and type ofaffordable accommodation required onany site, the Council will have regard tothe findings and recommendations ofthe most recent Housing Needs Survey,and the aims of its Housing Strategy andother relevant strategies. To assistdevelopers, a Supplementary PlanningDocument on Affordable Housing will beprepared, setting out detailed affordablehousing requirements.

The target general purpose and specialneeds supported affordable housingelements for each housing allocation areshown in Table 13.2. No affordablehousing target has been set for H5:

Former Bilston Girls School, WindsorStreet because the Council was requiredto adopt a view on the issue before theresults of the Housing Needs Survey wereavailable.

The requirement for affordable housingon sites in and around the City Centrewill need to be carefully balanced againstthe importance of achieving keyregeneration aims. However, it isimportant that all new urban villageareas created over the Plan period seekto create a mixed community. Thereforethe Council will ensure that at least 20%of all housing units provided in the CityCentre over the Plan period areaffordable.

In and around housing renewal areas, theneed to re-house tenants decanted fromclearance sites and to diversify the localmix of types and tenures of housing, maywell be key factors influencing thelocation and type of affordable housingrequired. In general, in order to createsustainable communities, a mix of 70%market and 30% affordable housing willbe sought on housing renewal sites. Thetarget general purpose and special needssupported affordable housing elementsfor each identified housing renewal siteare shown in Table 13.3.

The Council is now working with anumber of preferred Housing Associationproviders, and the Council’s preference isthat any general purpose housing shouldbe provided through one of thesepartners. Affordable housing providedunder Policy H10 must be made availableat a price level which can be sustained bylocal people in housing need. Developerswill be expected to enter intoappropriate legal agreements to securethe affordability of accommodation for aslong as is required, and will beencouraged to enter into partnershiparrangements with Housing Associationswhose interest in the property willcontrol initial and future ownership andoccupation.

There will be a presumption in favour of


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suitable sites of a sufficient size (approx.0.8 - 1 ha) for very sheltered schemes in abuilt-up area like Wolverhampton.Therefore, within the next 5 years, verysheltered schemes will be sought on thefollowing housing sites:

● Raglan Street (City Centre)● Low Hill South

Such schemes may be sought on additional sites, during the remainder of the Plan period, as further need is identified.

13.12 Residential Care Homes

Policy H12: Residential Care Homes

Proposals for the development of residential care homes for the elderly will be assessed against the following criteria:

1. The suitability of the site or building;2. The character of the surrounding area;3. Compatibility with adjacent land uses;4. Proximity to public transport and other

local facilities;5. The provision of satisfactory vehicular

access and car parking;6. The provision of adequate useable

garden space.

13.12.1 Communal residential care homes for theelderly, which provide nursing care, canoften be of a significant size, andtherefore not always suited to atraditional residential environment. Acareful assessment will therefore bemade of the potential impact ofproposals, both for new facilities and theenlargement of existing homes.Residential properties have in the pastprovided a source of accommodation forcare homes. Large detached properties(with five or more bedrooms) are themost obviously suited for these uses.Permission will not normally be grantedfor the conversion of semi-detached orterraced dwellings. Detailedrequirements for the location and designof residential care homes will be set outin a Supplementary Planning Document.

13.13 Sites for Travelling People

Policy H13: Sites for Travelling People

Proposals for the provision of sites for travelling people, including travelling show people, will be assessed against the following criteria:

1. Compatibility with adjacent land uses;2. Impact on the surrounding environment;3. The availability of good highway access;4. Proximity to local facilities.

13.13.1 Local authorities are required to makeappropriate provision for travellingfamilies under the provisions of Circulars22/91: Travelling Showmen and 01/06:Planning for Gypsy and Traveller CaravanSites. Unauthorised sites often causemany problems for local communitiesand provide inadequate facilities fortravelling families. To meet the needs ofgypsy families 40 permanent pitcheshave been provided on a site at ShowellLane. To meet the needs of travellingshow people the Council has provided asite with 5 plots at Arthur Street,Blakenhall. The Council will continue toexplore potential opportunities toimprove facilities as appropriate,including the consideration of proposalsfrom the private sector.


provide a quality alternative totraditional residential care homes. Inorder to create a Caring City, theWolverhampton Community Plan aimsto:

● Increase by 40% very sheltered housingschemes for older people by 2007;

● Reduce by 25% the number ofpermanent admissions of older peopleto residential and nursing care by 2010.

13.11.4 The 2002 Housing Needs Survey(updated 2004) and other studies haverevealed a high level of demand forspecial needs housing throughout theCity, particularly for older people. The2002 Housing Needs Survey identifies aneed arising from existing householdsfor 954 units of supported housing forolder people over the period 2002-2007,768 units of which should be affordable(see table 13.5). This constitutes thespecial needs supported affordablehousing target set out in 13.10.3. Thistarget does not take into account theimmediate need to replace places atCouncil residential homes that havebeen closed in recent years.

13.11.5 The 2002 Housing Needs Survey(updated 2004) also suggests that asignificant need for supported housingwill arise as older people in-migrate tolive near their families inWolverhampton. This extra need has notbeen included in the affordable housingneed target but may need to be takeninto account in future years, subject tomonitoring of actual in-migration.

Source: Wolverhampton Housing Needs Survey 2002 (David Couttie Associates)

13.11.6 The Council will oversee the delivery ofspecial needs accommodation, throughits role as a provider and enabler. Someof the special needs housing requirementwill be addressed through flow ofexisting stock. However, it is likely thatthe potential to convert existing stock tomeet today’s standards will be limited.Further studies into the condition ofexisting stock will be commissioned,which will inform strategies to guidefuture provision.

13.11.7 Given the scale of the need, it will beappropriate to seek the provision ofspecial needs supported housing as partof the affordable housing contributionmade by larger housing developments(see Policy H10). In view of the needs ofthe residents of such accommodation,such proposals should be located withineasy reach of local facilities and goodquality public transport and supportedby appropriate professional services. Thespecific design and open spacerequirements of special needs housingwill be detailed in a SupplementaryPlanning Document.

13.11.8 It is particularly difficult to assemble


Table 13.5: Demand for Supported Housing for Older People (2002-2007)

Existing Households

In-migrant

Households

Total

Private Market

Sheltered

186

412

598

Affordable

Sheltered

685

503

1,188

All Sectors

954

1,021

1,975

Affordable Very

Sheltered

83

106

189

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14CHAPTER 14: ACCESS AND MOBILITY

Contents

Para Page

14.1 Introduction 20414.1.2 Wolverhampton - The Accessible City 204

14.2 Access, Mobility and New Development 205Policy AM1: Access, Mobility and New Development (Part I) 205

14.3 Strategic Regeneration Areas and Corridors - Transport Investment 206Policy AM2: Strategic Regeneration Areas and Corridors - 206Transport Investment

14.4 Major Transport Schemes 208Policy AM3: Major Transport Schemes 208

14.5 Strategic Highway Network 208Policy AM4: Strategic Highway Network 208

14.6 Protection of Highway Improvement Lines 209Policy AM5: Protection of Highway Improvement Lines 209

14.7 Transport Assessments 210Policy AM6: Transport Assessments 210

14.8 Travel Plans 211Policy AM7: Travel Plans 211

14.9 Public Transport 211Policy AM8: Public Transport 211

14.9.8 Bus Provision 21314.9.12 The Local Passenger Rail Network 21314.9.16 Light Rail / Light Rapid Transit 213

14.10 Provision for Pedestrians 214Policy AM9: Provision for Pedestrians 214

14.11 Provision for Cyclists 215Policy AM10: Provision for Cyclists 215

14.12 Park and Ride 215Policy AM11: Park and Ride 215

14.13 Car Parking Provision 216Policy AM12: Parking and Servicing Provision 216

14.14 Development of Freight Facilities 219Policy AM13: Development of Freight Facilities 219

14.15 Minimising the Effect of Traffic on Communities 220Policy AM14: Minimising the Effect of Traffic on Communities 220

14.16 Road Safety and Personal Security 210Policy AM15: Road Safety and Personal Security 210

14.17 General Aviation 221Policy AM16: General Aviation Facilities 221


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● Improve access, mobility, image,attractiveness and security of the Cityand Town Centres to enhance theirvitality and viability;

● Promote the quality, reliability, imageand attractiveness of the public transportnetwork to meet people’s expectations;

● Extend and develop a high quality lightrail system along key transport corridors;

● Improve the environment for pedestriansand cyclists to encourage these assustainable and healthy modes of travel;

● Reduce the adverse impact of traffic onlocal communities by reducing thevolume of traffic and related air andnoise pollution;

● Improve safety and personal security forall, especially the more vulnerable groupsin society;

● Provide a strategy for car parking in theCity in collaboration with colleaguesacross the wider West Midlands Region;

● Provide the context for the introductionof Travel Management Tools such asTravel Plans;

● Improve the health of individuals byencouraging more environmentallysustainable transport choices and moreactive lifestyles.

14.1.6 The UDP reflects regional objectives setout in the Regional Spatial Strategy andthe Council’s Transport Strategyexpressed through successive LocalTransport Plans prepared in partnershipwith the other Metropolitan Districts andCentro. It is influenced by the findings ofthe West Midlands Area Multi-ModalStudy (WMAMMS) and other recentGovernment-led transport studies (seeChapter 1).

14.2 Access, Mobility and New

Development

Policy AM1: Access, Mobility and New

Development (Part I)

The Council will work in partnership with

Centro, neighbouring authorities, the health

community, business sector and transport

operators to improve access and mobility for

all members of the community.

All new development will be expected to

contribute towards improvements in access

and mobility, by ensuring that people have

a wide choice of mode of transport to access

the site, including public transport, cycling

and walking. Such contributions will be

sought in accordance with UDP Policy IMR2

‘Planning Obligations and Agreements.’

Development that attracts a large number of people and traffic should be located in areas well served by public transport, so making effective use of existing transport infrastructure and providing real transport choices for the movement of people and goods.

All development should be designed to minimise the adverse effects of any roads and traffic on neighbouring residential areas or other sensitive uses.

The detailed design of new development must make provision for all modes of transport and the needs of people with disabilities. Access to and around the development on foot, by bicycle and by public transport should be given the highest priority in the layout and detailed design (see Policy D3). Car parking provision and design should comply with the Council’s Supplementary Planning Guidance / Documents and policies in the Design Chapter. New commercial development in existing streets and centres will be required to include rear-servicing facilities.

14.2.1 All new development should be widelyaccessible and offer people travelchoices. The success of new developmentdepends on how well it is connected tothe wider road network, neighbouringstreets, public transport routes, cycleroutes and footpaths. These links shouldgive people the maximum choice in howto make their journeys and should give ahigh priority to walking, cycling andpublic transport.

14.2.2 Maximising travel choice for peoplemeans creating routes that are felt to besafe, attractive and direct. Segregatedroutes for walking and cycling are notalways the best way to create a safe and


14.1 Introduction

14.1.1 Transport is not an end in itself but ameans to ensure good access for peopleto facilities and services and for themovement of people and goods topromote the area’s economic,environmental and social well being. Thepolicies in this Chapter underpin many ofthe guiding principles of the UDP in thefollowing manner:

Economic Development and Regeneration -

High quality transport links are essential for new investment to maintain and enhance the viability and vitality of our City and Town Centres.Sustainable Development - The Council is committed to developing a transport system that supports a sustainable pattern of development so minimising adverse environmental impacts and ensuring the most efficient use of energy.Social Inclusion and Equality-Access to economic, educational and social opportunities are integral to our quality of life.Health and Safety - Improvements in our transportation systems are designed to reduce accidents, improve personal security and encourage people to lead more active lifestyles by walking and cycling. There is a direct link between employment and health and providing access to employment, especially for those without access to a car is therefore a priority issue.Quality of Life and Environment - A high quality environment with good urban design standards is essential to improve people’s sense of ‘well-being’.

Wolverhampton - The Accessible City

14.1.2 The challenge we face is to improvemobility, accessibility and therefore thearea’s economic vitality, whilst at thesame time managing the demand fortransport, and raising the quality of life ofour communities. This requires creativeand innovative solutions and new waysof addressing our transport needs inparticular increasing the travel andtransport choice and encouraging a moresustainable approach. We need toprovide the information necessary to

enable individuals and organisations togain the confidence to change theirtravel habits and established practices.We then need to deliver standards ofservice that meet people’s expectations.

14.1.3 A prosperous economy and high qualityof life depends on people having accessto the full range of services andopportunities for work, training,shopping and leisure. Most of us travelevery day, even if only locally. Access toopportunities for work, training,education or leisure, be they local orfurther afield are crucial in supportingour regeneration efforts, particularly inthose areas of the City that suffer frommultiple problems of economic, socialexclusion and poor environmentalquality. Access and mobility for peopleand goods are essential ingredients togenerate wealth and economicopportunity.

14.1.4 The principles guiding the Access andMobility policies for Wolverhampton areto:

● Promote access and mobility for all;● Provide increased choice of mode of

travel and to inform people of theopportunities;

● Encourage environmental sustainabilityand efficient use of resources;

● Reduce congestion and its cost to thelocal economy;

● Provide a high quality built environment; ● Improve safety and personal security by

better design;● Support employment growth;● Integrate the different modes of

transport;● Provide people with information on

travel choices;● Improve the health of the community.

14.1.5 In partnership with transport providers,developers and others the TransportationProgramme will therefore need to:

● Support employment growth byensuring there is good access and a realchoice of mode of transport for people totake up new job opportunities, especiallythe physically disadvantaged and thosefrom the more deprived neighbourhoods;


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Works will be completed during 2006/2007.

Medium Term Measures (3-5 years):

● New and improved access to theWobaston Road Regional / Premium (RIS)and Major Investment sites (MIS)including a priority given to access bypublic transport.

Long Term Measures (5-10 years):

● The Council will also support thedevelopment of a new railway station toserve strategic Park and Ride to the northof Wolverhampton at Brinsford in SouthStaffordshire.

A41 Bilston Road, Black Country Route and

Spine Road Corridor

14.3.7 The corridor already has the benefit ofthe Midland Metro Line 1. Furtherinvestment in transport along thiscorridor will be influenced by thedevelopment of Bilston Urban Village and the needs of Bilston Town Centre.

A4124 Wednesfield Road

14.3.8 Wednesfield Way completed in 1998provides a bypass to Wednesfield centreand good access to new employmentsites. The Bus Showcase scheme in thiscorridor provides high quality bus linksalong this corridor;

Short Term Measures (0-3 years);

● Junction improvements to improvecapacity of the highway and provideopportunities to improve the reliability of public transport;

● Improving accessibility to New CrossHospital in partnership with the Health Trusts.

Medium Term Measures (3-5 years);

● Investigate running the Midland Metroalong the A4124 corridor to Walsall andserving the New Cross Hospital (5 WsRoute);

● Development of the City CentreInterchange Scheme (including theenhancement and redevelopment of the Railway Station and furtherenhancements to the Bus Stations).

Long Term Measures (5-10 years);

* Development of Midland Metro proposals;* Implementation of the 5 Ws Metro Route.

A454 Willenhall Road

14.3.9 This corridor already has the benefit of aBus Showcase route. Future investmentalong this corridor will be considered inorder to further enhance public transportreliability.

A4123 Birmingham New Road

14.3.10 Investment in transport along thiscorridor will be considered in order toenhance public transport reliability.

City Centre City Ring Road

14.3.11 The City Centre Ring Road serves a vitalfunction as the collector and distributorof traffic from the radial routes that focuson the City Centre. A number of studiesundertaken in recent years havehighlighted the barrier effect of the CityCentre Ring Road to movement ofpeople, particularly pedestrians andcyclists, into the city from outlyingneighbourhoods. Development is nowbeing promoted on sites outside the CityCentre Ring Road and a preliminary studyhas been commissioned to determinesome short-term measures to improveconditions for pedestrians and cyclistswho wish to cross the City Centre RingRoad. It is essential that this is deliveredwithout impairing traffic capacity.

14.3.12 Further work is being commissioned toevaluate longer-term options foralternatives to collect and distributeWolverhampton’s through-traffic moreefficiently and to consider options toprovide safer, more attractive, convenientand direct crossings of the Ring Road forpedestrians. This study will influence the


secure environment and where providedneed to be sensitively designed. Successof a development is not just measured interms of functional performance but alsohow the development contributes to thequality and character of the City (seeChapter 4: Design).

14.2.3 The strategy for car parking is importantto the success of a new development.The level of provision should bedetermined in the light of currentGovernment Guidance and the Council’sSupplementary Planning Guidance /Documents. Buildings, and the spacesaround them, should be designed to helpcontrol the flow and density of traffic andbe designed to complement the newdevelopment and improve the localenvironment.

14.2.4 The Council will seek to ensure that thedesign of new development will provideoff-street servicing wherever possibleand preferably from rear access roads inorder to reduce nuisance and conflictsbetween service vehicles and other roadusers.

14.3 Strategic Regeneration Areas and

Corridors - Transport Investment

Policy AM2: Strategic Regeneration Areas andCorridors - Transport Investment

Transport investment will be focused on identified Strategic Regeneration Areas and Corridors (see Policies S1 and S2), to provide improved public transport, cycle and pedestrian facilities and other measures to address traffic congestion and better management of the Strategic Highway Network.

Park and Ride sites and associated public transport improvements will be identified along these corridors to serve Wolverhampton and the Black Country. Further extensions to Midland Metro Line 1 will be investigated, to serve the route from Wolverhampton to Wednesfield and on to Walsall in the next 5-8 years, and other corridors in the longer term.

14.3.1 The Strategic Regeneration Areas andCorridors identified in Policies S1 and S2are all located within the North BlackCountry and South StaffordshireRegeneration Zone and these will besubject to significant development andchange over the Plan period. The BlackCountry Route and Birmingham NewRoad transport corridors and the CityCentre Ring Road are also of strategicsignificance for transport.

14.3.2 Within these areas and corridorsparticular attention will be given totransport investment to improve publictransport, cycle and pedestrian facilitiesand introduce measures to tackle trafficcongestion to support employmentinvestment. The need to create betterlinks between the areas and corridorsand the nearby ‘Priority Neighbourhoods’is also considered to be important.

14.3.3 Park and Ride sites will be identified toserve Wolverhampton City Centre andthe wider West Midlands Region andcomplemented by the public transportpriority measures being developed alongthese transport corridors.

14.3.4 New railway stations and a phasedextension to the Midland Metro Light RailNetwork are also being investigated toserve some key regeneration corridorsand strategic development sites.

14.3.5 Particular transport investment proposalsare listed below. Others are identified inPolicies AM3 and AM8 and theWolverhampton City Centre, Bilston TownCentre and Wednesfield Village CentreChapters.

A449 Stafford Road Corridor

14.3.6 Short Term (0-3 years) TransportationSchemes include:

● The designation of the route as a ‘RedRoute’ to maximise efficient use of thehighway;

● The development of a Bus Showcasealong the A449 into the City Centre.


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14.6 Protection of Highway

Improvement Lines

Policy AM5: Protection of HighwayImprovement Lines

To avoid the unnecessary blighting of land, improvement lines will only be maintained in the following circumstances:

a) On the SHN where improvements areenvisaged;

b) Where required for specific schemes noton the SHN but identified in a currentprogramme;

c) In exceptional circumstances where it is necessary to introduce or maintain an improvement line for a scheme even though it is not in acurrent programme;

d) Where it is essential for the achievementof Centro’s 20-Year Strategy for PublicTransport.

14.6.1 Priority will be given to protectinghighway improvement lines on theStrategic Highway Network as the meansof supporting economic regenerationand the Council’s transport strategy. TheProposals Map identifies highwayimprovements that are required duringthe UDP period.

