Cabinet – 19 September 2007 Walsall Strategic Corridors and Gateways Initiative – A454 and A461 Regeneration Framework

Agenda item 19

Cabinet – 19 September 2007

Walsall Strategic Corridors and Gateways Initiative – A454 and A461 Regeneration Framework

Portfolio: Councillor Adrian Andrew – Regeneration & Enterprise

Service: Regeneration Delivery & Development

Wards: All

Key decisions: Yes

Forward plan: Yes

Summary of report

The regeneration of the borough’s strategic transportation corridors across Walsall is a corporate regeneration priority and is linked to the Council’s Vision 2008 Pledges.

The initiative seeks to revitalise land and buildings along Walsall's strategic transportation corridors, by creating a series of comprehensive regeneration frameworks to inform future developments and improvements along key transport routes. It is essentially the last element of the regeneration framework which provides the strategic context for the use of regeneration resources which are currently in place for the town and key district centres. The implementation of these proposals are intended to support existing businesses, encourage new investment and strengthen the identity of key locations and communities through high quality design.

The first of these frameworks has now been completed for the A454 and A461 road corridors. This framework provides a context for development opportunities at gateway and other key locations along these two routes, establishes clear design guidance to inform the creation of quality environments and provides a sound basis to support bids for external funding.

Detailed copies of the A454 and A461 Corridors Regeneration Framework study will be available in Group Rooms and will be available publically on the Council’s Committee Management Information System (CMIS)

Recommendations

(1) That the A454 and A461 Corridors Regeneration Framework Study be approved.

(2) That the Executive Director Regeneration, in consultation with the Portfolio Holder for Regeneration & Enterprise, be delegated authority to commence all necessary negotiations with owners, to prepare designs and feasibilty/options reports, seek and accept quotations and tenders, submit external funding bids and undertake all necessary consultations, in order to achieve the successful implementation of the initiative.

(3) That the concerns of St Matthews' and Birchills/Leamore LNPs regarding the future of the former school playing field on Thomas Street, Birchills are noted and that officers be authorised to work with the Portfolio Holder for Regeneration & Enterprise and representatives of the two Local Neighbourhood Partnerships, to achieve an acceptable resolution of the concerns, prior to any final proposal being agreed for this site by Cabinet.

Resource and legal considerations

The Council approved capital programme includes an allocation to support the implementation of the Strategic Corridors and Gateways Initiative. This funding will be used to support the delivery of the A454/A461 Corridors Regeneration Framework.

The range and scale of the proposals will require significant external funding, as well as the need to harness private sector investment in the redevelopment of the a number of vacant and underused sites along the corridors.

Citizen Impact

The comprehensive regeneration of land and buildings along the borough's strategic transportation corridors will have a positive impact on resident and commuter perceptions of the borough as a whole.

Community Safety

All projects developed from the Framework will be subject to a design appraisal at an early stage, to ensure that they are in accordance with principles of Secured by Design.

Environmental Impact

The primary aim of the A454/A461 Regeneration Framework is to support the sustainable regeneration of the borough by improving the image of these major transportation corridors. This will have a positive environmental impact on the borough overall and, in particular, for the local communities along these routes.

Performance and Risk Management Issues

(i) Risk Management

The main risks associated with this report are set out below:

Risk 1 : Failure to obtain support for the Framework.

This is considered to be a low risk as it meets many aspects of the Council’s vision. Many projects form part of existing projects and link to other regeneration initiatives, such as the Walsall Strategic Regeneration Framework.

Risk 2 : Failure to obtain necessary funding to support the projects.

This risk is considered low-medium on the basis that the Council has already provided capital resources to "pump-prime" the regeneration of these strategic corridors.

The development of a coherent regeneration framework for A454 and A461 will enable the Council to develop robust funding applications for external grant. In addition, the adoption of the framework will enable the design principles to be applied to future physical development schemes along the corridor.

(ii) Performance

The development of an Regeneration Framework for A454 and A461 strategic corridors is a key priority within the Regeneration Service Plan for 2007/2008 and is directly linked to the delivery of the Council’s Vision 2008 pledges.

Equality implications

The road corridors traverse many communities throughout the Borough all of which have specific priorities and characteristics. Consultation events have been held where the local community can easily access the events. Disabled access requirements were made for all events and for the bus tour and work shop events. Publicity material has been available in alternative languages and in large print and a range of publicity methods have been used to involve the community in the consultation events.

Consultation

During the development of the Framework, significant levels of consultation have been undertaken. This includes:-

· face to face surveys with a cross section of local businesses and residents. · bus tours of the corridors involving, LNP members, community groups. and ward councillors. · leaflets to all properties along the routes. · posters displayed in local shops. · advertisements in local press. · presentations to Local Neighbourhood Partnerships. · local exhibitions.

Comments received through the above processes have been incorporated into the final Framework document, where appropriate.

In the main, comments received have been overwhelming positive and supportive of the proposals. It should be noted, however, that both St Matthews and Birchills/Leamore LNP’s have raised a specific concern regarding the potential future development of the former school playing field on Thomas Street, Birchills. Cabinet is asked to note this concern and authorise the Executive Director Regeneration to work with the Portfolio Holder for Regeneration & Enterprise and representatives of the appropriate LNPs to achieve an acceptable resolution of the concerns, prior to any final proposal for the site being agreed by Cabinet.

Consultation on the detailed elements of the Framework document will be a continuing process as and when schemes are brought forward.

Vision 2008

By raising the profile of Walsall at the key entry points to the Borough, the Council will raise the profile of the borough and raise people’s perceptions of the area. Encouraging high quality development and regeneration schemes along the major transport routes will have a positive impact on people’s perceptions of the Borough and increase the level of pride amongst local people.

Background papers

Walsall A454 and A461 Regeneration Framework (Final Report, September 2006)

Author

Steve Lewis Interim Assistant Director Regeneration ( 01922 652534 * [email protected]

Tim Johnson Councillor Adrian Andrew Executive Director Portfolio holder

10 September 2007 10 September 2007

Appendix A : A454/A461 Corridor Strategy – Location of Key Projects

Built Up Areas

Non Built Up Areas 1 Project Location Appendix A : A454/A461 Corridor Strategy – Location of Key Projects

Project Project Name/Location Proposals & Timescale Reference Number 1 Portobello Roundabout - To create an attractive gateway to Portobello Roundabout Walsall through public realm and Assa Abloy site improvements & redevelopment in partnership with Wolverhampton CC 2 Artscape To introduce more colour and greenery The Keyway and Black into this untidy section of the route. Country Route. 3 Keyway Industrial Estates To transform the urban form of the Longacre, Keyway through promoting new, high Westacre,Willenhall quality redevelopment Trading Estates 4 All Saints Church - All To enhance the view to the church, as Saints Church, Moxley it forms an important vista and local reference to the community. 5 Darlaston Strategic Promotion of site for location for high Developmen Area./ quality 21st century logistics operations. Darlaston south of Black Country Route 6, Junction 10 – M6 J10 The transformation of this indistinct and littered roundabout into an attractive gateway to the borough 7. Scrapyard Site – Improvements to important gateway Bloxwich site by :- Lane/Wolverhampton 1 improving management and Road maintenance regime. 2.introduction of gateway art project 3. promotion of site for gateway redevelopment 8. Wolverhampton Road Enhancing the public realm on public realm- Wolverhampton Road, as major Wolverhampton Road entrance to Town Centre 9. Forrester Road Precinct Redevelopment of out-dated housing (Star Flats) – site for new, high quality housing Wolverhampton Road 10. Former dairy and To enhance the views from Pleck Road surrounding sites – and Wolverhampton Road junction and Wolverhampton Road, promote the cmprehensive between Walsall Canal redevelopment of these sites. and Hollyhedge Lane 11. Canal Bridge – To raise profile of the canal, as a key Wolverhampton gateway/focal point. Road/Blue lane West 12. J9 – M6 J9 The transformation of this dark and littered roundabout into an attractive gateway, through the use of high quality public realm and art

Appendix A : A454/A461 Corridor Strategy – Location of Key Projects

13. Bescot Road/Pleck Road The development of an enhanced public realm – Bescot and “urban village character” of Pleck Road Pleck Road and Pleck Local Centre 14. Bescot Road Hotel – To create an improved frontage Bescot Road environment on Pleck Road, through enhanced boundary treatments 15. Bescot Road – Wallows To improve legibility of and pedestrian Lane - accessibility across this junction, with the use of improved signage and public realm improvements 16. Stanley Road site – To create an improved frontage Bescot Road/Stanley environment on Pleck Road, through Road public realm and small scale redevelopment 17. Oxford Street Estate – The redevelopment of poor quality Old Pleck Road housing and outdated industrial units to create new, high quality housing. 18. Canal Bridge – Pleck See Project 11- To raise profile of the Road canal locally, as a major leisure facility 19. Sikh Temple – Pleck To enhance setting and visibility of this Road landmark building, through the use of external illumination and environmental improvements. 20. Rollingmill Street junction Public realm improvements and re- – Pleck Road development of southern site. 21. Pleck Business Park and The redevelopment of eyesore sites for Manor Industrial Estate – new, high quality housing. Pleck Road 22. Forrester Road gateway Redevelopment of site to create a high site – Pleck quality gateway development at pleck Road/Forrester Road Road junction. 23. Central Boulevard public Introduction of public realm works to realm – Blue Lane West, create a formal urban boulevard and Littleton Street East and improve environmental quality of area. West 24. Smiths Flour Mill – Blue To restore this very attractive building Lane West and improve its setting through public realm improvements 25. Playing fields – Blue Lane To help create a dense and urban West development frontage through selective redevelopment and improved public realm. 26. Crown Wharf Retail Park To enhance rear view of Crown Wharf – Blue Lane West to users of the Ring Road, through public realm and art improvements. 27. Mosque and Sure Start To enhance views and setting of these building – Blue Lane attractive community buildings, through West public realm and art improvements

Appendix A : A454/A461 Corridor Strategy – Location of Key Projects

28. Leather Museum – To enhance setting and visibility of this Littleton Street East landmark building, through public realm improvements connected to Ring Road 29. Office Corridor – Littleton The development of a high quality, Street East and West modern office quarter within Walsall Town Centre. 30. Arboretum junction – Improvements to public realm, public Lichfield Street/Littleton art and illumination of key buildings to Street East junction create major gateway to Town Centre. Creation of “green bridge” from Lichfield Street to Arboretum entrance to improve pedestrian linkage to town and park. 31. Arboretum entrance – To enhance setting and visibility of this Arboretum roundabout landmark building through public realm and external illinmination 32. Mellish Roundabout – Restoration of landmark church and Aldridge Road/Lichfield improvements to public realm to Road junction improve gateway to town centre 33. Walsall Urban Park – The Creation of new sub-regional “urban Countryside around the park”, to connect with Chasewater and communities of Rushall, Sandwell Valley. Shelfield, Walsall Wood and Aldridge 34. Railway Viaduct – “Light art” project to enhance gateway Lichfield Road to Walsall Town Centre. 35. Rushall Local centre – To improve the ‘village’ feel of this local Rushall centre and enhance pedestrian accessibility through new parking, junction improvements and the use of high quality public realm. 36. Timber Yard – Rushall Promote redevelopment to create Improved road frontage. 37. Travis Perkins site – To safeguard existing green corridor Between Rushall and between . Shelfield 38. Shelfield Local Centre Improved road frontage through high development site quality redevelopments in local centre, e.g. former Neighbourhood Office site. 39. Shelfield village centre – Improve pedestrian accessibility in Shelfield village centre and enhance parking & public realm. 40. Walsall Wood village To create a more attractive road entrance – Lichfield frontage and entrance into Walsall Road, south of Walsall Wood, through enhanced public realm Wood (including Baron’s to local centre. Court Trading Estate)