14.6.2 The purpose of highway improvementlines is to protect land required forhighway schemes from otherdevelopment. Long-term improvementschemes will continue to be protectedfrom other development, although theymay be brought forward in conjunctionwith development proposals. Currentproposed highway improvement linesare listed in Appendix 3 and shown onthe Proposals Map. The programme forminor schemes is prepared only one ortwo years in advance and schemes in theprogramme are likely to change for a

variety of reasons. Consequently, theminor scheme programme cannot belisted for the UDP period. A number ofhighway improvement lines exist onroads not forming part of the SHN.

14.6.3 Certain junctions and highways areidentified on the Proposals Map asrequiring improvements during the UDPperiod. These are considered in twocategories, those schemes that will bedesigned and implemented during theUDP period and those where furtherinvestigation is required before the exactimprovements can be defined. TheHighways Agency will be consulted on alljunction and other highwayimprovements that may have an effecton the motorway and trunk roadnetworks.

14.6.4 The SHN includes those key transportroutes that have a regional role andrequire a high capacity and relatively freeflow of traffic. The Council will targetinvestment to increase accessibility alongselected elements of the SHN, whilstgiving a high priority to road safety andlocal environmental improvements.

14.6.5 On those roads that are not part of theSHN the presumption is that localconsiderations should predominate.Issues such as environmental impact,safety, the needs of public transport,pedestrians and cyclists will be keyfactors in planning future developmentand determining planning applications.

14.6.6 Centro’s 20-Year Strategy identifies anumber of transport corridors that areconsidered important or have potentialfor development for high-volume publictransport services. These routes will beinvestigated for Bus Priority Measuresand, in the longer term for guided busschemes and light rapid transit schemes.


medium and long-term role for the RingRoad.

14.4 Major Transport Schemes

Policy AM3: Major Transport Schemes

In addition to the measures highlighted in Policy AM2, the following are considered to be priority major transport schemes:

● Strategic Park and Ride sites on the edgeof the conurbation to serve commuterstravelling in to Wolverhampton andelsewhere in the West Midlandsconurbation. Priority will be given toidentifying sites to the north and west ofthe conurbation;

● Public transport improvements along theStrategic Highway Network and servingboth local and strategic Park and Ridesites;

● Local Park and Ride sites linked to publictransport (bus, tram and rail) forshoppers and city centre workers tosupport the economic vitality of the City Centre;

● Promotion of Bus Showcase and Super Showcase together with relatedtraffic management measures along theStrategic Highway Network;

● The further development of MidlandMetro;

● Improvements to rail infrastructure toimprove local links within the region andto enhance Wolverhampton railwaystation;

● Implementation of the WolverhamptonInterchange Scheme that seeks tointegrate rail, Metro and bus services inthe City Centre;

● Traffic Management Measures to ensuremaximum efficiency of the StrategicHighway Network and reduced impact oftraffic and transport on local communities;

● Maintenance of the highway network;● National Cycle Network Route 81.

14.4.1 The Council has identified the majortransport schemes outlined in Policy AM3to be a priority for the investmentprogramme in the short, medium andlong term. Resources for implementation

will be sought from the TransportSettlement through the Local TransportPlan bidding process and fromdevelopers and others funding sources asappropriate.

14.5 Strategic Highway Network

Policy AM4: Strategic Highway Network

Priority will be given to maintaining and improving the Strategic Highway Network as a means of supporting the economic regeneration of the City. This work will be undertaken to complement the promotionof public transport, cycling and walking to reduce the impact of traffic on local communities as detailed elsewhere in the UDP.

14.5.1 The Strategic Highway Network (SHN)incorporates the Department ofTransport defined Primary RouteNetwork (PRN) linking primarydestinations and distinguished by thegreen background route informationsigns and other roads of more than local importance. These latter routeshave been determined against thefollowing criteria for inclusion in the SHN:

a) Large volumes of traffic use the route;b) A substantial proportion of the traffic on

the route is long distance through-trafficwithout ready access to the motorway orPrimary Route Network (PRN);

c) The routes carry significant numbers ofheavy goods vehicles;

d) The routes link major industrial orcommercial developments and centres of population together or to the PRN; and

e) The routes make a significantcontribution to urban regeneration.

14.5.2 Within Wolverhampton the networkcomprises the main routes radiating from the City Centre Ring Road, together with the A4039 and A463 and the Black Country Route. TheStrategic Highway Network is shown on the Proposals Map.


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14.7 Transport Assessments

Policy AM6: Transport Assessments

The Council will require Transport Assessments (TAs) to be submitted with all planning applications for development proposals that have significant implications for transport. Smaller developments will require a TA where it is anticipated that there will be significant transport implications resulting from the development or cumulatively with other proposed developments in the area. They may also be required at sensitive locationswhere the Council is seeking to reduce current levels of road traffic and to widen the transport choice for people.

The scope and content of the TA will need to reflect the scale of the development but for major proposals will be expected to include:

a) The transport impacts of thedevelopment;

b) Accessibility to the site by all modes;c) Current and proposed modal split of

journeys to and from the site;d) Details of proposed measures to improve

access by public transport, walking andcycling, to reduce the need for parkingand to mitigate against transportimpacts; and

e) How safety is to be improved.

The TAs will be used to determine the transport impact of the development and whether developers will be required to prepare and implement a Travel Plan for their development in accordance with Policy AM7. They will also determine the need for the developer to implement transport improvement measures on and/or ‘off-site’or to make contributions to implement such measures in order to ameliorate the impact of additional generated traffic. These will be sought in accordance with Policy IMR2: Planning Obligations and Agreements.

14.7.1 All major developments that areconsidered to have the potential togenerate significant numbers of trips willbe required to produce TAs. These needto indicate how the transportimplications of the proposal are to beaddressed. Also, smaller developmentsthat, taken together, will have asignificant transport impact will eachrequire a TA. The Government has made acommitment to produce guidance on thescope, content and methodology of TAsand developers should refer to this whenit becomes available.

14.7.2 TAs are needed to allow the Council toassess the traffic implications ofdevelopment proposals for all modes oftransport. They will determine whetheror not these proposals deliver sustainabletransport objectives and will provide abasis for negotiation on the details ofschemes, such as the level of parking,provision of a choice of transport, andmeasures to improve site accessarrangements and off-site worksrequired. They will also indicate the needfor a Travel Plan to be developed andimplemented for the development.Where the consideration of TAs indicatesthat improvement measures arenecessary, affecting roads for which theCouncil is the highway authority, thesemay be sought by way of Section 106obligations, or alternatively Section 38 or278 agreements (Highways Act 1980, asamended) between the developer andlocal highway authority. In the case ofmeasures affecting motorway or trunkroads, they may be sought by way ofSection 278 agreements (Highways Act1980, as amended) between thedeveloper and the Highways Agency.


14.8 Travel Plans

Policy AM7: Travel Plans

Developers will be required to prepare a Travel Plan (TP) where a need is suggested by a Transport Assessment or other circumstances. A TP may be required to be submitted and agreed by the Council before an application is determined or alternatively before a development is occupied. Unacceptable development will not be permitted because of the existence of a TP.

A TP will include proposals for reducing the number of journeys generated by developments through actions such as encouraging reduced car use, reducing traffic speeds, improving safety, increasing the number of journeys done on foot or by bicycle, and improving access by public transport. A TP should also promote more environmentally friendly delivery and freight movements. Specific proposals included within the TP will be measured against agreed targets in order to show that the sustainable transport objectives are being achieved.

The Council and Centro (West Midlands Passenger Transport Executive) will provide assistance with the preparation of the TP. The final TP will need to be agreed with the Council either before the planning application can be approved or before a development is occupied, depending on the nature of the development. It may not be possible to approve an application without evidence that travel demand which would be generated can be satisfactorily managed.

The Council would recommend that all organisations consider adopting a TP as a management tool in order to reduce the impact of traffic generated from the site/s and improve business efficiency.

14.8.1 A TP is a management tool that bringstogether transport and other businessissues in a co-ordinated strategy. Itshould be an integral part of goodbusiness practice in the same way aspollution and waste management hasbecome in recent years. In short they are

a package of measures aimed at reducingcar-use, improving access to the site, andimproving efficiency by targetingcommuter journeys, customer access,business travel and fleet management.As a business tool they can addressparking and accessibility problems,widen the labour pool, overcome thetransportation problems that are barriersto obtaining planning consent, reducecompany costs by reducing businessmileage, and enhance a Companiesenvironmental credentials and image.

14.8.2 The Council proposes to adopt its ownTravel Plan and encourage their adoptionby other organisations such asbusinesses, schools, hospitals and otherorganisations that generate significantnumbers of journeys.

14.8.3 For an extension to an existing businessor a new development with a known enduser a full TP should be submitted with aplanning application. Where the end useris not known, an interim TP can besubmitted alongside the planningapplication. This can include the range ofmeasures to be considered in thefinalised TP and indicative targets for themodal split for trips to and from the site.Where an interim TP is accepted afinalised TP should be submitted afterthe end user is known and agreed by theCouncil either before constructioncommences or, at the latest, prior tooccupation.

14.9 Public Transport

Policy AM8: Public Transport

The provision of a high quality, comprehensive and integrated public transport network to meet local and longer distance travel needs in the City will be pursued by:

a) Working in partnership with Centro andtransport operators;

b) Working to ensure that communities and neighbourhoods are well served

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14.9.7 The provision of better information onthe public transport network will helpgenerate confidence in the network, helppeople understand the services that areavailable and the travel opportunitiesthat are provided.

Bus Provision

14.9.8 The key element of an integrated andimproved public transport service is thebus network. Over 90% of publictransport journeys are currently made bybus. Even with the expansion of theMetro and rail networks the bus networkwill continue to carry the majority ofpublic transport users. The Councilrecognises the importance of the busnetwork in the City and by working withoperators will seek to bring forwardimprovements that generate efficiencysavings for operators and provide thepublic with an attractive alternative tothe private car.

14.9.9 The standards for the quality, location,and level of provision of bus stops andrelated facilities will accord with thosestated in Centro’s 20-Year Strategy. Newdevelopment should provide for a directbus route or, failing that, direct access toan existing route.

14.9.10 What matters most is:● Clear direct and safe routes to bus stops

including well-placed road crossings;● Locating bus stops close to where

activity is taking place and away fromlocations where people feel vulnerable;

● Providing clear unambiguousinformation on bus routes, servicefrequencies, tickets and fares.

14.9.11 Bus priority measures and higher qualityservices through the Bus Showcaseinitiative will enable buses to run morereliably and more effectively, making bustravel more attractive for everyone.

The Local Passenger Rail Network

14.9.12 The Council will promote thedevelopment and improvement of thelocal passenger rail network. Existing

facilities for passengers will besafeguarded except where it is agreedwith the rail industry that the facilities aresurplus to current or possible futureoperational requirements. The Councilwill investigate with the rail industry andCentro how access to the rail networkcan be improved from both existing andnew developments. This might beachieved through improving access toexisting stations by all modes, identifyinglocations for strategic park and ride sites,and, where necessary and feasible,through the provision of new stations.

14.9.13 Redundant rail lines and rail-heads whichare considered to have potential for railreuse will be protected except where it isagreed with the rail industry that theseare surplus to future operationalrequirements. Where these facilities aresurplus to such requirements, other useswill be actively considered, includingpedestrian and cycle facilities.

14.9.14 The Council recognises the importance ofWolverhampton Railway Station as amajor gateway into the City and as suchthe Council will work with the railindustry and Centro, to:

● Improve capacity for additional servicesat the station and provide additionalcapacity on the West Coast Mainline;

● Enhance the range and quality ofpassenger facilities;

● Improve integration and interchangewith other modes of transport.

14.9.15 The Interchange Scheme seeks toaddress some of these objectives,particularly enhancing passengerfacilities and improving integration withother modes of transport. Theimprovement of the local rail network isan important part of the strategy forencouraging people to use publictransport. High quality rail facilities,particularly the Rail Station, contribute to the image of the City.

Light Rail / Light Rapid Transit

14.9.16 The further development of the Midland Metro is complementary to the Council’s


by public transport facilities that meet their needs;

c) Ensuring that new developments are wellserved by public transport and, whereappropriate, that improved facilities andservices are provided by developers asthe site is occupied;

d) Taking the public transport needs ofvulnerable groups into account includingusers of ‘ring and ride’ services;

e) Providing enhanced passenger waiting and information facilities, betterbus/rail/metro interchanges and better provision for cyclists totransfer to public transport;

f ) Providing improved access by foot to bus stops, metro stops and railwaystations;

g) Improving rail and bus accessibility to Birmingham International Airport;

h) Providing Park and Ride Car Park sites to serve the City and the wider sub-region and linked to improved bus, tramand rail services;

i) Taking into account the need to providefor taxi services within the largerdevelopment proposals, particularly inWolverhampton City Centre and attransport interchanges;

j) The further development of MidlandMetro.

14.9.1 Whilst the Council does not directlyprovide public transport services it hasan important enabling role as theHighway and Planning Authority. TheWest Midlands Passenger TransportAuthority (WMPTA) is the policy makingbody for local public transport andCentro implements it’s policies. Centro isresponsible for procuring local railservices, it funds concessionary fares,provides bus facilities, information,special needs transport and plans forfuture public transport. Privatecompanies run the range of publictransport services.

14.9.2 A high quality and integrated publictransport network is essential foreconomic revitalisation, accessibility andsocial inclusion and sustainable travelpatterns. Bus, rail and metro are brought

together within a strategic publictransport network that is beingpromoted across the West MidlandsMetropolitan area by Centro and theMetropolitan Authorities.

14.9.3 The Council is working with Centro,transport operators and communitygroups to ensure that public transportprovision meets the needs of localcommunities and provides the means bywhich people can access employment,training, health facilities and leisureopportunities.

14.9.4 In this context it is important that newdevelopments are readily accessible byall sectors of the community and that theability to use facilities is not dependenton the availability of a car. TransportAssessments for all major newdevelopments will determine the overalltransport requirements of a proposal anddevelopers will be required to provideappropriate public transport services andfacilities to serve the new development(see Policy AM6).

14.9.5 Equality of access for all the residents ofthe City to jobs, homes, shops, socialleisure facilities and education andtraining is a key objective of the Council.The need to combat social exclusion isparamount and the City Council isactively ensuring that the needs ofvulnerable groups are catered for on thelocal transport network.

14.9.6 The UDP is seeking to ensure thattransport contributes to social inclusionby increasing accessibility for everyone.This includes those who:

● Cannot afford a car or those familymembers who do not have access to a car;

● Have mobility problems; and● Choose not to, or prefer not to own a

car.The elderly, those with child-careresponsibilities and people withdisabilities are three groups within thecommunity who could benefitsignificantly by this approach.


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14.11 Provision for Cyclists

Policy AM10: Provision for Cyclists

All new development will be required to provide attractive, direct, safe and convenient routes for cyclists that link with the existing or proposed cycle route network, public transport and local services. Developers will also be required to providesecure, covered parking facilities for bicycles, particularly within new housing development and, for large employmentdevelopment, to provide showers and changing facilities for cyclists.

14.11.1 Within new developments cyclists shouldbe provided with clear, direct, andconvenient routes. Provision for cyclingshould be considered as an integral partof the overall site layout including theprovision of adequate cycle parking.

14.11.2 We cycle less in Britain than in manyother European Countries, evidencesuggests this is not so much due totopography and climate but becausecycling appears to be unsafe andinconvenient. Cycle routes and parkingare frequently included as anafterthought and are often inconvenientand therefore underused.

14.11.3 The high ownership of bicycles andinterest in cycling in the UK mean thatthere is an enormous potential forincreased levels of cycle use. In addition,the majority of journeys are less than8km (5 miles) in length and a distanceconsidered suitable for travel by bicycleand well within most people’s ability. Anincrease in cycling can make a significantcontribution to solving the problems oftraffic congestion and improving localaccessibility and personal health. Therehas been significant progress in thedevelopment of cycling schemes andtraffic management to improve safety forcyclists in Wolverhampton in recent yearsand all new development shouldenhance this provision.

14.11.4 Cycle storage space should be providedwithin new housing developments.

Communal, secure cycle storage canmake owning and using a bike easier andmore attractive. Important factors thatneed to be addressed to encourage morepeople to cycle for some journeysinclude personal safety, secure storagefor bicycles, links with public transportand the location and detailed design ofnew development.

14.11.5 Cycle Parking Standards and guidance onthe provision of ‘trip-end’ facilities suchas secure cycle parking, storage lockersand showers will be included in aSupplementary Planning Document.

14.11.6 The road-space given to cyclists on thehighway and new access to developmentmust ensure that conflict with other roadusers is prevented. Although segregationmay be required for safety reasons,cyclists should not be completelysegregated from other road users as thisleads to actual or perceived loss ofpersonal security and safety. Anysegregated paths shall have continuity,specifically with regard to side entrancesand road junctions. Specific measures forcyclists that may be included within newhighway schemes include special surfacetreatment for cycle paths, advanced stoplines, and priority measures atroundabouts, traffic signals and otherroad junctions. Wherever possible, newroutes should link with the wider Citycycle network.

14.12 Park and Ride

Policy AM11: Park and Ride

Provision will be made for new park and ridefacilities and existing sites protected which serve Wolverhampton and the wider sub-region. For Strategic Sites serving the sub-region they should:

a) Be close to major radial routes and located to provide maximum benefits tomotorists and public transport provision;


strategy for the economic regenerationof the City. It is currently proposed thatthe existing Metro line will be extendedfrom its terminus to serve the bus andrailway stations by an on-street route. Itwould then continue to New CrossHospital, Wednesfield and into WalsallBorough. As details of this and otherproposed extensions to the Metro arebrought forward, the Council will seek toprotect land required for the Metrosystem from alternative development andwill support compatible developmentadjacent to the proposed routes. AllMetro proposals will be brought forwardthrough the Local Transport Plan.

14.10 Provision for Pedestrians

Policy AM9: Provision for Pedestrians

All new developments will be required to provide attractive, direct, safe and convenient routes for pedestrians that integrate with existing pedestrian thoroughfares, desire-lines, public transport facilities, car parks, and other local services. Walking should be given at least equal consideration with the other modes of transport when designing new development and be given greater priority in the City, Town, District and Local Centres andother areas heavily used by pedestrians e.g. schools.

14.10.1 People walking to or within adevelopment site should be able toaccess all buildings safely andconveniently, without having to crossservice areas and car parks. Pedestrianroutes through a development siteshould be clear and obvious and providegood links to the existing pedestriannetwork and to bus stops and car parks.

14.10.2 The needs of pedestrians require carefulanalysis, and should be paramount indevelopment layouts. Key questions thatshould be addressed are:

● Should priority be given to pedestrians?● Do pedestrian routes connect the places

where people want to go?

● Are routes direct, and are crossings easyto use?

● Are routes attractive, well lit and safe?● What is the quality and width of the

footway and is it free from obstructions?● How easy is it to find and follow a route? ● Are there surface treatments and signs to

guide pedestrians?

14.10.3 The main considerations for a safe andattractive walking environment are:

● People prefer to walk along streets wherethey are overlooked and can be seen bydrivers, residents and other pedestrians;

● If segregated footpaths are provided,they need to be well connected andoverlooked by houses and otheroccupied buildings;

● Measures that slow traffic and givepriority to pedestrians help them to feelsafer and encourage more pedestrianjourneys;

● Well-designed shared surfaces avoidconflicts of movement, yet encourageother activities to take place;

● Footpaths should lead where peoplewant to go rather than follow apreconceived geometry;

● Footpaths in new developments shouldbe positive, direct and barrier-free.

14.10.4 Walking is the link between other modesof transport and a form of transport in itsown right representing almost a third ofall journeys undertaken. Nationalstatistics show that people now walk lessas part of their daily routine and that thepopulation is generally leading less activelives. Walking can be an important part ofthe solution to reduce traffic congestionproblems as well as encouraging a moreactive and healthy lifestyle.