Appendix A : A454/A461 Corridor Strategy – Location of Key Projects

41. Canal Bridge, Walsall Improve pedestrian connections with Wood Rushall Canal 42. Walsall Wood local To enhance accessibility and centres – Walsall Wood environment of these local centres High Street and Streets through public realm and signage Corner improvements. 43. Corridor Park – Walsall Creating a green corridor park, Wood connecting existing greenspaces at Walsall Wood, Shire Oak, etc. 44. Walsall Wood Library – Improved road frontage in the village Walsall Wood centre through high quality redevelopment of former Library site. 45. Somerfield development Promote the redevelopment of this site – Streets Corner as a major gateway location to Borough from A461. 46. Shire Oak site – Shire Introduction of an attractive Oak junction development frontage on former garage site, as a major gateway site to Borough. 47. Canal Bridge – A454 Improve pedestrian connections with Rushall Canal 48. Aldridge village gateway Improve entrance into Aldridge District – Bosty Lane/Walsall Centre, through enhanced public Road entrance realm. 49. Walsall Road, Aldridge Protect existing green verges from damage caused by car parking. 50. Aldridge bypass – Create an improved road environment Aldridge Town Centre through selective landscaping and public realm improvements. 51. Anchor Meadow Sports To create stronger visual and Ground – Aldridge Town pedestrian link between the A454 town Centre centre by-pass and Aldridge Town Centre. 52. High Street site – Promote redevelopment of site to Aldridge Town Centre create a more attractive development frontage on the A454 town centre bypass 53. Aldridge Conservation Capitalise on this area of Area – Aldridge Town environmental quality, as a natural and Centre attractive gateway to the Walsall Borough. Enhance area with investment in public realm and improve pedestrian linkages with shopping area. A454 & A461 URBAN DESIGN FRAMEWORK AUGUST 2006

Colin Buchanan Newcombe House 45 Notting Hill Gate London W11 3BP FINAL REPORT Project no: 105441 April 2006

Colin Buchanan Newcombe House 45 Notting Hill Gate London W11 3PB T: 020 7309 7000

Prepared by Approved by

------

Annemarie de Boom Hugh Roberts

Status: Final Issue no: 1 Date: 7 August 2006

This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by Colin Buchanan and Partners Limited, no other party may copy, reproduce, distribute, make use of, or rely on the contents of the report. No liability is accepted by Colin Buchanan and Partners Limited for any use of this report, other than for the purposes for which it was originally prepared and provided.

Opinions and information provided in this report are on the basis of Colin Buchanan and Partners Limited using skill, care and diligence in the preparation of the same and no explicit warranty is provided as to their accuracy. It should be noted and is expressly stated that no independent veriﬁcation of any documents or information supplied to Colin Buchanan and Partners Limited has been made. Contents

00 Executive summary 04

01 Introduction 06

02 Planning strategy and property market context 08

03 What the community says 14

04 Physical analysis 16

05 The vision 36

06 Key themes and design principles 38

07 Projects 54

08 Delivery of the projects 78

09 Corridors of the future 84

Appendix A - Policy and strategy context review 86

Appendix B - Review of the Walsall property market 92

Appendix C - Historic development of Walsall 96

Appendix D - Existing and potential development sites 98

Appendix E - Project locations 102

0Executive0 summary The A454 and A461 are two of Walsall’s arterial routes, incorporating a range of and a welcoming home to a wide variety of communities with great sense of pride places of diverse character and condition. They are both busy transport corridors and individuality”. and major gateways to the town centre. The Walsall Regeneration Company has ambitious plans for the regeneration of the borough which rely on attracting The Chapter also sets out how the Urban Design Framework is structured to private sector investment to the area. It is therefore of utmost importance that deliver this vision through the definition of three key themes from which follows visitors and potential investors get a positive first impression of Walsall when a series of design principles that are applied to more than 50 environmental traversing these routes. Furthermore, the road corridor environment affects the enhancement, redevelopment and access improvement projects throughout the quality of life of the thousands of people who live, work and shop here and the study area. many thousands more who travel through on a regular basis. Chapter 6 continues to define the three key themes and set out the design In November 2005 Walsall Metropolitan Borough Council appointed consultants principles in further detail. This includes: Colin Buchanan, in collaborations with Donaldsons for property advice and Urban Projects for lighting expertise, to prepare an Urban Design Framework to address Theme 1 - Creating distinctive places. This identifies the need to redevelop the sense of economic, social and environmental decline along these routes. buildings and sites that are considered inappropriate to their location in order This report is the result of that study. to create a memorable journey experience consisting of a distinct sequence of views and spaces. Design principles for future development are set out and Following an introduction to the background of the study in Chapter 1, Chapter 2 include: provides an overview of the planning and property context of study. It identifies and gives a brief summary of relevant strategies, plans and studies recently • Creating a sense of arrival, by introducing a build form and function that prepared for Walsall by both public and private sectors. Chapter 2 concludes becomes increasingly dense and urban upon approach of Walsall town by highlighting the importance of close co-ordination between the Urban Design centre; Framework and these other initiatives to realise improvements to the road • Developing the Walsall skyline, by identifying areas where high-rise corridor environment. development is desirable to help develop a distinctive and modern image for the Borough; Central to development of the Urban Design Framework has been community • Strengthening existing character, by identifying five character stretches, each “Few have strength of reason to overrule the engagement. Local people, stakeholders and businesses have been informed with its own key features, strengths and weakness and formulation specific and involved through surveys, bus tours, workshops, leaflets and other publicity. design strategies for each. perceptions of sense, and yet fewer have curiosity Those who had their say placed great importance on preserving and enhancing or benevolence to struggle long against the first the existing assets in these areas such as local culture, identity, historic Theme 2 – Investing in the public realm. This recognises the importance of buildings, places of worship, open countryside, vistas and landmarks. They also a high quality public realm to improve first impressions of Walsall and attract impression: he who therefore fails to please in his wished to see the redevelopment of eyesores, more affordable housing, better investment into the borough. Strategies for lighting, public art, hard and soft salutation and address is at once rejected, and facilities for the community, more greenery and good quality design. A summary landscaping, signing and management & maintenance are set out. of the findings is included in Chapter 3 of the Urban Design Framework. Full never obtains an opportunity of showing his latest details of the community engagement process and outcomes are reported in Theme 3 – Strengthening communities. This seeks to enhance the lives of excellences or essential qualities.” a separate document entitled “Walsall A454 & A461 Urban Design Framework those living, shopping, working and trading in the road corridors by setting out - Community Findings”. principles to design for a better balance between the roles of the road as a “link” and a “place”. Chapter 4 of the report includes a detailed analysis of the physical environment of the road corridors. It highlights the diversity of character and condition of Chapter 7 illustrates how the vision for the road corridors can be realised by Samuel Johnson buildings, places and spaces along the route, including run-down industrial applying the themes and design principles set out in Chapter 6 to a wide variety areas, village communities, spacious countryside, blighted urban areas, sub- of site-specific projects. This includes over 50 redevelopment, environmental Rambler #166 (October 19, 1751) urban estates, conservation areas, listed buildings and architectural eyesores. enhancement and access improvement projects throughout the study area, such as the introduction of flood lighting of the Sikh Temple on Pleck Road, Chapter 5 details the vision for the road corridors that has been defined on major changes to the road layout in Rushall town centre and proposals for the the basis of the detailed technical work and the findings from the community redevelopment of flats on Wolverhampton Road. A short description of each engagement process: project is provided. This includes the identification of cross-cutting initiatives and commentary on delivery issues. Many of the projects are illustrated with “A journey experience through a varied urban landscape that demonstrates what sketches and reference images. makes Walsall a great place to live, work and visit: A borough that is ambitious and forward looking; a green borough with easy access to attractive countryside;

4 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Delivery of the vision and the projects provides the focus of Chapter 8. With regard to Theme 1 projects, i.e. the redevelopment of sites, it identifies three development categories. This includes Gateway Sites, Sites of Influence and Piecemeal Sites, with a delivery strategy formulated for each. It further provides recommendations for further work in order to improve Walsall’s profile and competitive edge. The Chapter continues with delivery advice for Theme 2 and 3 projects before concluding with timetables for the delivery of the 53 projects identified in Chapter 7.

Chapter 9 concludes the main document by describing how the corridors will appear in the future:

“ No longer will Walsall appear dark, dull and run down. Instead the corridor environment will project an image of a borough that is prosperous, forward thinking and has a lot to offer to its resident and business population.”

Appendices A-D provide background information to Chapters 2 and 4. Appendix E includes a series of detailed maps identifying the locations of the projects set out in Chapter 7.

Figure 0.1 The structure of the Urban Design Framework

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 5 01Introduction 1.1 Background

The quality and physical condition of the road corridors which connect Walsall Built-up area town centre to its district centres and the wider region impact greatly on the day- Non built-up area to-day lives of the Borough’s citizens and have a major impact on the perception of the town of visitors to and potential investors in the Borough. Rivers /canals Study area roads In January 2005, Walsall Metropolitan Borough Council established the Walsall Strategic Corridors and Gateways Regeneration Initiative that seeks to protect and enhance the environment along the main transport corridors within Walsall. The A454 and A461 Urban Design Framework project is the ﬁrst study to be commissioned as part of this initiative.

1.2 The study area

Walsall, located in the West Midlands, is part of the sub-region entitled the “Black Country”, which also includes the boroughs of Wolverhampton, Sandwell and Dudley. Major urban centres of Birmingham and Wolverhampton are located to the southeast and the west respectively.

Walsall’s urban landscape is one of contrasts, with one-third of the borough’s land being located in green belt, with the remainder predominantly characterised by industrial and coal mining legacy.

Walsall’s transport and urban structure is characterised by a network of towns and villages which are connected by road, rail and canal corridors. As well as Walsall town centre, Aldridge, Brownhills, Bloxwich, Willenhall and Darlaston form important hubs of community life within the borough.

The A454 and A461 are two of Walsall’s arterial routes, incorporating a range of places of diverse character and condition. They are both major transportation corridors and gateway routes into Walsall town centre.

The A454 runs east-west through the borough, linking Sutton Coldﬁeld in the east to Wolverhampton and the wider Black Country in the west. The study area commences on the borough boundary and junction with the A452. Key features of the corridor include Aldridge district centre, Walsall town centre and J10 on the M6 motorway. Located just west of Walsall town centre, J10 not only forms an important arrival point to Walsall borough, but it also is a gateway of sub-regional importance for people entering the Black Country. East of the M6 Motorway the recently constructed A454 dual carriageway bisects the communities of Willenhall and Darlaston, located to the north and south of the road corridor respectively. The study area ends at the “Portobello” roundabout and the borough boundary with Wolverhampton.