14.10.5 Increasing the number of people on thestreets can improve security and helpreduce the fear people have of crime andpersonal security. It is also an importantpart of promoting public transport use. Apoorly lit area along the route or at thebus stops could result in the choice totravel by car or taxi rather than to walk oruse public transport, or could lead to theabandonment of the journey completely.


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road traffic. Within or on the edge of Wolverhampton City Centre, Bilston Town Centre and Wednesfield Village Centre non-residential parking should generally be below the maximum standards and provide parking to serve the Centre as a whole. A higher level of parking may be permitted where the Council is satisfied that it is consistent with its strategy for managing car parking and it will be made available to serve the Centre as a whole.


b) Where possible, include secure cycleparking and changing and toilet facilitiesto allow cyclists to make use of theservice;

c) Be designed to attain a high standard ofcommunity safety as outlined in policyD10 and provided with CCTV andsecurity patrols;

d) Provide a high quality environmentincorporating landscaping.

Sites to serve a more local need may be smaller and will be considered on their own merits and in accordance with PPG13, the Local Transport Plan and the wider transport strategy.

14.12.1 Wolverhampton is a sub-regional centreand many people travel into the City forthe purposes of work, shopping,education and leisure. The journeysassociated with this contribute to thecongestion seen on radial routes servingWolverhampton City Centre duringmorning and evening peak periods. Theprovision of high quality park and ridefacilities can intercept some of thesejourneys, reducing the level ofcongestion. These sites should be closeto the main access routes to the CityCentre, well signed and well-served by adedicated or high frequency publictransport service. Bus priority measureswill be implemented to further supportthe development of these sites.

14.12.2 A number of sites will be required toserve a more strategic and sub-regionalrole. These should be located near themain radial routes into Wolverhamptonand allow easy access to the rail networkeither via a new railway station, MidlandMetro Stop or via a high quality bus linkto the rail network. These will need to belocated on the periphery ofWolverhampton, or beyond the Cityboundary, and consultation with theHighways Agency regarding their effecton the Trunk Road network will berequired. The regional study looking atthe need for new strategic park and ridesites has been completed. This definesthe characteristics required for such sitesto be successful and identifies some sites

to serve the conurbation. One of thesesites is at Brinsford, to the north-east ofJunction 2 of the M54, which lies withinSouth Staffordshire District. Thedevelopment of a site at Brinsford issupported in principle by the CityCouncil and would serve WolverhamptonCity Centre as well as other destinations.Development of such Green Belt sites willonly be permitted where moresustainable, alternative, non-Green Beltsites have been exhausted in line withthe provision of PPG2 as amended byPPG13 Annex E.

14.13 Parking and Servicing Provision

Policy AM12: Parking and Servicing Provision

Provision of maximum levels of car parking, minimum levels of disabled car parking and of cycle parking, motorcycle parking and servicing for new developments should be provided in accordance with the details of this Policy. Detailed provision should:

a) Comply with the City’s demandmanagement, traffic reduction and car parking policies and targets;

b) Reflect existing and potential availability of alternative modes of travel thereby assisting to increase modal choice; and

c) Address safety and amenity issues in accordance with policies elsewhere in the Plan.

Car Parking

The Council will be flexible in the application of parking standards. The following maximum standards should be applied unless the applicant has demonstrated that a higher level of parking is needed. Where appropriate this should be through a Transport Assessment which also demonstrates what measures are being taken to manage travel demand so as to minimise demand for car parking. Notwithstanding the application of maximum parking standards, developments will be required to meet their own transportation needs with no detriment to pedestrian safety and the safe and free flow of


Land Use

Residential

- Highly Accessible Locations

Retail

- below 1,000 sq m

Food Retail - 1,000 sq m & above

Non Food Retail - 1,000 sq m & above

Assembly & Leisure

(Use Class D2)

Cinema and Conference Facilities - 1,000 sq m & above

Stadia - 1,500 seats & above

Other D2 uses - 1,000 sq m & above

Other D2 uses not specified

B1 Uses including Offices

- below 2,500 sq m

- 2,500 sq m & above

Higher & Further Education

- below 2,500 sq m

- 2,500 sq m & above

Maximum Standards

To be applied with due regard to PPG3’s aim of a maximum of 1.5 spaces per residential unit across the whole authority.

1 space per unit plus 0.25 visitor spaces where communal provision

1 space per 22 sq m

1 space per 14 sq m

1 space per 20 sq m

1 space per 5 seats

1 space per 15 seats

1 space per 22 sq m

1 space per 5 seats or 1 space per 10 sq m

1 space per 50 sq m

1 space per 30 sq m

1 space per 2 staff + 1 space per 5 students

1 space per 2 staff +

1 space per 15 students

Notes

Provision for social housing and for housing for the elderly should reflect lower car ownership rates expected among these social groups. Provision for sheltered housing should take account of any warden or staff parking requirements

Defined as Wolverhampton City Centre, Bilston Town Centre and Wednesfield Village Centre and any other location which, in the opinion of the City Council, is highly accessible i.e. within easy walking distance of a railway station, tram stop or high level bus service *

As per PPG 13 Annex D


Where considered appropriate by the City Council separate coach parking should also be provided






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14.13.2 The Council will also encourage theredevelopment of car parks to otheruses in appropriate locations such asthe City Centre (see Policy CC5), BilstonTown Centre and Wednesfield VillageCentre or other centres whereredevelopment will be of benefit, wherecompensatory provision can be madewithin the new development or wherethe loss of car parking would not harmthe vitality and viability of the centre orcause parking problems elsewhere.

14.13.3 The Council’s current demandmanagement, traffic reduction and carparking policies and targets are to befound within the Local Transport Planand Regional Transport Strategy.

14.13.4 The manner in which car parking isarranged has a fundamental effect onthe quality of the development. Vehiclesshould not be allowed to dominate thespace or to inconvenience pedestrians.Parking on the front of a developmentshould be avoided as this detracts fromthe design of the development, restrictsinformal surveillance and generallypresents an unattractive image.

14.13.5 In residential areas, a very carefulbalance has to be struck between theexpectations of car owners, in particularthe desire to park as near to theirhouses as possible, and the need tomaintain the character of the overallsetting. Where car parking is provided incourts or squares then adjoiningbuildings should overlook the site.

14.13.6 In commercial developments the bestway to alleviate the effect of largeparking areas is to ensure that they aredesigned as an integral part of thelandscape treatment and managedcommunally. This also ensures thatpedestrian movement is not determinedand restricted by vehicular movementrequirements and conflict betweenpedestrians and vehicles is minimised.

14.13.7 The Council would encourage theredevelopment of any car parks wherethis is important for the regeneration of

the City, in particular WolverhamptonCity Centre, Bilston Town Centre andWednesfield Village Centre. Alternativecompensatory provision of short staycar park spaces may be required toserve these Centres where this isconsidered necessary. The shared use ofcar parks as part of a development willalso be considered to serve the widerneeds of these Centres.

14.14 Development of Freight Facilities

Policy AM13: Development ofFreight Facilities

Facilities to aid the movement of freight will be encouraged through:

a) The improvement of the highway toassist the movement of commercialvehicles to employment sites and access to the Strategic Highway Network;

b) Routing of commercial vehicles to prevent any loss of amenity ofresidents;

c) The assessment, strengthening andrenewal programme for bridges andstructures to provide for the generalintroduction of 44 tonne lorries;

d) Where appropriate, the retention ofemployment development sites adjacentto railway lines for development thatrequires a rail connection;

e) The protection of redundant rail linesand rail heads where it is considered,following consultation with the railindustry, that they have potential toprovide rail freight facilities.

14.14.1 Improvements to be Strategic HighwayNetwork will aid the movement ofcommercial vehicles between the CityCentre, the main commercial andemployment centres of the City, and theRegions trunk road and motorwaynetwork. There will be an overridingneed to protect the amenity of localresidents and reduce the impact offreight and commercial traffic on localcommunities.


Within the above, all figures relate to gross floorspaces.

● As a guide, easy walking distance isgenerally no more than 400m from arailway station or tram stop or 300m froma bus stop, at an easy gradient and alonga direct and well lit route. A high levelbus service will generally mean one ormore services which together provideaccess within 15 minutes journey time toWolverhampton City Centre, Bilston TownCentre or Wednesfield Village Centre.They should generally have a frequencyin each direction of six buses or more perhour during peak hours and daytime plusthree buses or more per hour duringevenings and on Sundays.

Disabled Car Parking

All car parks, whether public or private, including those serving residential developments, should make provision for disabled car parking. This should be provided in accordance with the Council’s Supplementary Planning Guidance on Access and Facilities for People with Disabilities, or any replacement Supplementary Planning Document.

This provision should be in addition to any applicable maximum standards and there will be no maximum disabled parking standards. In general, minimum provision should be 5% of capacity on sites up to 200 spaces and 2% plus 6 spaces on sites providing over 200 spaces. Where existing disabled car parking provision is affectedby development proposals it should be retained or replaced in a suitably accessible location, unless it is demonstrated that there is no longer a need for such provision.

Motorcycle Parking

All car parks, whether public or private, including those serving residential developments, should provide secure and convenient parking for motorcycles and other Powered Two Wheelers (PTWs).

This provision should be in addition to car parking. There will be no maximum motorcycle parking standards. In general, provision should be two spaces on sites up to 200 spaces and 2% on sites providing over 200 spaces.

Cycle Parking

There will be no maximum cycle parking standards and detailed standards will be published in a Supplementary Planning Document.

All residential development should provide ground floor storage suitable to provide secure cycle parking for each unit. For housing this may be incorporated within garages or utility rooms, for flatted development in separate secure storage,preferably within the building. Cycle parking will not be required for sheltered housing for the frail elderly, but for retirement homes for the active elderly some provision should be considered.

All developments providing employment should provide covered and enclosed cycle parking for staff which is accessible and secure and, on major employment sites, showering and changing facilities.

All developments which will attract visitors, either as customers or in another capacity, should provide covered visitor cycle parking conveniently located and in a position which enables informal surveillance. Such a location will normally be adjacent to a main entrance and can be incorporated under entrance canopies.

Servicing and Operational Requirements

Within residential layouts adequate provision should be made for refuse collection, removal vans and delivery vehicles to operate and manoeuvre without obstruction.

Within all non-residential layouts adequate provision should be made for refuse collection and for operational and service vehicles to operate and manoeuvre within the site without obstruction. Servicing of commercial premises from the highway will only be acceptable for small-scale developments where it can be carried out without an adverse affect on safety and the free flow of traffic.

14.13.1 Car parks should be designed to maximisevehicle and personal security and haveregard to lighting, landscaping andlayout. The adoption of “Secured byDesign” standards is encouragedwherever possible.


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14.14.2 The programme to strengthen bridgesand structures to provide for thegeneral introduction of 44 tonne lorriesis well advanced but further work is stillrequired, particularly on thosestructures not in the ownership of theCity Council. The Council will work withall interested parties to complete thisstrengthening and renewal programme.

14.14.3 A minority of goods are moved by railbut there is potential for the modal shiftof freight from road to rail. The Councilwill therefore encourage the constructionof new sidings and rail freight facilitieswhere environmental amenityconsiderations allow and, whereappropriate, sites with potential for railaccess will be retained for developmentthat requires a rail connection.

14.15 Minimising the Effect of Traffic

on Communities

Policy AM14: Minimising the Effect of Traffic on Communities

In traffic sensitive areas, traffic management and traffic calming will be promoted in order to relieve the adverse effects of traffic on existing residential communities.

14.15.1 The Council will continually monitorthe harm created by the intrusion of

motorised traffic in existing residentialareas. Traffic sensitive areas, where the greatest road safety, social andenvironmental problems are identified, will be prioritised forfuture improvement. As funding

becomes available local residents

will be consulted so that the mostappropriate traffic managementimprovement schemes may beimplemented. In designingimprovement schemes the needs ofemergency services, public transportand cyclists will be considered to ensure their effective and safeoperation. The Council will continueto work with local schools to minimise

the impact of the school run on the

local area through measures such as‘School Travel Plans’ and ‘Safer Routes toSchool’.

14.15.2 A combination of traffic managementmeasures will be used in the design ofimprovement schemes. These willinclude:-

● Traffic calming;● Parking restrictions;● 0 mph speed restriction zones;● ‘Streetscape’ design;● ‘Home Zones’; and/or● Road Closures.

14.16 Road Safety and Personal Security

Policy AM15: Road Safety andPersonal Security

All development proposals should be designed and implemented to contribute towards improving road safety and personal security, in accordance with the West Midlands Local Transport Plan objectives and the Road Safety Plan for Wolverhampton.

14.16.1 The Government’s Road Safety Strategy“Tomorrow’s Roads: Safer for Everyone”emphasises that a major improvementin road safety can only be achieved if allagencies involved in road design,building and motor manufacture, trafficregulation and enforcement work inpartnership. Wolverhampton hasadopted the Government’s nationaltargets for casualty reduction by theyear 2010 of:

● 40% reduction in the number of peoplekilled or seriously injured in roadaccidents;

● 50% reduction in the number ofchildren killed or seriously injured and

● 0% reduction in the slight casualty rate(expressed per 100 million vehiclekilometres).

14.16.2 Techniques that will be employed tomeet these targets will includeengineering, education, training andenforcement in accordance objectivesdetailed in the Road Safety Plan and the

West Midlands Local Transport Plan. TheWolverhampton Road Safety Planmonitors progress towards the Nationaltarget. The Wolverhampton Road SafetyPlan also sets out the programme ofsafety schemes to be implemented inthe City and outlines the education,training and enforcement policies. LocalSafety schemes will complement thework on safer routes to school, thepolicies for walking and cycling, trafficmanagement and public transport.

14.16.3 All schemes will be subject to a roadsafety audit in accordance with theRoad Safety Act 1988 and guidancecontained within the Institute ofHighways and Transportation (1996).These aim to avoid the introduction ofnew safety problems and to identifyopportunities to address current safetyconcerns. Developers will also beexpected to adhere to the detailedstandards of safety contained within theDETR Design Bulletin number 32 -“Residential Roads and Footpaths”(1992) and its companion guide -“Places, Streets and Movement” (1998)for all residential developmentproposals.

14.16.4 Wolverhampton Council regards theprovision of a safe and secureenvironment as one of their highestpriorities. Actual and perceived safetyand security is an important factor inpeople’s choice of mode of transport,particularly their use of public transportor the decision to walk or cycle orindeed whether to travel at all. Childroad safety audits, in line with theGovernment’s strategy “TomorrowsRoads - Safer for Everyone”, will beundertaken to ensure safety issues areaddressed. In addition, Safer Routes toSchool schemes will address safetyissues for children and parents onjourneys to and from school.

14.7 General Aviation

Policy AM16: General Aviation Facilities

There is considered to be no potential for the development of airports or airfields within the City. Any proposal for a helipad or heliport will be considered against the following criteria:

1. Evidence of need;2. Proposed surface access and its effect on

the transportation network;3. The environmental impacts;4. Relevant policies in the Local Transport

Plan and Regional Transport Strategy.

14.17.1 As a largely urban area with themajority of its open land eitherdesignated as Green Belt or in activeuse such as recreation, Wolverhamptonis considered to have no potential forthe development of airports or airfields.However, there is growing demand foraviation, and restrictions on the use ofairports and airfields may lead toproposals for helipads or heliportswithin the City. Such facilities couldmeet business, recreational, training oremergency needs and assist in theregeneration of the City.

14.17.2 Any proposal should demonstrate theexistence of such need, including theneed for any operational or supportservices on the site. It should also beacceptable in terms of the proposedsurface access. The proposed highwayaccess should be suitable for thepurpose and not have a negative effecton highway safety or the free flow oftraffic. The likely demand for access bymeans other than private vehicle shouldalso be considered. Any proposal shouldalso not have a detrimental effect onthe environment, including widerconsiderations such as climate change.There should not be an adverse effecton the amenity of surrounding areas,either through noise from helicopters,surface traffic generated by theproposal, or any other means.

14.17.3 Any proposal should be in accordancewith any relevant transportation policiesas contained in the Local Transport Planand Regional Transport Strategy.


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15CHAPTER 15: WOLVERHAMPTON CITY CENTRE

Contents

Para Page

15.1 Introduction 22415.1.3 Objectives 22415.1.4 Strategy 22415.1.13 Shopping Quarter 22515.1.15 Cultural Quarter 22615.1.18 University Quarter 22615.1.21 Wolverhampton Urban Village 22615.1.22 St John’s Urban Village 22615.1.24 Chapel Ash 22715.1.26 All Saints / Royal Hospital Area 22715.1.28 Canalside Quarter 22715.1.30 General Policy 227

15.2 City Centre Shopping Strategy 228Policy CC1: City Centre Shopping Strategy 228

15.3 City Centre Business and Employment 228Policy CC2: City Centre Business and Employment 228

15.4 City Centre Housing 229Policy CC3: City Centre Housing 229

15.5 City Centre Environment 230Policy CC4: City Centre Environment 230

15.6 City Centre Access and Mobility 231Policy CC5: City Centre Access and Mobility 231

15.7 Shopping Quarter 233Policy CC6: Shopping Quarter (Primary Shopping Area) 233

15.8 Cultural Quarter 234Policy CC7: Cultural Quarter 234

15.9 University Quarter 234Policy CC8: University Quarter 234

15.10 St Johns Urban Village 235Policy CC9: St Johns Urban Village 235

15.11 Chapel Ash 236Policy CC10: Chapel Ash 236

15.12 All Saints / Royal Hospital Area 236Policy CC11: All Saints / Royal Hospital Area 236

15.13 Canalside Quarter 237Policy CC12: Canalside Quarter 237

15.14 Waterloo Road / Darlington Street Quarter 238Policy CC13: Waterloo Road / Darlington Street Quarter 238


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crucial to the City Centre’s health andhave been rolled forward into the UDPand new City Centre Action Plan (2005).Examples already being promoted arethe Urban Village and the CulturalQuarter. A series of independent edge-of-centre developments would not beappropriate.

15.1.9 The Main components of the strategy are: -● to continue to give priority to

strengthening and creating newdevelopment opportunities within thecore area, particularly for shopping (the‘Shopping Quarter’);

● to undertake a planned and sustainableextension to the core area for specificuses and functions;

● to create a safe, welcoming and easilyaccessible City Centre;

● to create a townscape of distinction andenvironmental excellence.

15.1.10 Another key component of the strategy isto build upon the distinctive characterand strengths of different areas of theCity Centre, in order to create unique focifor regeneration which reinforce thewider role of the centre. This has beenachieved through the definition of anumber of quarters, each with aparticular character and range offunctions: -

● Shopping Quarter (Primary Shopping Area)

● Cultural Quarter, including the Artists Quarter.● University Quarter ● St John’s Urban Village● Chapel Ash● All Saints / Royal Hospital● Canalside Quarter

15.1.11 For each quarter, a vision and set ofintegrated proposals has beendeveloped, to regenerate, reinforce andenhance the roles of the quarter and tocreate a broad mix of uses and activitieswhich expands the range of functionswithin the City Centre as a whole. Theboundaries of the quarters emphasisetheir close links and overlappingfunctions. It is important that eachquarter evolves as an integrated activecomponent of the City Centre. The co-

ordinated approach for each quarteroffers: -

● An integrated way of thinking, critical toa move towards sustainabledevelopment and economic, social, andenvironmental regeneration;

● An integrated way of resolving thevarious demands placed on the CityCentre;

● An integrated approach to land-use andtransportation issues;

● Opportunities for integrated and co-ordinated public and private action andinvestment.

15.1.12 The City Centre Inset provides a contextfor more detailed SupplementaryPlanning Guidance contained in the CityCentre Action Plan (2005), the St.John’sUrban Village Framework Plan (1999),Evening Economy Action Plan (2005),ABCD Masterplan (2003) and theCanalside Quarter Implementation Plan(2000), and detailed Development Briefsfor the Royal Hospital Area and otherspecific developments sites. In the eventof any potential conflict between theUDP and Supplementary PlanningGuidance / Documents, the policies asset out in the UDP will prevail.