Figure 1.1 Study area

6 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The A461 corridor runs northeast-southwest through Walsall Borough, connecting 1.4 The consultant team 1.6 Report structure rural Lichfield to the north with Wednesbury to the south of the borough. The study area commences on the borough boundary just north of the junction with In November 2005 Colin Buchanan was appointed to undertake the study. Following the introductory section, the framework document is structured as the A452. The corridor comprises a number of diverse and distinctive places, The team included: follows: including Walsall Wood, Shelfield, Rushall, Walsall town centre, Alumwell and Pleck, ending on J9 of the M6 motorway and the borough boundary with • Colin Buchanan (Annemarie de Boom, Shibboleth Shechter, Naomi • Section 2 - Provides the planning, strategy and property market context, Sandwell. Reynolds and Martin Magyar), responsible for urban design, landscape, including a review of studies, plans and proposals that relate to the study transport, regeneration, planning, community engagement and project area; management; • Section 3 - Provides a brief summary of the community and stakeholder 1.3 The study brief • Donaldson Chartered Surveyors (Alison Hayward, Elizabeth Dickinson) engagement programme (furhter details are included in “Walsall A454 & for commercial and property advice; A461 Urban Design Framework - Community Involvement Report”); In September 2005, the Environmental Regeneration Department of Walsall • Urban Projects Ltd (David Gibbons) for lighting. • Section 4 - Includes an analysis of the study area; Metropolitan Borough Council issued a brief for tender for the A454 & A461 • Section 5 - Identifies the vision; Urban Design Framework Study. The objective of the projects was summarised • Section 6 - Establishes the design principles for development, public as “to remedy the sense of environmental, social and economic decline that 1.5 Looking to the future realm and access improvement projects in the study corridors; prevails in the A454 and A461 road corridors by creating a framework for • Section 7 – Includes a long list of project ideas illustrate how vision may regeneration, together with the identification of delivery mechanisms necessary The critical issue for the successful regeneration of Walsall’s road corridors be realised and the design principles should be applied; to contribute to the long term regeneration and success both of the road corridors is the determination and support of all those who have an interest in its • Section 8 - Details the implementation strategy and includes timetables and of the adjacent areas they serve.” future; from elected members of Walsall Metropolitan Borough council and for delivery its officers; local communities, businesses and landowners; the strategic • Section 9 - Provides a short conclusion on the corridors of the future In particular, the brief identified the Urban Design Framework as a key partners in Walsall Regeneration Company and at a regional level through component of the Council’s regeneration aspirations, which seek to: Advantage West Midlands and other potential public funders. The successful A number of appendices are included to the back of the document: renaissance of Walsall as a leading Black Country town is inextricably linked • Prepare a programme of high impact public realm works to improve the to the regeneration of the town centre, but also to the ability to encourage • Appendix A - Policy and strategic context review environment, economy and image of the A454 and A461 corridors; and support thriving district and local centres along the major road corridors • Appendix B - Review of the Walsall property market • Provide the vision and inspiration to guide development; into the town. The transformation of the A454 and A461 has the power to: • Appendix C - Historic development of Walsall • Guide detailed design of individual components of the road corridors; • Appendix D - Existing and potential development sites • Stimulate private investment; • Improve first impressions of visitors to the area, encouraging them to • Appendix E - Project locations map • Support applications for further public sector funding; spend time and/or invest in the town, bringing economic benefits to the • Be used as a basis for engaging local resident and stakeholders in decision- borough and its people; making process, and raising confidence and citizen pride; • Enhance the commute of thousands of people on a daily basis; • Support and complement other regeneration initiatives through Walsall • Improve the quality of life of those who live, trade, work, learn, play and Regeneration Company and Walsall Housing Group; socialise in the road corridors. • Provide a focus for co-ordinated, holistic and corporate activity; • Create an emblematic identity. Therefore the regeneration and improvement of the road corridors should not be viewed as of secondary importance, but as a valuable asset in supporting borough-wide renaissance.

Aside from determination and support, regeneration will only be successful if there is a focus and concentration on delivering the projects, policy changes, management improvement and other interventions. These must be carefully reviewed and expanded upon over the lifetime of the framework in order that positive responses are made to changes circumstances and there is ﬂexibility in the approach taken as new opportunities arise and particular challenges 7 are overcome.

Figure 1.2 The Black Country and wider context

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 7 0Planning,2 strategy and property market context 2.1 Introduction 2.2 Planning policy context 2.3 Proposed development, transport and

This chapter summarises planning policies that are relevant to the preparation A summary review of the relevant policies from the Regional Spatial Strategy for environmental improvement projects of the Urban Design Framework for the A454 & A461 corridors. It also identifies the West Midlands (RSS 2004) and the Walsall Unitary Development Plan (2005) a long list of strategies, plans and development, transport and environmental are set out in Appendix A. The documents reviewed include a large number of projects that are planned improvement projects that have been proposed for the corridors through a variety and/or proposed throughout the road corridors. Figures 2 to 4 summarise current of other studies and initiatives. Finally the chapter gives an overview of the Key policies that will affect the formulation of the Design Framework include: development, transport and environmental improvement projects in Walsall. property market and sets out the commercial context in which the Urban Design Reference to the documents mentioning, or the organisations / partnerships Framework will be prepared. pursuing the projects are set out in italics. Walsall Unitary Development Plan (2005) The documents / strategies / initiatives that have been reviewed include: • Sequential approach to the location of development, with development A. Development projects • Regional Spatial Strategy for the West Midlands – RSS (2004); prioritised (1) within town, district or local centres; (2) on the edge of these • Walsall Unitary Development Plan (2005); centres; and (3) out of town centre locations; Development strategy (orange) • A Vision for Walsall 2005-2015 – Walsall Regeneration Company; • Prioritisation of redevelopment of previous developed land and buildings in 1. Economic growth corridor. Walsall Strategic Regeneration Framework • “Black Country – See it in colour”; urban areas; 2. Mixed use growth corridor. Walsall Strategic Regeneration Framework • “Black Country Flagship Projects”; • Presumption against new development in Green Belt land between 3. Waterside regeneration corridor. Walsall Strategic Regeneration Framework • The Walsall Strategic Regeneration Framework: A framework for housing and settlements of The Butts, Rushall, Shelfield and Walsall Wood on the A461 district centre regeneration; and The Butts and Aldridge on the A454; Mixed use / town centre / commercial developments (pink) • West Midlands Local Transport Plan • Support for the creation of additional leisure, biodiversity and timber 1. Darlston Employment Area (SDA). High quality logistic operations, likely to • Town Centre Transport Package (Ring Road re-development); production activities in the Forest of Mercia, to the north and east of the create between 2,500 and 4,500 jobs. Walsall Regeneration Company • Midland Metro - The Five W’s Consultation document; Borough; 2. Waterfront. Flagship regeneration project to create a new quarter including • Red routes design guide (2005); • Safeguarding of existing employment land to non-employment uses residential and office uses. Walsall Regeneration Company • Brownhills Transport Package; throughout the borough; 3. Office Corridor. Located at Littleton Street/Blue Lane corridor, to become • Bus Rapid Transit (BRT); • Retention of existing urban open spaces; Walsall primary office location. Walsall Regeneration Company • Town Centre Transport Package – Landscape Strategy and Masterplan 2002; • Encourage mooring and related facilities within canal corridors; 4. Business, learning and retail campus. Part of the Walsall College of Arts • Strategic Public Realm & Landscape Framework – Draft; • Safeguarding of mineral extraction works on the A461 – part of the site is and Technology. Anchored by 100,000 ft2 Tesco Superstore. Walsall • Corridors of Light Study. subject to restoration; Regeneration Company • Strengthening of existing urban centres following an established hierarchy 5. Manor Hospital Redevelopment. PFI scheme A short summary of each is provided in Appendix A. of (1) Walsall as the main Town Centre; (2) five District Centres at Aldridge, 6. Aldridge district centre expansion. Mixed use and retail scheme. Walsall Brownhills, Bloxwich, Darlaston and Willenhall; and (3) Local Centres, Strategic Regeneration Framework including Streets Corner, Walsall Wood, Shelfield, Rushall, The Butts and 7. Browhills Centre. Redevelopment of mixed use residential / commercial Pleck on the A461. blocks in the district centre. Walsall Strategic Regeneration Framework 8. Brownhills Business Park. Redevelopment of low quality industrial space, provision of high quality business space and (potential) waterside housing. Regional Spatial Strategy for the West Midlands – RSS Walsall Strategic Regeneration Framework (2004)