Shopping Quarter

15.1.13 The Shopping Quarter is characterised by prime shopping locations such as Dudley Street, the Mander andWulfrun Centres and BeattiesDepartment Store, but also includesother traditional shopping streets within the Ring Road, such as QueenStreet, Lichfield Street, Darlington Street and Worcester Street. Whilst the prime shopping streets are similar incharacter and function, other traditionalshopping streets lie in areas with verydifferent characters and overlap withother quarters such as the CulturalQuarter and St John’s Urban Village. For the purposes of proposals for retail development and theapplication of the sequential test as set out in Policies SH3 and SH4, theShopping Quarter equates to the Primary Shopping Area.


15.1 Introduction

15.1.1 Wolverhampton City Centre is a vitalasset for the City, which needs continualimprovement and investment. It is afocus for shopping, leisure, employment,and civic functions and, increasingly, aplace for people to live. It also capturesthe City’s identity. A clear, robust, positiveand up-to-date planning framework isessential to secure successfulregeneration of the City Centre.

15.1.2 The main purposes of the City CentreInset are: -

● to promote a vision for the City Centre;● to provide a strategy and policy

framework which defines the futureshape and role of the City Centre;

● to provide a basis for monitoring andreviewing the performance and successof the City Centre.

Objectives

15.1.3 The Council will continue to help createand sustain a City Centre that: -

● is alive and vibrant both day and night,with a range of different uses andactivities;

● is repopulated by a ‘balanced’ and ‘active’community;

● is safer, more accessible, healthier,welcoming and attractive to all;

● offers a top quality shopping, culturaland leisure experience;

● is committed to academic excellence andlife-long learning;

● meets the needs of businesses, investors,and the whole community, and buildsupon the strengths of the City’s ethnicdiversity;

● is a place that both retains strongtraditions and also allows opportunitiesfor innovative new development.

Strategy

15.1.4 The Council considers it is essential toimprove the competitive performance ofWolverhampton as a sub-regional centrefor retailing, leisure and employment,particularly in order to: -

● meet the competitive challenge fromother neighbouring centres (such asWalsall, Birmingham, Telford, and MerryHill);

● strengthen market penetration in themain catchment area;

● prevent further erosion of the catchmentarea and draw shoppers and expenditureback to Wolverhampton.

15.1.5 There are a number of issues that mustbe addressed if the City Centre is to bethe focus for the regeneration ofWolverhampton. Essential elements mustbe to build upon the Centre’s keystrengths as a traditional City Centrewhilst addressing key weaknesses,particularly in terms of quality and choiceof major retailers.

15.1.6 A diverse and dynamic City Centre is one which: -

● meets its sub-regional requirements forretailing, leisure and employment;

● meets the needs of all social and agegroups in the City;

● is safe, and attractive to residents,visitors, businesses and investors;

● promotes a high quality image ofWolverhampton as a focus for attractinginvestment in the City.

15.1.7 The Council accepts that the area withinthe Ring Road cannot meet all of theserequirements. It is essential that alldevelopments which attract a largenumber of users or which contribute tothe City’s sub-regional role and to theimage and profile of the City should belocated within or on the edge of the CityCentre wherever possible. This isconsistent with the sequential testapproach set out in Chapter 9: Shoppingand the Role of Centres.

15.1.8 Development of key sites on the edge ofthe core can enhance the image of theCity Centre and the City as a whole ifthey are part of a planned andsustainable extension to the City Centrecore area, and have effective links withthe core to secure full integration. Manycomponents of the Wolverhampton TownCentre Action Plan 1995 remain valid and


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through the provision of mixed-usedevelopment, such as new houses andflats of mixed tenure, and new shopping,food and drink, office and othercommercial development, capable ofgenerating new employmentopportunities. Within the LearningQuarter the aim is to introduce newinnovative learning facilities that are ofnational and regional significance.

Chapel Ash

15.1.24 The Chapel Ash Quarter is an importantpart of the City Centre lying to the westand north-west of the Ring Road andcentred on Chapel Ash commercial area,which was once a thriving Victorian /Edwardian suburb. The units in this areaare small specialist shops and officesproviding services for the City and localneeds. They play an important andcomplementary role in the functioning ofthe City Centre. Many of the upper floorsare vacant or under-used. The areaincludes the Chapel Ash ConservationArea and parts of the Park and CityCentre Conservation Areas.

15.1.25 The strategy for this quarter is based onretaining the area as a focus for specialityshops, and other service activities,together with associated retail, business,leisure and housing development.

All Saints / Royal Hospital Area

15.1.26 The All Saints area forms the eastern partof the Wolverhampton Urban Village. Itconsists of a traditional residential areaand some large derelict buildings,including the Royal Hospital buildingsand the former Travel West Midlands BusGarage. There are a large number of emptyhouses and the area suffers from a poorimage with a deteriorating housing stock.Commercial properties abut the RingRoad and some investment has occurredclose to the City Centre. The area formspart of the wider All Saints and BlakenhallCommunity Development New Deal forCommunities Area (see Policy S1), forwhich a Master Plan has been adopted asSupplementary Planning Guidance.

15.1.27 The strategy for this quarter is to create asustainable residential community thatcompliments and balances newdevelopments in the area, to improve thequality of life for residents andbusinesses and to promote the successfulregeneration of the area.

Canalside Quarter

15.1.28 The Canalside Quarter lies to the northand east of the City Centre. The area isdominated by transport infrastructurewhich presents strong physical barriers to movement into and within the areaand prevents the development of acoherent character. Major roads formboundaries to the area e.g. Ring Road St Patrick’s and St David’s, Cannock Road, and Horseley Fields andWednesfield Road bisects the area from east to west. The present railwayline, High Level Station and theBirmingham Main Line canal also form major boundaries.

15.1.29 The strategy for this quarter is based on improving the image of the area,improving the linkages to and within it and securing the sensitiverefurbishment and re-use of its historic buildings, and the introduction of sustainable mixed-use canalsidedevelopment.

General Policy

15.1.30 Policies SH2 and SH5 define the role of Wolverhampton City Centre in support of the above strategy and form the context for the policies andproposals in this Chapter. More detailedpolicies and proposals are contained in Supplementary Planning Guidance /Documents, including the City CentreAction Plan.


15.1.14 The strategy for this quarter is based onenhancing the attractiveness of the areafor shopping through a number ofproposals to improve existing shops andsecure new developments.

Cultural Quarter

15.1.15 The Cultural Quarter, located within theRing Road, forms the heart of leisure andcultural activities within the City Centreand will be the focus for future tourismactivity. Within this area is the ArtistsQuarter, based around Princess Street,Berry Street and Princess Alley. Parts ofthe area also fall within the City CentreConservation Area.

15.1.16 Considerable success has already beenachieved within the Cultural Quarter,particularly in respect of thedevelopment of the evening economy.The City Centre has become regionallyrenowned for the quality of entertainmentand venues and safety of visitors.

15.1.17 The strategy for this quarter is based onmaintaining the standards that havebeen set through the evening economy,and expanding the role and function ofthe area. With the provision of a widerrange of cultural and leisure activities inthe Cultural Quarter, visitors will beencouraged to mix shopping and leisureor cultural visits in one trip.

University Quarter

15.1.18 The University of Wolverhampton City Centre Campus comprises two sites, north and south. The former liesbetween Stafford Street and North Street and houses the Schools of Art and Design and Legal Studies. NorthRoad and Randall Lines Halls of residence are close by. The City Centre(south) campus lies within the Ring Road, between Stafford Street andWulfruna Street. It houses the mainlearning and research facilities and the Harrison Centre, which combinestraditional library services with hi-techaccess to the Internet.

15.1.19 The University of Wolverhampton CityCentre Campus plays an important role inthe educational, economic and social lifeof the City Centre. Its Arena Theatre, forexample, is a valuable leisure / arts andcultural facility, hosting plays and danceexhibitions for local and nationalcompanies, including work by theUniversity’s own dance and dramastudents. The University’s expandingstudent population also supports theCity’s economy.

15.1.20 The aim for this area is to continue toprovide high quality teaching, learningand research facilities and a high qualitycampus environment.

Wolverhampton Urban Village

15.1.21 The Wolverhampton Urban Villagecomprises the southern third ofWolverhampton’s City Centre, as defined by the Ring Road, together with two ‘arms’, namely Chapel Ashstretching to the west and All Saints /Royal Hospital area extending to the east. The area contains a mix ofsecondary and tertiary retail areas, office accommodation and someenclaves of attractive old buildings, but much property and land that is not effectively used. There are currentlyonly small numbers of residentialproperties in this area.

St John’s Urban Village

15.1.22 The St John’s Urban Village Quarter formsa key part of Wolverhampton UrbanVillage. The area contains the Old HallStreet, St John’s and Worcester StreetConservation Areas. It also contains anarea designated as the ‘Learning Quarter’.This area is based around Old Hall Streetand contains the Adult Education Serviceheadquarters, the City Library and whatwill shortly become the City Centre basefor the City of Wolverhampton College.

15.1.23 The strategy for this historic part of theCity Centre is to bring back vitalitythrough economic and socialregeneration. This will be achieved


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ring road. The St Johns Urban Villagecould also cater for the demand forsmall-scale offices, through therefurbishment of existing buildings or new development.

15.3.3 With respect to large-scale officedevelopment this is realistically onlylikely to take place on a pre-let basis.Generally larger enquiries of a design and build nature are looking to the south of Birmingham along the M42corridor. There is a need however toensure that sites are available on highprofile / high quality locations close to the Ring Road to attract suchdevelopment. Such development can also assist in providing the mix of uses necessary to extend the CityCentre into wider areas such as theCanalside Quarter.

15.3.4 Providing living accommodation in or close to the City Centre encourageswalking to work and also make asignificant contribution to the availablehousing stock (for example, by theconversion of vacant office space orspace above shops to residential flats). A balanced approach will be needed,however, to ensure that future officespace requirements and jobopportunities are not prejudiced.

15.3.5 The decline in traditional manufacturingindustries has resulted in areas of derelict land and empty industrialbuildings mainly within establishedemployment areas on the periphery of the City Centre, for example theCanalside Quarter and Blakenhall area. It is recognised that these areas could be regenerated to once again provide an important economic and employment role. If buildings in such areas become obsolete or are not suitable for re-use or conversionfor industrial growth sectors, thenalternative uses should be considered for both buildings and sites.

15.4 City Centre Housing

Policy CC3: City Centre Housing

The main priorities are: -1. To encourage the retention of existing

housing, wherever possible, and toimprove the quality of the livingenvironment as the opportunity arises;

2. To continue to promote new andrefurbishment housing schemes,particularly within Wolverhampton UrbanVillage, as part of a sustainable mix ofuses.

In order to create a sustainable City Centre environment, the following principles will be applied to new residential development:

a) Promotion of Living Over The Shopschemes and the conversion of under-used or vacant non-residential buildingsto residential use, where this will create asatisfactory living environment;

b) Encouraging mixed use development;c) Securing consistently high quality

of design;d) Promoting high density development - at

least 50 dwellings per hectare; e) Achievement of 20% affordable housing

and a variety of housing types across the City Centre, to helpcreate a mixed community;

f ) Securing contributions towardsrecreational open space, public realm improvements and supporting facilities.

15.4.1 In the recent past there were significantareas of housing in and around the CityCentre, but much has been lost throughclearance. The enclaves of housing thatremain are often characterised by a poorquality environment. However, as “urban”living in high density, high quality CityCentre flats becomes increasinglypopular, Wolverhampton City Centre isonce again becoming a place wherepeople wish to live. A number of highquality residential schemes are currentlybeing developed such as Princess Lofts inthe Cultural Quarter and Redrow Homesscheme in the Canalside Quarter.


15.2 City Centre Shopping Strategy

Policy CC1: City Centre Shopping Strategy

The main priorities are: -

1. To strengthen and create newdevelopment opportunities within the Primary Shopping Area , defined asthe ‘Shopping Quarter’ (see Policy CC6);

2. Development of mixed use proposals atRaglan Street including a major foodstoreand bulky comparison retail units withstrong links to the Primary ShoppingArea, directed at reinforcing andexpanding the role of the Centre (seePolicies CC10, SH12 and SH13).

15.2.1 Whilst the Strategy for the City Centre isto broaden its role and promote a varietyof uses, retailing and associated servicesare likely to remain the dominantfunction. The ultimate success of the CityCentre and its vitality and viability willdepend upon the attractiveness of theCentre as a shopping destination.Therefore, it is vital that the City Centremaintains and enhances its retail role.

15.2.2 The attractiveness of the retail quarter forshopping will be enhanced through anumber of proposals to improve itsexisting shops and to secure newdevelopments (see Policy CC6).

15.3 City Centre Business and Employment

Policy CC2: City Centre Business and Employment

The main priorities are: -i. To strengthen and diversify the City’s

economic base to the benefit of all itsresidents and businesses and tosafeguard and create new jobs;

ii. To balance economic regeneration withsocial and environmental objectives.

The key policies and proposals are to: -

(i) New Office development● Continue to focus office development in

the City Centre; ● Encourage the provision of good quality

office space in the City Centre particularlywithin the Ring Road;

(ii) Vacant office space● Encourage the conversion and

refurbishment of redundant / outmodedoffice space subject to Policy B7 for otheruses e.g. residential;

(iii) Existing industrial areas● Consider alternative uses for vacant /

obsolete sites and buildings withinexisting industrial areas, (such as theBlakenhall area), which are not within anyQuarter, subject to Policy B10

15.3.1 The office market in Wolverhampton has declined over the past few years. The most severe impact has been within the Ring Road. Conditions are such that speculative officedevelopment is unlikely and therefurbishment of existing offices isunviable. Although demand for office space particularly within the Ring Road is low at present, good quality facilities are still desired. Generally the demand is from localbusinesses wishing to expand or newbusinesses setting up in the area. This is likely to continue, particularly for small-scale office users. There are opportunities to use existingredundant or outmoded office space for other uses such as residential, forexample within St John’s Urban Village.

15.3.2 Office activity in the Waterloo Road area of the City Centre could beintensified, possibly through theconversion of existing properties in Chapel Ash in the shorter term or the attraction of a major single occupier in the medium to long term.Policy CC13 identifies Waterloo Road as a particular focus for officedevelopment within the City Centre


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Potential new Town Squares have beenidentified at Markets Phase IIdevelopment, Low Level Station, RoyalHospital and as part of the Raglan Streetredevelopment scheme. New green openspaces / pocket parks will also be createdalongside the canal.

15.5.2 Existing squares such as the Civic CentrePiazza could be redesigned to provide avenue for events and activities, themedfestivals and promotional events inassociation with the evening economy, ifappropriately marketed.

15.5.3 The Council’s vision is to encourage andachieve good design throughout the CityCentre, not just within the ConservationAreas and along major roads but also onkey gateway sites and approaches. Gooddesign can enhance the quality ofpeople’s everyday lives, help achievesustainable development, attractbusiness and investment and reinforcecivic pride.

15.5.4 Creating an attractive, convenient andsafe pedestrian environment is extremelyimportant, particularly in determininghow well the City Centre functionscommercially and as a livingenvironment. Identifying safe andaccessible links between the City, itsQuarters and beyond is necessary.

15.6 City Centre Access and Mobility

Policy CC5: City Centre Access and Mobility

The main priorities are: -i. Supporting the economic, social

and environmental regeneration of the City Centre;

ii. Improving the public transport system;iii. Improving facilities for people changing

between different modes of transport;

iv. Exploiting key developmentopportunities and strengthen pedestrianaccess between the City Centre and keydevelopment sites outside the Ring Road;

v. Improving environmental conditions,including safety, to encourage people to walk and cycle;

vi. Improving facilities for the mobilityimpaired and families with youngchildren;

vii. Giving priority to car parking forshoppers and visitors to the City Centre;

viii. Providing new and expand Park and Ridefacilities to support the City Centre.

The key policies and proposals are: -

(a) Access and Interchangei. To improve access to High Level Station

for pedestrians, buses, taxis and cyclesand provide potential for futureextension to Metro services, and toprovide better integration betweentransport modes and environmental and regeneration benefits to theCanalside Quarter;

(b) Midland Metroi. To investigate the feasibility of

extending Metro Line 1 to better serve the City Centre;

(c) Car Parkingi. To ensure the provision of high quality,

convenient and secure public short stay car parks;

ii. To develop a co-ordinated City Centre car parking strategy for the use of sites outside the Ring Road for long-stay/ employee parking;

iii. To develop a strategy that considersappropriate charges to encourageefficient use of all car parks and provide good parking for those visiting the City for shopping or leisure purposes;

iv. To examine the feasibility of introducingresidents parking schemes in the City Centre, in particular within St John’s Urban Village;

v. To investigate the provision ofpermanent Park and Ride sites on the edge of the City Centre, linked to Bus Showcase, the Rail network and Midland Metro;

(d) Development Schemesi. To examine opportunities through

development schemes for further


15.4.2 The Council is promoting thedevelopment of an urban village withinthe City Centre (the WolverhamptonUrban Village). The aim is to create aliving heart to the City, re-populated witha well balanced community andcharacterised by a mix of land usesdesigned to be compatible andcomplementary, recapturing many of thetraditional benefits of urban living.Residents of the City Centre will benefitfrom proximity to major public transportroutes, jobs, services, leisure facilities andthe regenerated canalside area. In return,residential development will stimulatethe regeneration of the City Centre bycreating a thriving, mixed useenvironment and bringing under-usedand derelict land and buildings, many ofhistorical importance, back into effectiveuse. Residential development will also beencouraged in the rest of the City Centre,subject to other UDP policies.

15.4.3 Details of larger proposal sites andestimates of the capacity of smaller sitesare provided under Policies CC7 to CC12,Chapter 13: Housing, the TechnicalBackground Papers. “Living Over TheShop” schemes have been highlysuccessful in the City Centre, and theconversion of under-used or vacant officespace and floors above shops to flats willcontinue to be supported and facilitated.

15.4.4 In order to meet housing needs, the aimis to achieve a balance of 20% affordablehousing and 80% market housing acrossthe City Centre, and a mix of housingtypes, although flats are likely topredominate. To maximise the use ofland in this highly accessible location,high densities and minimal parkingprovision will be encouraged. As limitedprivate amenity space will be providedon City Centre housing developments, itis particularly important thatcontributions are secured towards publicrealm improvements and the creation ofnew recreational open space.Contributions towards supportingfacilities, such as small food shops, cafésand leisure facilities, will also beencouraged, where appropriate.

15.5 City Centre Environment

Policy CC4: City Centre Environment

The main priorities are: -i. Creating the right image;ii. Achieving high standards of design

in new development; iii. Creating a pleasant, clean, safe and

well-maintained pedestrian environment for residents, workers and visitors.

The key policies and proposals are: -

Squares / Open Spacesi. To encourage the creation of new

urban spaces as part of newdevelopment or redevelopmentschemes;

ii. To designate new public town squares or green spaces, for example at HighLevel Station, and Royal Hospital;

iii. To retain and encourage better use of existing squares, such as the CivicCentre Piazza, and seek redesign of theseareas;

City Linksi. To identify a network of safe, accessible

pedestrian / cycle links between theCity’s Quarters, and City Centre generally,and to improve linkages to open spacesand squares;

ii. To investigate ways in which connectionsacross the Ring Road could be improvedand examine opportunities to providesafe, convenient surface level pedestrianlinks to and from the City Centre and theQuarters, such as Royal Hospital and theRaglan Street area; and

Key Gateway Sites and Approachesi. To promote higher standards in the

design of new developments on keygateways sites and approaches to the City Centre.

15.5.1 Wolverhampton City Centre is a denselydeveloped area with very few urbanspaces. The creation of new urban spacesby developers is seen as important to thehealth and vitality of the City Centre.


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Park and Ride site in more strategiclocations on the edge of the City are alsobeing investigated to encourage peopleto switch from their car to either bus,train, or tram for the remaining mostcongested part of their journey.Locations will be sought on the edge ofthe City, linked to Bus Showcase and theRail network.

15.7 Shopping Quarter

Policy CC6: Shopping Quarter (Primary Shopping Area)

The main priorities are: -i. The Shopping Quarter, as defined on the

City Centre Inset Map, will continue to bethe main focus for retailing activity andthe attraction of investment into the CityCentre;

ii. The Shopping Quarter will bestrengthened through consolidation,improvement, and creating newdevelopment opportunities. The differentareas of the Shopping Quarter will beclearly defined, to emphasise andstrengthen their differing roles, toexpand the choice, variety and quality of shopping; each area to have differentattractions, but all to have strong links.One element will be the promotion andcontrol of uses and activities.

The key proposals are: -

(a) New Shopping Development

i. Retail Core Expansion Area Retail led mixed use developmentincluding the possibility of a department store in the area bounded by Victoria Street / Bell Street / Cleveland Street / Temple Street / SnowHill. Any development of this area mustcreate effective linkages, both internallyand externally, with the surrounding City Centre; and

ii. Darlington StreetMixed-use development site and publicshort-stay car parking;

(b) Frontage Use (Control of Non-A1 uses)

Retaining and improving a variety of A1(Shop) uses in the Shopping Quarter isimportant to the future vitality andviability of the City Centre. Controls overchanges to frontage uses are thereforerequired to ensure that the number, type and range of retail (A1) shops ismaintained and strengthened. It is alsorecognised that other uses such as A2(Financial and professional services) andA3, A4 and A5 (Food and drink) uses have a key role but their location must be controlled to maintain a healthy mixof uses. The following types of frontageare therefore defined where permissionfor Non-A1 uses will not be permitted:

i. Primary Frontages - where such useswould constitute generally more than30% of the number of units in each retail frontage or exceed 30% of frontage length;

ii. Secondary Frontages - where such uses would constitute generally morethan 50% of the number of units in each frontage or exceed 50% of frontage length

iii. In addition to the above, Mixed UseActivity Frontages have been definedwhere there is no set percentage,although it will be important to retain acertain element of retailing. Ground flooruses must be able to attract significantnumber of customers, generate streetlevel activity, and incorporate attractiveand lively window displays.

The individual frontages within each frontage category referred to above are listed in Appendix 5.

15.7.1 While much of the focus remains onimproving the Shopping Quarter andsecuring new developments within itthere is a need to secure appropriateadditional retail development as close aspossible on the edge of the Quarter.

15.7.2 The sequential approach has beenapplied in respect of food and non-foodand other uses such as leisure and


public short stay car parks and publictransport facilities to serve the CityCentre;

ii. To seek developer contributions towardsthe provision of new public car parkspaces, and / or public transportproposals, where car parks have beendeveloped;

(e) Development opportunitiesi. To adopt a phased approach to the

development of existing car parks in theCity Centre identified on the City CentreInset Map, in particular St John’s UrbanVillage, in order that the effects of theclosure of each car park can bemonitored and then inform the decision on subsequent phases, andprovision of new car park spaces.

(f ) Walking and cyclingi. To develop a network of safe pedestrian

/ cycle links between the Quarters andthe Shopping Quarter and City Centregenerally and the surroundingneighbourhoods.

15.6.1 Wolverhampton is a sub-regional centre for shopping, business, work and increasingly leisure activities. Good access and mobility for all isimportant to the continued vitality and viability of the City Centre, and to the commercial success of localbusinesses. A sustainable transportsystem needs to reflect this role andsupport the economic revitalisation and regeneration of the City Centre.

15.6.2 The Council’s approach to access andmobility is based upon ‘Accessible City’principles which includes providing asustainable transport system which offers more choice to everyone, thatprotects the environment, provides for future transport needs, and improvespeople’s quality of life. Enhancing thevitality of the City Centre, throughimprovements to access, mobility, image, attractiveness and security areseen as key priorities.

15.6.3 An effective transport system is vital tothe promotion of a vibrant economy,healthier environment for living and toensure better access and mobility for all.An important part of the strategy is toincrease the range of transport choicesand improve the quality of what isavailable, in line with GovernmentGuidance.

15.6.4 The railway station is an important hubfor services, especially for those whoneed to change trains betweenShropshire and stations to the south. Thebus station serves a wide area andprovides a stopping point for nationalcoach services. The Metro Line 1 providesan important link to Birmingham. TheCity’s transport system needs to reflect itsrole in terms of the level and quality ofthe services provided.

15.6.5 The provision of high quality, convenientand secure car parks is essential tosupport the vitality and viability of theCity Centre. Opportunities to providefurther short stay car parks will beexamined within the context of CityCentre development proposals. Astrategy that considers appropriate carparking charges to encourage the moreefficient use of all City Centre car parkswill be developed.

15.6.6 The development of some existingsurface car parks is essential to theimplementation of the St John’s UrbanVillage. A phased approach will be takento the development of these car parks inorder that the effects of the closure ofeach car park can be monitored and theninform the decision on subsequentphases, and provision of new car parkingspaces.

15.6.7 An important part of the overall strategyis the provision of Park and Ride sites toserve workers, shoppers and othervisitors to the City. These will need tohave good public transport services.There may be suitable sites to serve theCity located within the Canalside Quarteror the other major opportunitydevelopment sites outside the Ring Road.


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15.9.2 The first phases of the Master Plan,including the Millennium Buildinghousing state of the art teaching andspecialist accommodation, a new lecturetheatre and a library extension are nowcomplete. Further phases of the MasterPlan are proposed to enhance andimprove the University’s facilities. TheCity Centre campus will see a majorrefurbishment over the next seven years,to include some of the best studyfacilities available in the United Kingdom.

15.10 St. John’s Urban Village

Policy CC9: St. John’s Urban Village

The St John’s Urban Village area, as defined on the City Centre Inset Map, will continue to be the focus for housing-led mixed use redevelopment in the City Centre. The provision of complementary supporting facilities is seen as essential to sustainable development objectives.

The Learning Quarter will provide the focus for future investment in learning facilities in the City.


i. Little Brickiln Street / Worcester Street - redevelopment of area for high quality mixed-use developmentincluding provision of new landmarkbuilding at the entrance to the City along Worcester Street. This will provideground floor shops and restaurants withhousing above. The remainder of the block will bedeveloped mainly for new housing in a mix of new development andrefurbishment. Part of the new housingwill be flexible live-work space.

ii. Worcester Street / Church Street / Temple Street - redevelopment of the area for high quality housing,together with some ground floor retail use on the corner of Temple Street and Worcester Street.

iii. Learning Quarter (Phase 3), Old HallStreet Area - Extension to CentralLibrary and creation of a major resource and learning facility inconjunction with WAES, City ofWolverhampton College and University of Wolverhampton, providing a major IT based information node.

iv. School Street - redevelopment ofexisting car park for mixed usesincluding an element of housing, with potential for retail use on theground floor.

v. Land bounded by Ablow Street / Pool Street / Penn Road - Mixed usedevelopment, including residential, of Marshalls Building, Pool Street,subject to the provisions of PoliciesHE19 and HE20. Land to the south of Jeddo Street is identified forbusiness/commercial led mixed usedevelopment.

15.10.1 The immediate area surrounding St.John’s Church within the Ring Road is atthe heart of the Wolverhampton UrbanVillage. The existence of establishedareas of heritage and character, such asSt. John’s Square and the Markets,complemented by the regeneration ofkey development sites, will help tocreate a vibrant and exciting place tolive, do business, shop and relax. A mixof new build, refurbishment andsensitive re-use of the area’s historicbuildings is planned, together with aseries of environmental improvementswhich will make the area morepedestrian-friendly. There are also plansto provide complementary community,leisure, cultural, commercial and lifelong learning facilities within the urbanvillage. Linking developments to theshopping core to ensure the overallviability of the City is seen as a keycomponent to the successfulregeneration of the area.

15.10.2 In Wolverhampton and the BlackCountry, learning is fundamental toeconomic and social regeneration.


offices, and in accordance with PoliciesSH3, SH4 and SH5. One of the importantrequirements is to ensure that theseretail sites, as part of mixed usedevelopments, have strong and attractivepedestrian links with the ShoppingQuarter and a high degree of accessibilityby all modes of transport.

15.7.3 The All Nations Christian Centre, locatedon Temple Street, provides an importantservice helping vulnerable people withinthe City Centre. In line with Policy C2,should proposals for the Retail CoreExpansion Area involve the displacementof this community facility, the Councilwill support its relocation to an equallyconvenient location.

15.8 Cultural Quarter

Policy CC7: Cultural Quarter

The Cultural Quarter, as defined on the City Centre Inset Map, will continue to be the focus for leisure, cultural and artist activities in the City Centre. The role and function of the Quarter will be maintained and expanded. The creation of new jobs and businesses within the Artist’s Quarter area is seen as a priority.


i. Princess Alley - Further opportunities for the conversion and re-use of vacantupper floors to artists workspace /studios, craft workshops or arts / culturerelated uses;

ii. Piper’s Row - Mixed uses including public car parking.

15.8.1 The area contains many historic andarchitecturally important buildings. Thesensitive refurbishment and re-use ofthese buildings for arts / culturalactivities, particularly those which formlandmarks or gateway features, will beencouraged.

15.8.2 The Council wishes to encourage a widerange of quality leisure, cultural andeducational activities at different times of

the day and evening, which appeal to allmembers of the community andcomplement the existing shoppingfacilities. The development of the ArtistsQuarter as an area for artists will supportthe already established leisure andcultural activities in the City Centre, andprovide valuable new job opportunities.

15.8.3 The surrounding area’s existing leisureand cultural facilities, the range ofbuildings suitable for use, and theconvenient access to the bus and railstation, means that the area is ideallysuited to an increase in these kind ofactivities.

15.8.4 The environment of the area will bemaintained and enhanced to includeupgrading of key pedestrian routesthrough and to other parts of the CityCentre. The creation of new quality publicspaces, and improvements to existingsquares and sitting areas to increase theirusage will be investigated.

15.9 University Quarter

Policy CC8: University Quarter

The University’s City Centre campus will continue to play a key role in supporting the City’s and region’s economy and assisting social regeneration.

The key proposal is: -

i. To implement further phases of theUniversity’s Master Plan.

15.9.1 Since gaining University status in 1992the University of Wolverhampton hasgone from strength to strength. There areover 22,000 students, studying over 300undergraduate and post-graduatecourses ranging from traditional areas,such as history and law, to cutting edgedisciplines, including virtual reality and e-commerce. The University has developeda Master Plan (the New Horizons Project)which will strengthen its position as oneof the best Regional Universities in theUnited Kingdom.


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studios) and local shops.


i. Royal Hospital / Bus Garage -Redevelopment and re-use inaccordance with Urban villageprinciples for high quality mixed uses, but excluding large scale retail, in multi-functional buildings.

ii. Gordon Street / Granville Street -Redevelopment in accordance with theapproved Master Plan for high qualityprivate housing at ‘urban’ density.

iii. St George’s Ringway - Redevelopmentin accordance with the approvedDevelopment Brief for mixed-usedevelopment, including commercial / business and housinguses.

iv. Oxford Street car park - Redevelopmentfor mixed uses, commercial / business,including an element of housing, withexisting car parking spaces to beretained or relocated elsewhere.

15.12.1 Despite its decline in the recent past the area still retains an active community committed to itsenhancement and regeneration. Key aims are to improve residents’quality of life and the area’s image. The Council declared the All SaintsResidential Neighbourhood a HousingRenewal Area in 1992. The All SaintsAction Network (ASAN) is developingcommunity involvement in theregeneration process. The All Saints area is an area of focus within the Single Regeneration Budget Round 3 and the New Deal for Communitiesprogramme. A Master Plan has beenprepared for the wider All Saints andBlakenhall Community Development(ABCD) New Deal for Communities Area (see Policy S2). There is an approved development brief for theRoyal Hospital / Bus Garage site.

15.13 Canalside Quarter

Policy CC12: Canalside Quarter

Within the Canalside Quarter area, as defined on the City Centre Inset Map, comprehensive economic and physical regeneration is envisaged. A wider range of sustainable land uses and activities such as leisure, housing and workshops, taking advantage of canalside development opportunities, willbe sought. Improved linkages both into and through the area, especially for cyclists andpedestrians, will be required to secure greater integration with the rest of the City Centre. Priority will be attached to the retention, refurbishment and sensitive reuse of the area’s historic buildings and features. Proposals involving the demolition of a listed building or of a local list building will only be permitted inthe circumstances detailed in Policies HE16 and HE20.


i. Springfield Brewery and adjoining land -Residential led mixed-use refurbishmentand redevelopment, with some leisure /business elements. Small Scale retail use, related to the local need, may also be appropriate on this site as part of a larger mixed-use scheme, subject to the provisions of Policy SH9;

ii. Land at Grimstone Street / Culwell Street- Residential development;

iii. Low Level Station - Mixed use scheme incorporating commercial leisure,business and residential uses including the sensitiverefurbishment and re-use of the historicbuildings;

iv. Land at Albion Street / Horseley Fields - Mixed-use scheme includingresidential and commercial / business / workspace uses;

v. Former Royal Mail site Horseley Fields - Mixed-use housing developmentpossibly linked to High Level Station.


Traditional approaches have had limitedsuccess in increasing participation,addressing basic skills and encouragingprogression to higher education. InWolverhampton there is both theopportunity and commitment to createa new approach for the sub-region,which would be of national importance.The Learning Quarter will be the focusfor this approach through theredevelopment of sites to provide newaccommodation for the introduction ofinnovative, multi-agency learninginitiatives. Development proposalsshould conform with the Old Hall StreetMaster Plan and reflect the urbandesign principles laid down in the StJohn’s Urban Village Framework Plan.

15.11 Chapel Ash

Policy CC10: Chapel Ash

The Chapel Ash Quarter, as defined on the City Centre Inset Map, will continue to provide an important local and specialist shopping function. It will continue to be the focus for speciality shops, and other service activities together with associated retail, business, leisure and housing development.


i. Development of a high quality mixeduse scheme at Raglan Street, including aretail foodstore, bulky goodscomparison retail uses, housing andleisure uses, with strong links to theShopping Quarter.

15.11.1 The Quarter as a whole has a diversity ofuses with business and commercialactivity being the principle use; forexample it contains one of the City’slargest private sector employersWolverhampton and Dudley Brewery. Italso has significant areas of housing, forexample terraced housing in ComptonRoad, Tettenhall Road, and largeattractive houses overlooking West Park.

15.11.2 On the whole the area has a uniquecharacter and has the potential to be a

distinctive Quarter within the CityCentre. The area has suffered high trafficvolumes and poor pedestrian links intothe City Centre. Some progress hasbeen made to improve pedestrian linksto the City Centre through the provisionof surface level crossings at Penn Roadand Chapel Ash Islands, andWolverhampton and Dudley Brewerieshave made significant improvements torear servicing on the north side ofChapel Ash.

15.11.3 The provision of a wide, rich and vibrantrange of land uses will be encouragedto improve the areas vitality andviability. A large part of the Quarter lieswithin Wolverhampton Urban Village.New housing development is envisagedand will be expected to embrace UrbanVillage design principles. Importantbusinesses such as the Brewery willcontinue to be supported. The Councilis seeking to attract and sustain privatesector investment and the provision ofsustainable housing, shopping, leisureand cultural activities.

15.11.4 Improvements to the public realmenvironment and linkages both into andthrough the area, especially forpedestrians and cyclists, are consideredimportant. The sensitive re-use of theareas historic buildings is soughttogether with the enhancement of theChapel Ash Conservation Area. Theseare key elements underpinning theregeneration of the area.

15.12 All Saints /

Royal Hospital Area

Policy CC11: All Saints / Royal Hospital Area

The All Saints / Royal Hospital area, as defined on the City Centre Inset Map, will be developed for a mix of uses, including a substantial element of housing as a key ingredient. Other uses should include leisure (heritage uses, education, hotel, conference and trade centre), community facilities (including health), businesses (such as offices, small workshops and


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vi. Old Steam Mill, Corn Hill - Sensitiverefurbishment and re-use of building forworkspace or residential use.

vii. Albion Mill, Albion Street - Sensitiverefurbishment and re-use of building forresidential or workspace use.

viii. Lime Kiln Wharf / Commercial Wharf -Redevelopment for industry /workshops and canal related uses.

15.13.1 The Canalside Quarter is an area ofconsiderable potential withopportunities for a wide range ofregeneration initiatives, building on itshistoric industrial and transportationcharacter and infrastructure and itslocation on the edge of the City Centre.However at present it suffers badly froma spiral of economic decline, with a lackof investment, site and buildingdereliction, poor environmental qualityand inadequate linkages both withinand into the area from the City Centre.The perception of the area is poor interms of investment, environment andsafety.

15.13.2 Improving the image of the area tocreate a strong and positive sense ofplace and identity will be a priority. Thiswill include improvements to the publicrealm environment, includingenhancing the streetscape and streetfurniture, the canal and canalsideenvironment.

15.13.3 The area’s proximity to the railwaystation and transport interchange willbe built upon and the strategic role forHigh Level Station will be enhanced.There are considerable opportunities forfuture change and improvement in thisarea.

15.13.4 For the purposes of this policy, historicbuildings and features will includebuildings and structures included onthe Statutory List, the Local List or anyother unlisted buildings, structures orunusual features, including elements ofthe public realm, that make animportant contribution to the character

or appearance or distinctiveness of aconservation area. Further clarificationon the latter will be included inconservation area character appraisalsprepared during the UDP period.Policies covering proposals that mayaffect buildings, structures or featureswithin the above categories are detailedin Chapter 6: Historic Environment.

15.14 Waterloo Road /

Darlington Street Quarter

Policy CC13: Waterloo Road / Darlington Street Quarter

The key proposals for the Waterloo Road/Darlington Street Quarter, as defined on the City Centre Inset Map, are:

i. To encourage high quality mixed usedevelopment along Darlington Street inrecognition of its gateway location;

ii. To encourage Waterloo Road as a focusfor office development;

iii. Redevelopment of the Birch Street carpark for offices and community uses,with existing car parking spacesretained or replaced elsewhere.

15.14.1 Darlington Street is an importantwestern gateway into the City andprovides an opportunity for new highquality mixed use development. Anymixed use development should retain astrong element of Class A1 uses atground floor level, in accordance withthe Secondary Frontage designation ofthis stretch of Darlington Street underPolicy CC6 (c).

15.14.2 As identified in paragraph 15.3.2, thereis an opportunity for office activity inthis area of the City to intensify, possiblythrough the conversion of existingproperties in the shorter term orthrough the attraction of a major singleoccupier in the medium to long term.


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CHAPTER 16: BILSTON TOWN CENTRE

Contents

Para Page

16.1 Introduction 24216.1.3 Bilston Urban Village 24216.1.4 Key Objectives for the Town Centre 24216.1.5 A Strategy for the Town Centre 243

16.2 Bilston Town Centre Wide Initiatives 244Policy BTC1: Bilston Town Centre Wide Initiatives 244

16.3 Mount Pleasant Area 245Policy BTC2: Mount Pleasant Area 245

16.4 Historic Core 246Policy BTC3: Historic Core 246

16.5 Primary Shopping Area 247Policy BTC4: The Primary Shopping Area 247

16.6 Western Gateway 248Policy BTC5: Western Gateway 248

16.7 Frontage Use Policy 249Policy BTC6: Frontage Use Policy 249

16.8 Bilston Town Hall 249Policy BTC7: Bilston Town Hall 249

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Objective 2 - Re-establishing

the Heart of Bilston

The historic core of the town east of the Metro line is seen as an important but underused asset. Action is needed to re-establish a role and identity through new uses and activities linked with environmental improvements. The Town Hall is at the centre of this area and will have a significant impact on its regeneration.