The most signiﬁcant policy from the RSS of relevance to the Urban Design Framework relates to the potential redevelopment of existing employment land. The RSS Policy PA6 states that local planning authorities should review their portfolio of employment sites “to establish their continued suitability for employment development”. Contrary to the UDP which seeks to safeguard all employment land in the Borough, the RSS states that reallocation of sites for alternative uses is acceptable under certain market conditions.

8 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Housing projects (yellow) Built up area 1. Fairview / Grange. Refurbishment or redevelopment of residential tower blocks. Walsall Strategic Regeneration Framework Non built up area 2. Flaxhall Street. Explore redevelopment opportunities and link with hospital Canal / river

(key worker housing). Walsall Strategic Regeneration Framework Growth / regeneration corridors 3. Woodwards Road. Canalside residential development. Walsall Strategic Mixed use / town centre / commercial developments Regeneration Framework 4. Old Pleck Road tower block redevelopment. Likely demolition of 6 residential Housing projects towers and introduction of mixed tenure scheme, including 2 bed ﬂats, and 2-, 3- and 4-bed room housing. Walsall Housing Group. 5. Neighbourhood Renewal Area. Potential application to NRA status. Recommendations include partial demolition and redevelopment. Walsall Council. 6. Booth O’Hare redevelopment. Clearance of tower blocks and redevelopment for ofﬁce / residential use. Walsall Strategic Regeneration Framework. 7. Redhouse Estate. Environmental improvements. Walsall Strategic Regeneration Framework. 8. Silver Court. Housing remodelling and redevelopment. Walsall Strategic Regeneration Framework. 9. Bridgewater Close. Remodelling / environmental improvements to non- traditional canal side housing. Walsall Strategic Regeneration Framework.

Figure 2.1 Development context

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 9 B Environmental improvement projects Built up area

Non built up area 1. Portobello Roundabout identified as gateway location. Walsall’s Strategic Canals/rivers Gateway and Road Corridor Initiative 2. Public art gateway feature near J10. Walsall Regeneration Company (“art / Streetscape improvement bridge feature”); Black Country Flagship Projects (“beacon”); URC Strategic Gateway project Public Realm & Landscape Framework (“light existing gas holders”) * Lighting project 3. J9 identified as gateway location. Walsall’s Strategic Gateway and Road Corridor Initiative 4. Arboretum junction. Key node on pedestrian route between Arboretum and town centre. Black Country: See it in Colour (“Walsall to West Bromwich via Barr Beacon Corridor local flagship project”); Black Country Flagship Projects (“garden square”); URC Strategic Public Realm & Landscape Framework (“strategic town centre route and inner gateway”) 5. Lichfield Street. Illumination of street trees. Walsall Borough Strategic Partnership 6. A454 “Roundabout land”. Environmental improvements to roundabouts. Includes limestone sculpture on Longwood Lane Roundabout; implementation January 2006. Walsall Borough Strategic Partnership 7. A454 / A462 junction identified as gateway location. Walsall’s Strategic Gateway and Road Corridor Initiative 8. Shire Oaks junction identified as gateway location. Walsall’s Strategic Gateway and Road Corridor Initiative 9. Brownhills gateway and community arts project. Forty feet statue of steel miner. Implementation January 2006. Walsall Borough Strategic Partnership 10. Brownhills High Street improvements. Enhanced pedestrian environment, potentially including (partial) pedestrianisation; off-road bus “focal points”; and footway and parking improvements. Walsall Strategic Regeneration Framework 11. Gateway lighting. Corridors of Light 12. Corridor lighting. Corridors of Light

Figure 2.2 Environmental improvement context

10 Colin Buchanan | Walsall A454 & A461 Urban Design Framework C. Transport / accessibility projects Built up area Non built up area

1. Midland Metro. Preferred alignment of possible Midland metro. The Five W’s River / canal Consultation document 2. Public transport link. Could include busway or reopened railway line. Walsall Midland Metro Strategic Regeneration Framework Rapid bus link

3. New Railway station at Aldridge district centre. Walsall Strategic Regeneration Bus show case Framework Railway station 4. Arboretum – Waterfront / Manor Hospital link: Strategic pedestrian route. Black Country Flagship Project Pedestrian link 5. Ring road redevelopment. Series of eight major junction improvements. Junction improvement Implementation 2006-2008. Walsall MBC Engineering Services Road improvements 6. Red Routes. Both corridors form part of the Red Routes Network. West Midland Red Route Network / West Midland Local Transport Plan. Speciﬁ c New road proposals include: a. Junction improvement (conversion to roundabout) (Package 1) b. Potential junction realignment (Package 2). 7. Bus show case. Centro 8. Brownhills Eastern By-pass. Brownhills Transport Package 9. Proposals for junction improvements. Highway Agency 10. Possible junction closure. Highway Agency

Figure 2.3 Transport project context

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 11 Offices 2.4 The Walsall property market 2.5 Housing need