Objective 3 - Promoting a safer place for all

Whilst Bilston Town Centre does not face insurmountable crime and safety issues, nonetheless it is recognised locally that action should be taken to improve local circumstances and generate a positive perception of the security situation for business and visitors alike.

Objective 4 - Improving the linkages

Movement within the core of the Town Centre is generally convenient, with good links through car parks to Church Street / High Street. The Bus Station and Metro are in close proximity. However there is cause for concern that improved pedestrian links are required between High Street the Markets, Morrison’s foodstore and the proposed urban village. Improved access to the Metro is also necessary.

Objective 5 - Widening the range of uses

in the Town Centre

The Town Centre needs a wider range of activities to broaden its attractiveness and strengthen its economic and social base. The transformation will not occur however without guidance and positive support in order to realise the latent opportunities that exist. A wider range of uses can also bring activity outside the standard working day and help to attract more visitors to the centre.

Objective 6 - Changing perception of

environment and image

Whilst parts of Bilston have been significantly improved, most notably following the pedestrianisation of Church Street / High Street there remain some areas where run down buildings and sites detract from the attractiveness of the Town Centre, and others where the prospect of decline could detract in the foreseeable future. Furthermore the external perception of the town is not as positive as it could be and action is needed to attract visitors who may otherwise pass by.

Objective 7 - Expanding

employment opportunities

There is a need to look beyond existing employment patterns in the Town Centre and to explore the means of generating a wider range of local employment opportunities.

A Strategy for the Town Centre

16.1.5 The strategy for Bilston Town Centre setsthe framework for wide ranginginvolvement in the ongoing process ofregeneration, seeking to involve localbusiness and residential communities instrengthening the centre’s role andfunction.

1. It is important to recognise the role thatBilston Town Centre can play in relationto surrounding centres. Its location closeto the sub-regional centre ofWolverhampton and within easy reach ofthe regional centre in Birminghamindicates that it cannot compete withthese centres in terms of attracting majorinvestment. However, what is clear fromrecent analysis is the loyalty of thesurrounding population to the towncentre. This needs to be built upon toproject Bilston as the district centre forsouth east Wolverhampton and to someextent a centre to serve nearbyresidential areas in Walsall and Sandwell.Such a strategy would focus upon Bilstonacting as a natural centre for a widercatchment than is currently the case for awide range of activities includingshopping, leisure, public administrationand local services.

2. To achieve this will require thestrengthening of the primary shoppingarea, a diversified range of activities andan uplift in environmental quality. Thetown centre can then build upon its linksto the Metro line, which provideimproved accessibility from nearby plusthe potential of the urban village andother residential opportunities.

3. The strategy therefore seeks to re-focusthe centre, identifying key issues for eachpart, promoting a mix of change andconsolidation, introducing new uses and


16.1 Introduction

16.1.1 Bilston Town Centre is the secondcommercial centre in the City ofWolverhampton and plays an importantrole in the local shopping hierarchy.However it is much more than just ashopping centre, and in this lies both itsrecent problems and its future prospects.Bilston is a historic Black Country townwith a strong and proud tradition ofindustry and local identity. It has sufferedconsiderably from the decline oftraditional industry in the region as awhole and particularly in and around thetown centre. Nonetheless it retains animportant role both for local people and,especially through its indoor andoutdoor markets, for a wider catchment.

16.1.2 The principal findings of anenvironmental audit of the Town Centre carried out by the Council’sconsultants Taylor Young in Autumn2000, highlighted that:

1. The town centre has a strong east-westaxis but north-south links are morefragmented

2. The Black Country route forms a strong edge to the south whichconstrains movements to / from theproposed urban village

3. Metro and bus access is good with recent major investment

4. Road access to Bilston is generally good and there is a significant amount of car parking around the centre

5. Pedestrian links within the centre aregood, except for the north-south link to the markets and to Morrisonsfoodstore

6. The environment of Market Way and the markets area is poor

7. Quality of frontages varies considerablythrough the centre

8. The environment of parts of the centresuffers from lack of investment

9. Recent investment in the public realm in Church Street is generally good

10. Most of the quality buildings are in thehistoric core and Mount Pleasant parts of the centre (within the designatedBilston Town Centre Conservation Area).

A further Audit of Town Centre retail activity was carried out by consultants Daniel & Hulme in 2003 for the Bilston Regeneration Forum. This study confirms that Bilston has an important role to play within the hierarchy of centres within the City and identifies strong commercial interest for additional investment over the UDP period.


16.1.3 Proposals to develop an Urban Village ona substantial area of brownfield land tothe south of Bilston Town Centre arebeing pursued by the Council andAdvantage West Midlands. This majorinitiative to secure reclamation andmixed use development has thepotential to generate some 1300 newhomes and 49,000 sq. m of employmentspace providing almost 1500 jobstogether with the creation of newlandscape and local linkages. The urbanvillage will be close enough to the TownCentre for there to be close integrationbetween the two, and with improvedlinkages to surrounding communities, forthe additional catchments of residentsand business employees to bring majorcommercial benefits the Town Centre.

Key Objectives for the Town Centre

16.1.4 Seven principal issues have beenidentified as needing to be addressedduring the Plan period:

Objective 1 - Strengthening the town’s

retail activities

Bilston should not rely on the prospect of further major retail floorspace expansion, but can take positive steps to improve its existing assets and identity as the City’s second retail centre. The town has opportunities to enhance its attractiveness and needs to act to avoid falling into a cycle of disinvestment. The Town Centre’s assets including the markets, the pedestrianised main street and Morrisons must be fully exploited and should be seen to complement each other.


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shared history and community.Accordingly where there are indicationsthat archaeological features may survive, especially within the historiccore, an archaeological assessment willbe required for any proposeddevelopment (see Policies HE24 to HE28).

16.2.3 Bilston will form part of a city-wide study of local character anddistinctiveness (Policy HE1). Alldevelopment proposals will be expected to take full account of local distinctive character types and areas.

16.2.4 It is proposed that a signage strategy be drawn up for the town centre toaddress the issued highlighted above. As well as providing clear guidancesignage should say something about the identity of the town and its distinctcharacter areas. Signage can includepublic art, town information/advertisements, lighting and sponsorship as well as the moretraditional pointer signs.

16.2.5 A parking strategy, based on survey work and forecasts, would assist ininforming the future of underused and strategically important sites. It will be important to achieve a balancebetween parking requirements of town centre users and the strategicdevelopment potential of the town. This is emphasised by the fact that the Black Country Route and proposeddevelopment to the south of the townmeans that what were rear servicing and parking areas are now prominentmain road frontages. Further topicspecific surveys are required in the areas of: open spaces; shopfronts; local bus routes and community facilities

16.3 Mount Pleasant Area

Policy BTC2: Mount Pleasant Area

Within the Mount Pleasant area proposals should seek to:

● Clarify and enhance the role of the area

● Enhance the historic character of the area

● Secure the re-use of vacant buildings and sites

● Ensure that new development issensitively designed.

Principal proposals are:i. Improvement of parking facilities for

library / art galleryii. Mixed use refurbishment /

redevelopment of technical school /WDET site

iii. Conservation Area enhancement schemeiv. Improvements to public realm and areas

of open space

16.3.1 The Mount Pleasant area provides animportant approach into Bilston TownCentre. It plays only a secondary role inretail terms and retail expansion shouldnot be encouraged as this would detractfrom the core areas. It provides the mostattractive residential environment in thestudy area, together with the recentlyrefurbished library / art gallery and theimportant development opportunity ofthe former college building and transportdepot.

16.3.2 The area will focus on its potential for amix of development, primarily residential,but with small-scale Class B1 businessopportunities and enhancement of itsexisting community facilities. There arevarious possible small-scale residentialdevelopment sites and also opportunitieson the north side of Mount Pleasantbetween Lichfield Street and MountfordLane where conversion of upper floors toresidential should be explored.

16.3.3 As the whole of the Mount Pleasant areafalls within a Conservation Area, allproposals must be consistent with


concentrating attention on a series oflinked Character Areas which togetherwill build up into a lively and morevibrant whole.

4. Four Character Areas have beenidentified as follows:Mount Pleasant

The area east of Bow Street taking inMount Pleasant and Lewis StreetHistoric Core

Between the Metro line and Bow Street,including Lichfield Street, the Orchardand part of Church Street, and includingBilston Town HallPrimary Shopping Area

The principal retail area of the townbetween the Orchard developmentopportunity and Dudley Street. Western Gateway

Both sides of High Street, between the pedestrianised area of the primaryshopping area and the Wolverhampton Street roundabout

5. Each of these areas has its ownidentifiable features, form and activities, which will, to varying degrees, provide a basis for futureinitiatives and changes. Fundamental to the strategy is a recognition that these areas should be complementary to each other. There are, and willcontinue to be, overlaps in function, but there needs to be a stronger sense of identity and purpose for each together with enhanced linkagesbetween them.

16.1.6 The Plan’s general policy for ‘towncentres’ (SH6) defines the role of Bilston in support of the above strategy.This forms the context for the policiesand proposals set out below.Supplementary Planning Guidancecontaining detailed proposals is provided in the Bilston Town CentreStrategy (November 2001).

16.2 Bilston Town Centre Wide Initiatives

Policy BTC1: Bilston Town Centre Wide Initiatives

A detailed strategy will be developed inparticular to:

i. Improve linkages between characterareas and between ‘gateways’ anddestinations;

ii. Review parking provision to gain aninformed picture on existing and future parking quality, quantity anddemand on which to assess strategicfuture use;

iii. Further involve local people and other stakeholders in the managementand improvement of the town;

iv. Identification of residential development and ‘Living Over the Shop’ initiatives

16.2.1 The Character Area policies set out belowneed to be complemented by towncentre wide initiatives to pull the wholeregeneration strategy together. Thelinkages between different characterareas and between key entry points anddestinations are in many cases poor.Some marker features, such as the‘gateway’ to the markets from the busstation have been well designed butoverall signage is utilitarian andunattractive in character. The car parksimmediately adjacent to the shoppingcore appear to be generally well used.However, more peripheral car parks areless well used and may offer otheropportunities. The situation also needs tobe viewed in the light of recentGovernment policy on the balancebetween public and private transport.

16.2.2 Recent work in Bilston has demonstratedthat buried archaeological deposits ofsignificance for the reconstruction of thehistory of the town are present. Inaddition detailed analysis of some of theexisting standing buildings hasdemonstrated that elements of earlierbuildings can survive within buildingswhose facades date from a later period.Such information is of intrinsic interestbut also does much to foster a sense of

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discontinuation and enforcement action,to achieve its wider aims for theenhancement of the area. The Councilintend to undertake investigation of thepotential for removing through trafficfrom Lichfield Street during the lifetimeof the UDP.

16.4.5 The Town Hall has special significanceand its re-use could provide the singlemost important impetus to regeneration.However this is not an easy prospect andwill require considerable long termcommitment from public, private andvoluntary sectors to secure a sustainablescheme. It should be noted thatprospects for the re-use of the Town Hallwould be enhanced through successfulmeasures to regenerate the surroundingarea.

16.4.6 Development opportunities should notbe seen in a piecemeal manner. Landassembly should be explored for parts ofthe area in order to bring forward keyopportunities. The Orchard area inparticular presents possibilities for a mixof refurbishment and new developmentwith improvements to pedestrian linksand environment. Relocation of somebusinesses may be required, calling forsensitive management of theregeneration process.

16.5 Primary Shopping Area

Policy BTC4: The Primary Shopping Area

Within the primary shopping area area, futureproposals should seek to:

● Strengthen the retail function of theTown Centre;

● Enhance the linkage between ChurchStreet, the markets and Morrisons;

● Improve the markets.

Principal proposals are:i. Redesign of Market Way;ii. Improvements to shops fronting Market

Way and remodelling and improvementof Indoor and Outdoor Markets;

iii. Improved pedestrian crossing of Black Country Route (BCR);

iv. Development of vacant land on HighStreet;

v. Improvements to the public realm and areas of open space.

16.5.1 In recent years retail activity in Bilstonhas become more strongly focussed onthe pedestrianised section of ChurchStreet and the indoor and outdoormarkets. This is the area which hasbenefited most from the environmentaland access improvements carried out byWolverhampton Council, whilst thewestern part of High Street and theeastern end of Church Street have takenon a more peripheral role. The arrival ofMorrisons introduced a significant newfactor, which initially posed threats toestablished patterns of shopping but hasbecome a major focal point as the town’slargest single retail outlet.

16.5.2 The importance of the indoor andoutdoor markets cannot beoveremphasised. Both play a vital role indefining Bilston as a retail centre, and indrawing visitors from beyond the immediatecatchment. However, there is concernthat their full potential is not beingrealised and that action will be needed tostrengthen their role for the future.

16.5.3 Strengthening the retail function doesnot necessarily mean more new retailfloorspace, although the strategy doesenable this to happen if demand isstrong enough. The primary objective isto secure a more robust primaryshopping area which can build on theexisting features of Bilston Town Centrethrough improving the quality of boththe retail facilities and the environmentin which they operate.

16.5.4 At present the east / west axis of ChurchStreet / High Street dominates theprimary shopping area, with the link tothe markets along Market Way beingnarrow, dark and claustrophobic. Beyondthis the link to Morrisons is poorlydefined through the markets, andbecomes wholly secondary as it crosses


Conservation Areas policies. Thedevelopment brief for land and buildingson the north side of Mount Pleasant canbe seen in the context of the role for thewider area and its proposed mix ofresidential, community and businessuses.

16.4 Historic Core

Policy BTC3: Historic Core

Within the Historic Core, proposals should seek to:

● Broaden the area’s role with increasedeconomic activity;

● Enhance the historic character of thearea;

● Secure new uses for the Town Hall (see Policy BTC7);

● Improve the quality of linkage to theHigh Street area;

● Secure re-use and redevelopment ofunderused buildings and sites.

Principal proposals are:i. Improvements to the public realm

and areas of open space;ii. New pedestrian priority measures in

Church Street / Walsall Street;iii. Comprehensive refurbishment /

redevelopment proposals (residential / leisure / business / specialistretail) for The Orchard area;

iv. Gateway signage at Lichfield Street andOxford Street;

v. Conservation Area enhancementscheme;

vi. Refurbishment and re-use of the Town Hall (BTC7);

vii. Traffic related environmental works in Lichfield Street, to includeimprovements to the pedestrianenvironment;

viii. New development opportunities(residential and employment).

16.4.1 The Historic Core of Bilston requiressignificant intervention to reverse itsrecent decline. Environmental quality hassuffered from the effects of heavy trafficin Lichfield Street, which has contributed

to the wider problems of a lack ofinvestment in businesses and premises.Levels of economic activity have alsobeen restricted and vacancy levels arehigher than in the primary shopping areaof the town centre. Nonetheless it hassome of the most attractive buildings inthe town, together with a good mix ofviable businesses, interesting spaces,linkages and development opportunities.Accessibility is good, with the MidlandMetro line, car parks close at hand andthe pedestrianised part of Church Streetnearby. However, whilst the juxtapositionwith the primary shopping area is apositive asset this area should not seek tocompete directly with the principalshopping function of the primaryshopping area itself.

16.4.2 The new role should embrace bothcommercial and community objectives,actively promoting an identity for theCharacter Area as a whole. It is essentialthat regeneration is promotedthroughout the area and not justfocussed on the Town Hall or any otherindividual opportunity. In this way astronger context will be provided forspecific schemes and the perception ofthe Heart of Bilston will begin to change.A wider range of uses must be sought,including leisure, residential, communityfacilities and employment uses, tocomplement those already in place.Retail activity will continue, but the areashould not be dependent on a significantincrease for its future prosperity.

16.4.3 The historic character of this area is oneof its principal assets, but it requires acomprehensive programme of publicrealm enhancement together withmeasures to promote reinvestment inbuildings and sites. This is particularly thecase for the areas around the Town Hall,The Orchard, the former Pipe Hall hoteland Lichfield Street where action is alsoneeded to reduce the impact of thetraffic on the town centre environment.

16.4.4 Where appropriate, the Council will alsouse its statutory powers, including thesecuring of Article 4 Directions and


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16.6.5 The block of properties between Lidl andBroad Street should be reviewed. Thepossibility of selective refurbishmentshould first be considered, identifyingthose units which have potential for newor retained uses on ground and upperfloors and considering how these mightbe improved in the shorter term. Partialredevelopment may be more suitably inconjunction with the car park to thesouth, thereby generating the flexibilityof a larger site for a mix of residential,business and retail uses with redesignedparking, and providing a furtheropportunity to integrate with theproposed urban village. As with othersimilar opportunities in the town centrethe future of Bilston’s car parks should beinformed by a town centre wide parkingstudy.

16.6.6 The gateway role will be enhanced byimprovements to frontages of existingproperties, particularly Nos. 61-65 HighStreet, but this will only be achievablethrough confidence in reinvestment inthe properties themselves. In the shorterterm signage improvements will beneeded to mark the entrance as part of atown centre wide signage strategy.

16.7 Frontage Use Policy

Policy BTC6: Frontage Use Policy

Within the Primary Shopping Area planning permission will not be granted where non A1 uses constitute more than 30% of the number of units in a retail frontage or exceed 30% of frontage length.

For the purposes of this Policy a frontage is defined as one side of a street or parade which is not separated by a significant gap such as a road junction.

Elsewhere no set percentage will be applied although it will be important to retain a majority element of retailing. Ground floor uses must be able to attract significant numbers of customers, generate street level activity and incorporate attractive and lively window displays. Proposals for amusement

arcades will not be permitted in the Primary Shopping Area, and elsewhere will be determined on the basis of the criteria in Policy SH16.

16.7.1 Retaining and improving a variety ofClass A1 (Shops) uses is important to thefuture vitality and viability of the TownCentre. Controls over changes tofrontage uses are therefore required toensure that the number, type and rangeof retail (A1) shops is maintained andstrengthened. It is also recognised thatother uses such as Class A2 (Finance andProfessional Services) and ClassA3,A4 andA5 (Food and Drink) uses have a key rolebut their location must be controlled tomaintain a healthy mix of uses.

16.8 Bilston Town Hall

Policy BTC7: Bilston Town Hall

The Council is committed to securing the future of Bilston Town Hall. It will continue to work with private sector partners and community groups to bring the building back into beneficial use.

16.8.1 Bilston Town Hall is a landmark feature in the town centre, and played a central role in the local community until its closure in 1998. Dating from1872, it is an important Grade II listedbuilding which is regarded with strong local affection and is a focus for community interest in restoration and re-use. Its location at the heart of the historic core of the Town Centreadds to its importance for the area as a whole.

16.8.2 Having stood empty since the Councilrelocated its Housing Office the TownHall has deteriorated physically, although recent remedial works have now been undertaken. However,the building continues to face problemsof a wider nature. These relate firstly to the building itself, and secondly to its relationship with its surrounding area.


the BCR, despite the pedestrian crossing.

16.5.5 The strategy proposes a majorreorientation within the primaryshopping area to improve this north /south axis. This will entail theimprovement of Market Way to create anattractive link between Church Street, themarkets and Morrisons. This needs to bemore than merely cosmetic improvementto make a real impact on the experienceand flow of users in the markets area andinto the town centre from Morrisons.

16.5.6 This redesigned axis will also provide alink into the town centre from theproposed urban village - in turn thisrequires the design of layout and land-use in the northern part of the urbanvillage to be orientated towards theprincipal crossings points on the BlackCountry Route.

16.6 Western Gateway

Policy BTC5: Western Gateway

Within the Western Gateway area, proposals should seek to:

● Broaden economic activity;● Introduce residential / mixed use

development;● Strengthen the gateway role;● Improve environmental quality.

Principal proposals are:i. Landmark commercial/community

use building including high qualitylandscaping on land adjacent to theroundabout;

ii. Refurbishment opportunities on High Street;

iii. Identification of opportunities for re-useof upper floors;

iv. Gateway improvements;v. Review of structural condition /

refurbishment opportunities for eachblock;

vi. Assembly of land for longer term mixeduse development;

vii. Signage, as part of a town centre widestrategy.

16.6.1 The section of the town centre west ofthe pedestrianised area faces difficulttrends at present. With limited demandfor significant retail investment in thisarea there is a higher level of vacanciesthan in the primary shopping area, aneed to explore alternative uses, but aconcern that some existing propertiesmay not merit reinvestment. Nonethelessit provides an important approach to the town centre, both from the existinghighway network and potentially fromthe urban village. The newerdevelopment occupied by the Lidlsupermarket and the City Council’sHousing Office contrasts markedly with the variety of smaller shops, and the environment is less attractive than in the pedestrianised area.

16.6.2 The area needs a new focus of activitythat will broaden the range of usesbeyond reliance principally on retail. This should complement retained retailactivity and also expand into leisure,residential or other uses whereappropriate. In the longer term theremay be improved market potentialarising from the development of theurban village linked via the footbridgeover the Black Country Route. Block byblock appraisals are therefore needed for each action in this area but it is likely that significant change may only be achieved in the longer term.

16.6.3 The area includes the Grade II* listedGreyhound and Punchbowl public house. This is a key landmark building on the English Heritage Register ofBuildings at Risk 2005. Repairs to thebuilding and enhancement of its setting should be a priority.

16.6.4 A frontage development site may be identified between the tworoundabouts, to be explored in detail via a development brief whichwould take particular account of existing landscape features in the area.This would provide the opportunity for a scheme to create a strongergateway to High Street.


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16.8.3 Despite the range of problems the TownHall rightly retains a central place in thepriorities of the local community. Thepractical opportunities, like theproblems, relate to both the building andits surrounding area, and at both levelscan tie closely into the widerregeneration aspirations of the localcommunity. Key opportunities have beenidentified in terms of:

● Listed Building status● Refurbishment of an important symbol

for the town● Creation of unique floorspace for the

Town Centre● Public / Voluntary / Private sector

partnership opportunity● Role for community uses and private

investment● Creation of new functions for the

adjoining public spaces and church yard● Upgrading of Church Street / Walsall

Street for pedestrian priority● Relationship to the wider Historic Core

including The Orchard area● Upgrading of access to the Metro

Wolverhampton Unitary Development Plan 2001 - 2011250 Wolverhampton Unitary Development Plan 2001 - 2011 251

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17CHAPTER 17: WEDNESFIELD VILLAGE CENTRE

Contents

Para Page

17.1 Introduction 25417.1.3 Recent Changes 25417.1.6 Bentley Bridge 25417.1.7 Future Needs 25517.1.9 A Strategy for the Centre 25517.1.17 Key Objectives 256

17.2 The High Street / Market Primary Shopping Area 256Policy WVC1: Primary Shopping Area 256

17.3 Improved Linkages and Connectivity 256Policy WVC2: Improved Linkages and Connectivity 256

17.4 Midland Metro 257Policy WVC3: Midland Metro 257

17.5 Short Stay Car Parking 257Policy WVC4: Short Stay Car Parking 257

17.6 The Canal 258Policy WVC5: The Canal 258

17.7 Frontage Use Policy 258Policy WVC6: Frontage Use Policy 258

17.8 Housing 258Policy WVC7: Housing 258

17.9 Employment Uses 258Policy WVC8: Employment Uses 258

17.10 Lichfield Road 259Policy WVC9: Lichfield Road 259


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further retailing, is in an out of centrelocation.

Future Needs

17.1.7 Following the major changes that havetaken place in recent years the contextfor the UDP period is thereforepredominantly one of consolidation,building upon the potential created bythe completion of the bypass, theintroduction of the foodstore and othermajor developments in the vicinity.

A Strategy for the Centre

17.1.8 The strategy for Wednesfield mustprovide the framework, not only forphysical development but also for wideranging participation in the continuingprocess of regeneration, involving localresidential and business interests andother organisations in strengthening thecentre’s role and function.

17.1.9 The UDP’s general policy for ‘towncentres’ (SH6) defines the role ofWednesfield (and Bilston) in the contextof the network of centres in the city as awhole. The following factors areimportant in developing a specificstrategy for Wednesfield village centre.

17.1.10 The A4124 Wednesfield corridor is one ofthree strategic regeneration corridorsidentified in the overall UDP strategy.Wednesfield village centre is at the coreof this corridor and has a key role to playas a focus for regeneration and inproviding services for the corridor as awhole.

17.1.11 The relationship to surrounding centresand to the Bentley Bridge development iscrucial to the future role of Wednesfield.The proximity to the major comparisonshopping and sub-regional centre ofWolverhampton only 3 km to the west isclearly a major constraint on potentialinvestment - and the wider strategy ofthe UDP would militate against anyconflict of roles. Wednesfield is part of anetwork of lower order Black Countrytown centres, providing principally

convenience shopping facilities for alocal catchment area. Surroundingcentres with a similar role (although notnecessarily equivalent in retail floorspaceterms) include Bilston to the south andWillenhall and Bloxwich, in WalsallBorough, to the east. Wednesfield’s rolewithin this network can be consolidated,providing convenience shopping, someleisure, public administration and localservices for a catchment area broadlydefined by competition from thesesurrounding centres. In relation toBentley Bridge Park there is somepotential for complementary roles, withan element of spin off to Wednesfieldfrom the wider population attracted tothe leisure and potential comparisonretail facilities at Bentley Bridge.

17.1.12 In order to achieve the aboveWednesfield will need a strengthening ofits primary shopping area, a closerintegration with the food superstore, amore diversified range of other activitiesand an uplift in environmental quality. Inthe longer term the centre will be able tobuild upon its position as a node on thenew Metro line which will provideenhanced accessibility along the corridor.

17.1.13 In developing policies and proposals to advance this strategy, considerationhas been given to whether it would beappropriate to focus upon discrete‘Character Areas’, as is the case in Bilston.To an extent distinct components of the centre do exist, as follows:

1. The Primary Shopping Area embracingthe High Street and including theconservation area around the church.

2. The Alfred Squire Road area,characterised mainly by ‘civic’ uses.

3. The Rookery Street / Sainsbury’s area.

17.1.14 However a crucial policy objective is to secure integration, in particularbetween Sainsbury’s and the PrimaryShopping Area of the centre. In thesecircumstances it seemed potentiallycounter-productive to seek to treat the areas separately.


17.1 Introduction

17.1.1 Wednesfield is the centre of a distinctcommunity in the north east of the Citywhich (along with Bilston and Tettenhall)remained administratively separate fromWolverhampton until the 1960s. Thevillage centre provides a range ofshopping, office and community facilitiesfor residents in this part of the city andsome adjoining parts of Walsall, and alsoto some extent provides services for themajor industrial areas to the south andthe New Cross hospital complex to thewest.

17.1.2 The core of the centre is compact and forthe most part clearly defined, boundedby the canal in the north and byresidential land uses in the Bolton Roadand March End Road areas to the southand east. Along the south west to northeast corridor however, boundaries areless clear cut. Some town centre uses(and the Sainsbury’s foodstore) extendinto the Rookery Street area in the west,while ancillary retailing also extendsnorthwards along Lichfield Road as far asthe junction with Wood End Road.Because of their roles in complementingthe main core, both of these ‘extensions’have been included within the definedinset area.

Recent Changes

17.1.3 Major proposals identified in the 1993UDP have largely been implemented.The opening of Wednesfield Way in 1999created a bypass for through traffic alongthe A4124 corridor, removing the seriouscongestion in High Street and improvingaccess to a number of vacant and derelictsites in the wider area. The new road hasprovided the flexibility for majorenvironmental improvements to becarried out in the village centre to extendthe pedestrian area while retainingaccess for buses and service vehicles.

17.1.4 The open retail market is an importantfacility for local residents. However, itstrading position had been in decline for anumber of years and the refurbishment

works have created sufficient space for itto be relocated from its former positionat the rear of the main shopping area tothe widened pedestrian area in HighStreet. This move has benefited not onlythe market traders but also theestablished businesses in High Street as aresult of the increased footfall in thestreet.

17.1.5 The other major proposal of the 1993UDP was the introduction of a modernlarge foodstore to complement the roleof the centre as a major convenienceshopping location. This was partiallyachieved by the opening of the Coopsuperstore on land south of RookeryStreet in 1993. The store wassubsequently extended and reopened asSainsbury’s in 2000. However its sitingand physical integration with the villagecentre proved less satisfactory than hadbeen hoped. Overcoming the associatedproblems, so that the store fulfils agenuinely complementary role, remains asubstantial challenge.

Bentley Bridge

17.1.6 To the west of Sainsbury’s, the formerBlack Country Development Corporationgranted permission for further retail andleisure development (‘Bentley BridgePark’). The leisure component wasimplemented in the form of a multiplexcinema, health and fitness centre andbingo hall (now closed) together withfast food outlets. The retail component(permission for 14,700m_ on two sites)has been implemented and itsrelationship to Wednesfield is a furtherissue for planning in this part of the city.The Council’s intention in defining thearea for retail expansion in the 1993 UDPwas that the food superstore and someadjoining and user-conditioned retailwarehousing would be located in such away as to complement Wednesfieldvillage centre. However thecorporation’s permission was granted onan area which was both more extensive,and more remote from the village centre,than had been envisaged. As a result theleisure complex, and the committed


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17.1.15 The situation in respect of the LichfieldRoad area north of the canal is ratherdifferent. This area is clearly separatedfrom, and will remain separated from, therest of the centre and has therefore beenmade the subject of a specific policy.

Key Objectives

17.1.17 In the light of the above strategy, thefollowing are the principal policyobjectives for Wednesfield:

1. To maintain and enhance the role ofWednesfield as a ‘town centre’ servingthe north eastern part of the city.

2. To secure improved access by publictransport, cycling and walking, andimprovements to parking provision.

3. To ensure that bulk convenience andother shopping needs are met.

4. To secure full integration of theSainsbury’s foodstore.

5. To encouraging the provision of highquality health, community and otherancillary facilities,

6. To improve pedestrian and otherlinkages between the village centre and Bentley Bridge Park and New Crosshospital,

7. To maintain existing open space andamenity areas and encourage newprovision as opportunities arise,

8. To encourage residential use aboveexisting units in Wednesfield High Street and in other suitable locationsshould opportunities arise,

9. To encourage office uses in appropriatelocations.

17.2 The High Street / Market Primary

Shopping Area

Policy WVC1: Primary Shopping Area

Within the Primary Shopping Area, the Council will encourage improvements to the quality and range of shopping facilities through refurbishment and redevelopment. Wednesfield retail market will be permanently relocated on Wednesfield High Street.

17.2.1 As a shopping centre, Wednesfield’s roleis primarily to meet the convenienceshopping needs of residents in the northeastern part of the city. These needs arecurrently met by the large superstore tothe south-west of the High Street alongwith a supermarket and specialist unitswithin the High Street, and the recentlyrelocated retail market. The recentrelocation of the retail market to the HighStreet has added to the vitality andviability of the centre.

17.3 Improved Linkages and Connectivity

Policy WVC2: Improved Linkages and Connectivity

i. The Wednesfield Link Project, as shown on the Inset Map, is allocated for a major scheme to create a newvillage square, a landmark building and improved pedestrian linkagesbetween the High Street, Sainsbury’s and Bentley Bridge.

ii. New pedestrian priority measures will be implemented in the vicinity of HighStreet / Alfred Squire Road / Well Lane.

iii. Measures to improve pedestrian linkages between the village centre and Wednesfield Park will also besupported.

17.3.1 Environmental enhancement and thecreation of new public spaceimmediately west of the prime shoppingcore will extend the focus of the centreand secure the integration of theSainsbury’s foodstore. TheWolverhampton Shopping and TownCentres Study indicated a low level ofinteraction between the foodstore andthe centre proper. It is a key objective ofthe Council’s strategy for Wednesfieldthat this situation be changed. It will bea major benefit to the vitality andviability of the centre if more visitors tothe foodstore are encouraged to use thevillage centre, while the store itselfwidens the opportunities available toWednesfield shoppers.

17.3.2 Given the distances involved the BentleyBridge site cannot be regarded as edgeof centre but there will be benefits also inimproving the linkages with thisdevelopment. Better pedestrian linkagesare also required between the villagecentre and the park and this willnecessitate a footbridge crossing thecanal. Better linkage with the park, alongwith the creation of the new public spacewill give a major uplift to theenvironment of Wednesfield villagecentre.

17.4 Midland Metro

Policy WVC3: Midland Metro

Action will be taken to secure the full integration of the proposed new Midland Metro line with the village centre and the development of a bus / Metro interchange will be investigated.

17.4.1 Improved public transport access will bea major contribution to enhancingWednesfield role as the main communityfocus in the north eastern part of the city.Bus services along the Wolverhampton-Wednesfield-Ashmore Park and Bloxwichaxis are already being upgraded to‘showcase’ status and there is now aprospect of Wednesfield being served bya Midland Metro line.

17.4.2 The 1993 UDP safeguarded a route forthe then proposed ‘Midland Metro Line 3’,an extensive route through the BlackCountry linking Wolverhampton withWalsall via Wednesfield and Willenhall,which was then to continue south tocross Line 1 at Wednesbury and proceedvia Dudley to Brierley Hill. Subsequently,however, Centro gave priority todeveloping the Wednesbury to BrierleyHill section as a branch of Line 1. TheWolverhampton - Walsall - Wednesburyproposal has now been revived andidentified as one of four routes in themetropolitan area for implementationfollowing completion of the Brierley Hilland Birmingham City Centre extensions.The development of a City Centre-New

Cross-Wednesfield metro link features asa high priority in the WolverhamptonCommunity Plan.

17.4.3 It is vital that Metro be properlyintegrated with Wednesfield villagecentre so that it makes a positivecontribution to environmental quality,and that stops are appropriately locatedand designed to encourage maximumusage. There would appear to be thepotential for bus-metro interchange andthat in consequence Wednesfield canalso be strengthened as a node in thebus network.

17.5 Short Stay Car Parking

Policy WVC4: Short Stay Car Parking

The Council will seek to improve short stay parking provision in the High Street area provided that it serves the area/centre as a whole. The site of the former retail market, shown on the Inset Map, will be re-used for such purposes subject to the permanent relocation of the retail market to the High Street.

17.5.1 Considerable improvements have beenmade to Wednesfield’s accessibility.Wednesfield way has opened up sites inthe Bentley Bridge and Neachells areasand has improved access to themotorway network and the marketabilityof a number of employment sites. Thenew road has also enabled the removalof through traffic from Wednesfield HighStreet and permitted a majorimprovement to the pedestrianenvironment.

17.5.2 The provision of short stay car parkinghas been a long standing problem inWednesfield with perceived effects onusage of the village centre. Therelocation of the market has permittedsome alleviation of this situation with the re-use of the former market area.Further opportunities will be sought inassociation with any redevelopment that may occur.

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17.6 The Canal

Policy WVC5: The Canal

The Council will encourage the further use of the canal as:

1. A pedestrian and cycle route serving thevillage centre;

2. A contribution to the village centreenvironment.

Where the redevelopment or refurbishment on sites which are adjacent to the canal and/or its towpath is proposed, the design statement to be submitted in accordance with Policy D2 shall include a justification of the design in relation to the canal frontage.

17.6.1 The Wyrley and Essington canal runs eastto west through Wednesfield but itscontribution to the village centreenvironment is not yet developed to thefull. There is potential in particular to‘open up’ the centre to the canal and toencourage its role as a corridor ofpedestrian and cycle movement to, fromand through the centre.

17.6.2 On the northern side of the High Streetin particular development orredevelopment should recogniseorientation towards the canal andfacilitate upgrading and appropriate useof canalside areas.

17.7 Frontage Use Policy

Policy WVC6: Frontage Use Policy

Within the Primary Shopping Area planning permission will not be granted where non A1 uses constitute more than 30% of the number of units in a retail frontage or exceed 30% of frontage length.

For the purposes of this Policy a frontage is defined as one side of a street or parade which is not separated by a significant gap such as a road junction.

Elsewhere no set percentage will be applied although it will be important to retain a majority element of retailing. Ground floor

uses must be able to attract significant numbers of customers, generate street level activity and incorporate attractive and lively window displays. Proposals for amusement arcades will also be determined against Policy SH16.

17.7.1 Retaining and improving a variety of Class A1 (shop) uses is important to the future vitality and viability of the village centre. Controls over changes to frontage uses are thereforerequired to ensure that the number, type and range of retail (A1) shops ismaintained and strengthened. It is also recognised that other uses such as Class A2 (finance and professionalservices) and Class A3, A4 and A5(foodand drink) uses have a key role but theirlocation must be controlled to maintain a healthy mix of uses.

17.8 Housing

Policy WVC7: Housing

The Council will encourage proposals for residential uses above units in Wednesfield High Street and will support residential uses in other suitable locations, particularly as part of mixed use development.

17.8.1 The overall strategy of the UDP includes encouraging housingdevelopment within and close to centres and in other locations with good public transport access.Wednesfield village centre will provide some opportunities for suchdevelopment particularly through theincreased use of accommodation aboveshops and other commercial uses in the high street.

17.9 Employment Uses

Policy WVC8: Employment Uses

The Council will support the development of office uses within Wednesfield village centre

17.9.1 A number of employment sites areidentified close to, but outside the insetarea of, Wednesfield village centre. Thesewill contribute to meeting employmentneeds in the area and it will be importantto ensure that good links are providedbetween these areas and the villagecentre. There is limited scope for Class Buses within the inset area but small scaledevelopment of Class B1(a) office useswould be appropriate and would beencouraged should market demand arise.

17.10 Lichfield Road

Policy WVC9: Lichfield Road

In the Lichfield Road area north of the canal bridge the Council will encourage the retention and development of uses that complement the village centre, subject to local amenity considerations.

17.10.1 An examination of retail and other useswithin this area has revealed that theyprimarily fulfil a role complementary tothe village centre rather than meetinglocal needs in the immediate vicinity.This role will be recognised in theconsideration of future developmentproposals.

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Development Brief Continued..