We have undertaken a review of the Walsall property market in respect of the • Limited town centre market around Lichfield Street along with Tameway Tower The Regional Spatial Strategy comments on the future housing needs for industrial, office, residential and hotel and leisure sectors. The purpose of this and Townend House as multi-tenanted developments; Walsall. Chapter 6, Communities for the Future identifies the level of distribution review is to identify what opportunity exists for new development along the road • Current rents of around £8 per sq ft for town centre space; of housing development for the major urban areas (MUA’s) within the West corridors within these market segments. The key findings are detailed below and • Occupiers looking for space with onsite parking; Midlands conurbation for the period up to 2021. For Walsall, it recommends a more detailed review is included in Appendix B. • Tempus Ten development at J.10, M6 will provide 80,000 sq ft of new office that the annual average rate of housing provision up to 2011 should be 500 new space; dwellings. From 2011 to 2021, this should increase to 825 dwellings per annum. • WRC Prospectus For Growth identifies the lack of provision of prime office Industrial space within the town centre and proposes the Office Corridor on the edge of The RSS comments further that there is a need for high density, high quality the town centre; developments that will provide a range of housing types an sizes “attractive to • A number of existing estates throughout the borough, including Rollingmill • Opportunity to change the profile of the office market but speculative economically independent households”. At least 79% of new housing within Industrial Estate and the Pleck Road Estate in the study area; development is unlikely; Walsall should be delivered on previously developed land for the period up to • Rents are generally between £2.00 and £5.00 psf depending on quality of • Need to attract inward investment to secure new occupiers. 2011. This is likely to increase for the period up to 2021. It is important that new space; housing developments create mixed communities that deliver a range of housing • St Modwens developing a new 12 acre site on Wednesbury Road; types and take account of the need for affordable housing. New developments • High demand for secondary space within the town which will remain strong Retail should also reflect the Sustainable Communities agenda by ensuring that the until such space is beyond economic repair; needs of the community are met in terms of education and health provision. • Redevelopment of existing space is costly where acquisition of a number of • Town centre provision is plentiful with most of the major multiples; interests and site remediation is required; • WRC proposals for St Matthew’s Quarter and Old Square Shopping Centre; The 2001 census identifies that there is an ageing population profile for Walsall • Redevelopment will take place of its own accord only when the estates • Retail uses along the corridors is reliant on passing trade; with 24% of all households consisting of pensioners. The Black and Minority become vacant and a liability to owners; • Limited opportunities for new retail development unless it is part of new mixed Ethnic communities account for 13.6% of the total population. • There is very limited need for new space within the study area, given the use schemes; competing St Modwens scheme. • Minor redevelopment opportunities exist to replace poor quality provision; A borough wide Housing Needs Survey was undertaken in 2004 by Fordham • Need for local convenience provision to support extensive residential Research. The study identified that there is a projected annual shortfall of 622 proposals. affordable units over the next 5 years. The shortfal is for all property sizes. The Residential report findings support the proposal for a target of 25% affordable housing for each development. • Sought after residential locations are to the east of the borough; Hotel and Leisure • One and two bedroom apartments are becoming popular in the town centre The report identifies that the West of the Borough has a projected surplus of with average values of £110,000 and £130,000 respectively; • Existing leisure offer includes cinemas, museums, Walsall Arboretum, social rented stock and that most of the affordable housing needs to be met • WRC proposals for 1200 new residential units focuses on the canal corridors theatres; through shared ownership/equity. The East of the Borough however, shows a to the west of the town centre on land released by industrial relocation; • Town centre has limited provision with no cinema or large fitness/health need for both general needs rented housing and shared ownership/shared equity. • Waterfront development in the town centre will include new residential centre currently; development; • Sequentially, the Waterfront development is better placed to provide these The draft Planning Policy Statement, PPS3 - Housing sets out indicative • Housing need for all property sizes; facilities than the road corridors; density ranges for new housing developments. For city centres, it recommends • A number of sites exist that could meet the need for new housing; • Hotels currently located on edge of town locations or strategic routes; a density of above 70 dwellings per hectare. For urban areas, this should be • Potential for existing employment land to be redeveloped for alternative uses • Lack of town centre hotels which could be met by “Gateway Sites” in the road between 40 and 75 dwellings and for suburban areas, the recommendation is for including residential; corridors (see Chapter 6) but hotel provision may be more appropriate as part 35 – 55 dwellings per hectare. • Significant opportunity to replace outdated stock that is of poor quality and of mixed use development at the Waterfront. inappropriately located.

12 Colin Buchanan | Walsall A454 & A461 Urban Design Framework 2.6 Cross-cutting of initiatives

It is obvious from the long list of documents that have been reviewed that currently there are a great many plans, strategies and projects developed in Walsall. This is very positive, as it means that the various proposals that come forward as part of this study can either reinforce, inﬂuence or be integrated in existing initiatives, many of which have funding allocated.

Critical to this process is cross-departmental communication within Walsall Council and discussions with other parties (public and private sector) involved, to ensure that there is an awareness of the vision, strategies and project proposals of the Urban Design Framework.

Chapter 7 of this report identities cross-cutting initiatives that are of relevance to each of the project proposals that form part of the A454 & A461 Urban Design Framework and comments upon the opportunties to link up with these. The timetable for delivery of projects (Chapter 8) reﬂects the timetables of the cross- cutting initiatives where known and available.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 13 0What 3the community says 3.1 Introduction • Rushall scored best (by residents) on aspects such as road and street signs, lighting, bus facilities, shops and facilities but was seen by residents as Colin Buchanan is committed to working with local people to ensure that suffering from poor cycling facilities, traffic congestion, parking and crossing proposals for the A454 and A461 corridors reflect the ideas and aspirations of facilities. the local communities. A community involvement strategy has therefore been an important aspect of the study. • Aldridge town centre obtained above average scores (from residents) for its overall environment, road and street signs, lighting and bus facilities. It Local people, stakeholders and businesses have been informed and involved did not score so well on cycling facilities and condition of pavements. The through surveys, bus tours, workshops, leaflets and other publicity. The Walsall shopping parade also received a lot of criticism saying that it is ‘outdated’ and A454 & A461 Urban Design Framework - Consultation Findings presents the in need of modernisation and improvement. detailed findings of these activities. The main findings are summarised below. • Walsall Wood scored well (by residents) on its overall environment, road and street signs, lighting and bus facilities but was seen as needing improvements 3.2 Face to face and postal survey to its cycling facilities, traffic congestion and pavements.