Name Date

Town Markets Area Development, City Centre June 1997

Land at the Junction of Oxford Street & Oct 1997

Black Country Route, Bilston

Land at Qualcast Road, Wolverhampton July 1998

Wolverhampton Science Park: Area I North May 1998

Rydal Green July 1999

Old Hall Street Masterplan Feb 2000

Chetton Green, Fordhouses April 2000

Gordon Street / Granville Street, All Saints Masterplan Sept 2000

The Mayfield, Willenhall Road, Old Heath Late 2000

GKN Site: Birmingham New Road, Parkfields Late 2000

Land at Mount Pleasant, Bilston Dec 2000

Former Bilston Girls’ High School, Green Lanes, Bilston Jan 2001

Former Tettenhall Council Office Buildings and Premises Jan 2001

Bushbury Triangle Nov 2001

Little Brickkiln Street, City Centre Feb 2002

St John’s Urban Village, Church Street Development Site June 2003

St John’s Urban Village, The Fox Hotel and Adjoining Car Park June 2003

Cross Street South, Wolverhampton July 2003

Cleveland Street, Wolverhampton Dec 2003

Springfield Brewery Mar 2004

Tarran Bungalows, Selbourne Crescent, East Park July 2004

Steelhouse Lane and Cable Street Sept 2005

Former Farndale School Site Feb 2006

Ward Street Master Plan April 2006

Fourth / Fifth Avenue, Low Hill South (AP UK site) Sept 2004

Retail Core Expansion, Cleveland street / Temple street Dec 2003

Land at Gordon Street Masterplan, All Saints Sept 2000

Old Hall Street Masterplan, Learning Quarter, City Centre Feb 2000

Other Guidance

Name Date

Procedures, Design & Maintenance leading to the Proposed Oct 1998

Transfer of Public Open Spaces & Equipped Play Areas

St Johns Urban Village Design Guidance Jan 2002

APPENDIX 1: SUPPLEMENTARY PLANNING GUIDANCE /

DOCUMENTS LIST (as of May 2006)

Topic Supplementary Planning Guidance / Documents

Name Date

Day Nurseries July 1995

Access & Facilities for People with Disabilities Nov 1995

Places of Worship Feb 1996

Residential Development Apr 1996

Extension to Houses Apr 1996

Outdoor Advertisements & Signs Apr 1996

Business, Industrial & Warehousing Development Oct 1996

Shopfront Design Guide Nov 1996

The Provision of Public Art Jan 1998

Telecommunications Jan 2002

Area Action Plans

Name Date

St John’s Urban Village Framework Plan Apr 1999

Wolverhampton Canalside Quarter Implementation Dec 2000

Plan and Appendices

Bilston Town Centre Strategy Nov 2001

All Saints and Blakenhall Community Development May 2003

New Deal for Communities Masterplan

Wolverhampton Evening Economy Action Plan Jan 2005

Wolverhampton City Centre Strategy and Action Plan Jan 2005

Development Briefs

Name Date

Land at Wolverhampton Street, Bilston Nov 1994

Land adjacent to 19 High Street, Bilston Nov 1994

Land at Cross Street South, Blakenhall July 2003

Royal Hospital Development Area, City Centre Nov 1996

St George’s Ringway, Melbourne Street, City Centre Nov 1996

Land at Harbour Edge, Bowker Street Feb 1997

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and recreation facilities in areas nearby,as defined by the Wolverhampton openspace, sport and recreation standardsand the Parks and Green Spaces Strategy;or

● The ability of the wider community toaccess facilities on-site would be limited.

1.5 Such contributions may be pooled (see2.4) in certain circumstances e.g. where amajor new facility is needed and anumber of housing developments in thesame area could contribute towards itsprovision.

2 10 - 39 dwellings

2.1 To maintain a high quality of design onsmaller housing developments, there willnormally be a requirement to providesmall areas of open space on-site, around10% of the total area of the site. Thefunction of these open spaces will be toimprove the appearance of thedevelopment and provide limitedamenity space for residents of thedevelopment. They should form anintegral part of the design and layout ofthe streetscape and provide focal pointswhich act both as design features and asinformal meeting places for residents.They may include hard or softlandscaping and will normally bemaintained by a management companyset up by the developer (see 12). Formore detailed guidance on the design ofresidential developments see Chapter 4:Design and SPG / SPD on ResidentialDevelopment.

2.2 Housing developments of between 10and 39 dwellings will not normally beexpected to provide new recreationalopen space or play facilities on-site, asthe small open spaces which would begenerated are considered to be of limitedvalue for recreational purposes.

2.3 In lieu of on-site provision, developerswill be expected to make contributionstowards the creation or enhancement ofopen space, sport and recreation facilitieswhich could reasonably be expected toserve the needs of the development.

Such contributions should equate to thecost of providing: 26 sqm recreationalopen space per resident (minus anyprovision made on-site for designpurposes); one Local Equipped Area forPlay for every 1,000 residents; and onemulti-ball games area for every 2,000residents (calculated pro rata); plus thecost of maintaining all such provision for10 years. The particular type(s) ofrecreational open space provision thecontributions will be used to improve willdepend upon local needs and prioritiesas set out in the Parks and Green SpacesStrategy and Sport and RecreationStrategy.

2.4 Where contributions are not sufficient, atthe time, to be viably used to enhancelocal open space, they will be pooled intoa ring-fenced fund dedicated towardsproviding priority enhancements in therelevant Neighbourhood or District ParkArea, and will be spent within a specifiedtime period. Enhancements may includemeasures to improve safety and security,such as lighting and natural surveillance,provision of play equipment or accessimprovements.

3 Less than 10 dwellings

3.1 Developments of less than 10 dwellingswill not usually be expected to makecontributions towards recreational openspace provision. However, where anumber of smaller developments aretaking place in close proximity and it isconsidered that these form phases of alarger development, recreational openspace contributions may be required.

3.2 Areas of open space which ensure thehigh quality design and amenity of thedevelopment (see 2.1) may still berequired on these very smalldevelopments.

4 Housing for people with special needs

4.1 Where developments are designed tohouse people with special needs, forexample the frail elderly or singlehomeless people, it may be necessary to


The following guidelines will be used to assessthe quantity, quality and function of open space,sport and recreation facilities required to servethe residents of new housing developments, asset out in Policy H8 and also any provision thatmay be required to compensate for loss of openspace, sport and recreational facilities. RevisedSupplementary Planning Guidance onResidential Development will also providefurther guidance. The current WolverhamptonParks and Green Spaces Strategy andWolverhampton Sport and Recreation Strategyshould also be referred to. Development Briefswill, where appropriate, set out open space,sport and recreation requirements for specificsites.

An amended form of these guidelines will bepublished and adopted as a SupplementaryPlanning Document following the completion ofappropriate needs assessments and the settingof new standards, if appropriate (see Policy R1).

Key Definitions

1. It will be assumed that the number ofresidents a development is designed toaccommodate is equivalent to 75% of totalbedspaces, except in the case of flatteddevelopments, where this figure will be reducedto 50%.2. The minimum requirement per resident forrecreational open space will be 26 sqm, inaccordance with the standard set out in Table12.1

Standards of Provision

1 40 dwellings or more

1.1 The provision of multifunctional, qualityrecreational open space should normallyform an integral part of the design of anyhousing development of 40 dwellings ormore. A total of 26 sqm recreational openspace per resident should be providedon-site, to include:

● Informal play space● One Local Equipped Area for Play (LEAP)

for every 1,000 residents & one multi-ball

games area for every 2,000 residents;These requirements may be increasedwhere needs are likely to be greater thannormal e.g. certain low-cost or highdensity schemes or reduced / waivedwhere it can be demonstrated that adevelopment will, during its lifetime,generate a limited demand for children’splay

● Footpath / cycle route links betweenrecreational open space on and off site;

● Natural green space which makes use ofexisting on-site or adjacent landscapefeatures where possible e.g. wildlifecorridor along an existing stream.

● Landscape and design elements toprovide a setting for architecture andfeatures / public art and focal meetingplaces for local residents.

1.2 Contributions towards the followingsports and recreation facilities may alsobe required, where appropriate:

● Neighbourhood Equipped Area for Play;● Playing field provision;● Other sports facilities.

1.3 The following will not be considered tocontribute towards recreational openspace requirements:

● private amenity areas provided in lieu ofgardens on high density developmentse.g. flats;

● small, incidental pockets of open spacewhich are not usable for recreation;

● areas designed specifically for otherpurposes e.g. verges, acoustic landscapemounding.

1.4 Contributions towards off-site provision /enhancement within the Neighbourhoodor District Park area, or a combination ofon-site and off-site provision, may be anacceptable alternative, where:

● The size, shape or topography of the sitelimit the potential to provide a functionalarea of recreational open space or playfacilities on-site;

● There is already good access to asufficient quantity of open space, sport


APPENDIX 2: DETAILED OPEN SPACE, SPORT AND RECREATION

REQUIREMENTS FOR NEW HOUSING DEVELOPMENTS

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Highway Improvement Lines

Alfred Squire Road

Birches Barn Road

Cannock Road 1 & 2

Darlington Street

Goldthorn Hill

Horseley Fields

Lower Horseley Fields / Willenhall Road

March End Road

Meadow Street

Millfields Road

Parkfield Road

Rookery Street

Wednesfield Road

Wellington Road

Wolverhampton Street

Worcester Street


provide most or all of the open spacerequirement for the development on-site,regardless of the size of thedevelopment. These areas of open spacemay not necessarily be accessible to thewider public.

Design Issues

5 Planning applications for residentialdevelopment should provide detailedplans of the open space to be laid outand landscaped as part of thedevelopment, indicating those areaswhich the Council will be requested toadopt.

6 Wherever possible, a single open space,no smaller than 2,500 sqm, should beprovided, in a location central to the site(or, where appropriate, central to a widerresidential area), within 400m walkingdistance of all residents on the site andwith safe and easy access, which doesnot involve crossing a major road.Fragmented provision may be subject toadditional commuted sum payments tocover the increased pro rata maintenancecosts of smaller open spaces.

7 Formal play areas and areas which maybe used for informal ball games shouldbe separated from residential areas by a25m landscaped buffer and designed soas to avoid nuisance to nearby residents.However, they should also be located sothat children at play are visible fromsubstantial areas of the development, toallow supervision.

8 All provision should conform with anyadditional requirements set out in anySupplementary Planning Guidance /Document on Residential Developmentand the relevant section of the Parks andGreen Spaces Strategy.

Provision and Maintenance

of Open Space On-Site

9 Although the provision of recreationalopen space on-site may be carried out bythe developer, the preferred option is bymaking an appropriate contribution to

Wolverhampton City Council LeisureServices. Where a developer is to provideopen space / play space, the design andinstallation must be completed to aspecification agreed by the Council. Thiswill be a condition of the planningpermission.

10 All open space and facilities should beavailable for use before 75% of thedwellings on the site are occupied.

11 Wherever practical, developers shouldmake arrangements for the adoption ofnew areas of recreational open space bythe Council. However, before the Counciladopts any open space, it will requiresuch areas to be laid out to itssatisfaction. Therefore, it is important thatdevelopers discuss their intentions withLeisure Services as early as possible inthe development process. Developerswill be required to make arrangements,by way of commuted sums, to cover thecost of ten years maintenance of newopen space / facilities by the Council.When agreement in principle is given tothe adoption of open space, the Councilwill determine the level of commutedsum to be payable upon adoption of theopen space.

12 Alternatively, developers will be requiredto set up a management company toensure that open spaces are managedand maintained to a high standard inperpetuity.

Contributions Towards Off-Site Provision

13 Where off-site provision / enhancementis accepted in lieu of on-site provision,commuted sums will be secured via aS106 agreement. Commuted sums will becalculated on the basis of current costsand shall include the cost of maintainingthe relevant open space / facilities for 10years. There will normally be arequirement for commuted sums to bepaid soon after the commencement ofdevelopment. In exceptionalcircumstances phased payments may beacceptable.


APPENDIX 3: CURRENT HIGHWAY IMPROVEMENT LINES

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Site No. Site Name Site area (ha) Interest

S1 Ashen Coppice 4.61 E / AWS2 Barnhurst Bridge Cutting, 0.38 G

Pendeford AvenueS3 Beechcroft Wood 1.06 E / AWS4 Brook Point Pool 2.60 E / AmS5 Colton Hills 3.86 ES6 Compton Park (LNR) 2 ES7 Coppice Road Wood 1.14 ES8 Dunstall Park Racecourse 4.85 ES9 Finchfield Hill Cutting 0.04 GS10 The Gorge, Cinder Hill 2.65 E / G / AmS11 Hadley’s Brickworks 1.06 E / AmS12 Hawthorn Wood (LNR) 3.1 ES13 The Holdings at Oxley North 4.4 ES14 Ladymoor Pool 6.36 E / AmS15 Merridale School Bog 0.18 E / AmS16 Monmore Green Disused Railway 4.26 E / AmS17 Moseley Hall 14.06 ES18 Mount Hotel Woodland 2.10 E / AWS19 Northycote Farm Coppice 0.44 ES20 Northycote Farm Parkland 17.51 E / AmS21 Park Coppice 4.13 E / AWS22 Park Hill 1.18 E / GS23 Peascroft Wood 3.80 ES24 Penn Hall School Wood 1.09 ES25 Rakegate Wood 0.46 E / AmS26 The Rock, Tettenhall 0.20 GS27 Smestow Brook, Compton 4.55 ES28 Springvale Park 4.13 E / GS29 Stafford Road Cutting 0.22 GS30 Staffs and Worcs. Canal 8.8 #S31 Tettenhall College 3.72 E / AWS32 Valley Park Pathway Central (LNR) 5.9 #S33 Valley Park Pathway North: 1 (LNR) 2.06 ES34 Valley Park Pathway North: 2 (LNR) 1.45 #S35 Valley Park Pathway South (LNR) 8.31 #S36 Wightwick Bank 0.08 GS37 Wightwick Court Woodland 1.23 E / AWS38 Wightwick Manor 2.37 ES39 Wightwick Wedge (LNR) 13.9 # (Am)S40 Windmill Wood (LNR) 3.8 E / G

Total 148.04

Interest:E Ecological AW Ancient WoodlandG Geological Am Amphibian # No full survey in 2000/1


APPENDIX 4: SITES OF REGIONAL AND LOCAL IMPORTANCE

FOR NATURE CONSERVATION

Wolverhampton Sites of Importance for Nature Conservation (SINCs)

Site No. Site Name Site area (ha) Interest

SL1 Abbeyfield Parklands 4.54 ESL2 Compton Road West Woodland 0.20 ESL3 Grassy Lane 0.93 ESL4 Hawkswell Drive Pool 0.27 E / AmSL5 Henwood Road 0.50 ESL6 The Holdings at Oxley South 4.36 ESL7 Jeremy Road 1.38 ESL8 Kitchen Lane 4.05 ESL9 Merridale School 0.78 ESL10 Neachells Lane 13.34 ESL11 Northycote Farm 16.91 E / AmSL12 Park Hill North 0.39 ESL13 Park Hill South 0.08 ESL14 Peace Green 0.95 ESL15 Smestow Brook Floodplain 9.10 ESL16 St Michael & All Angels’ Churchyard 1.52 ESL17 Taylor Road 5.37 ESL18 Valley Park School 1.08 ESL19 Weddell Wynd 1.27 ESL20 Land south of Perry Hall Bridge 0.10 #SL21 Bankfield Road 4.91 #SL22 Bushbury Junction Reservoir 2.54 #

(Birdcage Corridor North)SL23 Land at Fowlers Playing Fields 5.41 #

(Birdcage Corridor South)SL24 Bushbury Sidings 3.64 #SL25 Land East of Dale Street 2.52 #SL26 Dudley-Priestfield Disused Railway 3.61 #

(North)SL27 Dudley-Priestfield Disused Railway 2.66 #

(Bradley)SL28 Dunstall Hill Wood 0.33 #SL29 Grapes Pool, Stowlawn 0.70 #SL30 Great Bridge Road 2.22 #SL31 Marnel Drive Wood 0.38 #SL32 Merridale Cemetery 9.38 #SL33 Muchall Grove Wood 1.19 #SL34 Northycote Playing Fields 0.39 #SL35 Oxley Sidings 10.37 #SL36 Land at Penk Rise 3.63 #SL37 Goldthorn Road Open Space 0.49 #SL38 Rocket Pool 2.02 #SL39 Midland Metro Line 5.10 #SL40 Land West of Stafford Road 0.62 #SL41 Aldersley Stadium (1) 0.08 #

Total 129.31

Interest:E Ecological AW Ancient WoodlandG Geological Am Amphibian # No full survey in 2000/1

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48 37- 51 Victoria Street49 1 Cleveland Street and 24 - 36 Victoria Street50 20 - 23 Victoria Street51 16 - 19 Victoria Street52 1 - 15 Victoria Street53 54 - 56 Woolpack Street54 1 - 2E Wulfrun Square55 3 - 10 Wulfrun Square56 11 - 27 Wulfrun Way57 28 - 46 Wulfrun Way58 11 - 12 Wulfrun Square and 1 - 9 Wulfrun Way

SECONDARY FRONTAGES

59 Corner Castle Yard, Market Street to corner Bilston Street60 17 - 35 Broad Street61 16 - 30 Broad Street62 2 - 14 Broad Street63 1a - 7 Cleveland Street64 20 - 30 Cleveland Street65 Units 1 - 6 Security House Cleveland Street66 68 - 78 (inc 1 Waterloo Road) Darlington Street67 79 - 83 Darlington Street68 84 - 92 Darlington Street69 Royal London Building Lichfied Street Frontages70 23 - 33 Lichfield Street71 4 - 60 Lichfield Street72 24 - 29 Market Street73 Public House and 1 - 5a Market Street74 30 - 35 Market Street 75 1 - 13 Pitt Street76 Public House and 10 - 14 Princess Street77 7 - 8b Princess Street78 Public House and 36 - 41 Princess Street 79 1 -7 Princess Square80 43 - 59 Queen Street81 Rear of 83 Darlington Street Red Lion Street (fronting)82 1 - 6 Salop Street83 107 - 114 Salop Street84 6 - 8 School Street85 26 - 46 School Street86 27 - 51 School Street 87 1 - 21 Skinner Street88 27 - 41 Snow Hill89 1 - 15 Broad St to 186 Stafford Street 90 2 Waterloo Road91 33 Cleveland Street and 1 - 22 Worcester Street92 61 - 63 and Public House Worcester Street 93 67 - 83 Worcester Street94 Lichfield Passage and 4 - 8 Wulfruna Street95 Public House, corner of Stafford Road and Wulfruna Street96 Royal London Building Wulfruna Street Frontages


APPENDIX 5: SCHEDULE OF CITY CENTRE FRONTAGES

(Defines the individual frontages within each frontage use category)

PRIMARY FRONTAGES

1 Properties fronting north side of Bell Street2 1 - 6 Bell Street3 Properties fronting north side of Central Arcade4 Properties fronting south side of Central Arcade5 5 - 15 Central Arcade (Gallery level)6 4 - 18 Central Arcade (Gallery level)7 8 - 12 Cleveland Street8 13 - 18 Cleveland Street9 93 - 104 Darlington Street10 1 - 25 Darlington Street11 3 School Street to 25 Darlington Street12 5 - 7 Dudley Street13 8 - 26 Dudley Street14 57 - 62 Dudley Street15 27a - 56 Dudley Street16 1 - 4 Dudley Street17 1 - 9 Farmers Fold 18 All Units Hampton Walk19 1 - 17 King Street20 25 - 30 King Street21 1 - 17 Mander Gallery (Gallery level)22 21 - 38 Mander Gallery (Gallery level)23 45 - 48 Mander Gallery (Gallery level)24 39 - 43 Mander Gallery (Gallery level)25 1 - 16 Mander Square 26 33 - 50 Mander Square27 45 - 48 Mander Square28 Public House and 2 - 5 Princess Street29 1 - 19 Queens Arcade (Gallery level)30 2 - 4 Queens Arcade (Gallery level)31 10 - 12 Queens Arcade (Gallery level)32 19 - 26 Queen Square33 12 - 18 Queen Square34 1 - 13 Queen Street35 15 - 42 Queen Street36 61a - 68 Queen Street 37 9 - 14 Heantun House Salop Street38 117 - 129 Salop Street39 1 - 8 Heantun House School Street40 New Market Square School Street41 42 - 51 Snow Hill42 2 St George’s Parade 43 1 St John’s Street to 7 St John’s Arcade 44 5 St John’s Street to 12 St John’s Arcade45 31 - 32 Mander Square and 1 - 15 Victoria Arcade46 4 - 16 Victoria Arcade 47 53 - 80 Victoria Street


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5Map A5.1 Defined Frontages in Wolverhampton City Centre


MIXED USE ACTIVITY FRONTAGES

97 32 - 44 Berry Street98 40 - 43 Birch Street99 92 - 92a Blossoms Fold100 2 - 3 Cheapside 101 2 - 5 Exchange Street102 1 - 3 Lichfield Street103 1a - 7 North Street 104 2 - 10 North Street105 36 and 37 Pipers Row 106 33 and 34 Princess Street107 21 - 26a Snow Hill108 34 - 40 Queen Square109 41 - 43 Queen Square110 Ground Floor Beatties Car Park School Street111 48 - 60 Worcester Street


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