The face to face survey among local residents and the postal survey among • The Walsall town centre ring road area scored well on its shops and facilities, businesses were successful in engaging high numbers of people (over 400 crossings, bus facilities and lighting but received lower that average ratings residents and 53 local businesses took part). Respondents were asked their for its cycle facilities, traffic congestion and pavements. views on the corridors as a whole as well as their local area. In terms of the corridors as a whole, there was a clear agreement among both residents and Businesses on the whole gave significantly higher scores for most of the aspects. businesses that regeneration and a ‘clean up’ were needed. Low scores were given in relation to traffic congestion (particularly on the Pleck Road and Walsall town centre); cycling facilities (in most locations); pavements Although the corridors are seen as convenient locations for shopping and (in most locations); and the overall shopping environment at Aldridge Town services by residents and good locations for trade by businesses, they suffer Centre and servicing/loading facilities at Walsall Wood. from a host of problems that impact upon quality of life and the business environment. Problems such as litter, poor quality pavements, traffic congestion The tables in Figure 3.1 illustrate these findings. and inadequate parking were highlighted as key areas that need improving.

The corridors were described by both businesses and residents as run down, industrial, decaying and neglected environments. Crime and safety were also mentioned as areas of concern by several respondents. More policing, better lighting and more facilities for young people were seen as possible solutions. On the positive side, the strong community spirit was mentioned by several residents and businesses generally felt that their trading locations were successful in attracting high numbers of passers by.

A closer look at the survey results revealed different issues in different parts of the corridors.

• Keyway Retail Park area for example is generally seen by residents as having satisfactory roads, lighting, pavements, parking and shops but achieved lower average scores on aspects such as cycle facilities, bus facilities and trafﬁc congestion.

• The Pleck Road was generally seen by residents as having satisfactory bus facilities, shops and facilities but below average pavements, parking, cycle facilities and trafﬁc congestion.

Figure 3.2 Summary of the survey results, illustrating relative ratings of the road corridors by area and catagory

14 Colin Buchanan | Walsall A454 & A461 Urban Design Framework 3.3 “Get on Board” event

Colin Buchanan in partnership with Walsall Council’s Community Arts Team and Regeneration Division designed and delivered an innovative consultation event called ‘Get on Board’. This two day event consisted of bus tours and workshops for stakeholders (Friday) and local residents (Saturday). Participants were recruited through press releases, mail outs, phone calls and leaﬂ eting in the local areas. Efforts were made to contact and encourage minority groups in the area. A leaﬂ et for the event which was handed out to residents is shown in Figure 3.7-.

Although the events were attended by fewer participants than anticipated, they proved to be a successful way of engaging local residents and stakeholders in �� more detailed discussions about the area. Participants showed great enthusiasm � and strong feelings on how these corridors should be regenerated. All agreed that existing ﬁ rst impressions of the borough were very poor. �� Both residents and stakeholders placed great importance on preserving and �� enhancing the assets in these areas (e.g. local culture and identity, historic �� buildings, places of worship, views of the canal and landmarks). Several ideas �� were put forward such as the signing of main attractions, walking trails and new gateways and landmarks. Landscaping and “greening” of the corridors �� was strongly favoured by many and seen as an effective way of minimising the �� impacts of noisy and unsightly trafﬁ c. ��

In terms of land uses, consultees supported the improvement and possible �� redevelopment of existing ‘eyesore sites’, although they felt it was important to �� retain employment opportunities for the local community. They also supported �� the development of affordable housing and facilities for the community (especially �� young people). Good quality design, that does not turns its back on the road was �� also mentioned as an important consideration in any new development. �� 3.4 Integration of findings �� Figure 3.2 Leafl et for the “Get on Board” event Colin Buchanan has carefully considered the fi ndings of the consultation and applied many of the points raised to the Urban Design Framework for the A454 and A461. The framework strategy is underpinned by several key principles which we strongly believe will gain the support of local communities, as they seek to address the local communities’ concerns and build upon the strengths and assets that they identifi ed.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 15 0Physical4 analysis 4.1 First impressions 4.2 Topography and landscape

When it comes to making a good ﬁrst impression, the A454 and A461 corridors The A454 and A461 road corridors traverse areas of a varied and dramatic fail Walsall badly, highlighting things that are bad about the borough while hiding topography and landscape, affording remarkable views and vistas. The its positive aspects. Yet ﬁrst impressions are critical to attracting visitors, new landscape and the sequential views it presents are important features to exploit residents, employees and investment to the borough. in the design of the road corriodr environment.

Following a bus tour of the study area, stakeholders and local residents were The key topographical features are identified in Figure 4.1 and include: asked about their impressions of Walsall when viewed from the A454 and A461 roads: • The Barr Ridge (1). This ridge stretches from Great Barr Park in the south to Browhills in the north. At its highest point, Barr Beacon stands at • “Walsall is dirty”. Rubbish is an issue for towns and cities throughout the approximately 230 metres above sea level, some 100 metres higher than country. However, Walsall has more than its fair share of this problem. the majority of the surrounding land. Both the A454 and the A461 traverse Rubbish hot spots are mainly located to the east of Walsall town centre, and the ridge. At the crest of the hill in Walsall Wood (A461), distant views can in particular in the verges of The Keyway, at junctions off The Black Country be enjoyed of Lichfield to the north and Walsall to the south. Aldridge is Route and on the verges and landscaped areas of Junctions 9 and 10, also located on the ridge, at the point where it dips down a little before rising creating an instant bad impression at these major gateways to the borough; towards Barr Beacon. This makes it the logical point for crossing the ridge on • “Walsall is dark and grey”. Architecture of buildings, public works and the east-west route from Sutton Coldfield to Walsall; structures are generally dirty and colourless; • Church Hill in Walsall town centre (2) rises steeply from the high streets to a • “Walsall is run down”. Derelict sites, boarded up buildings, vacant land narrow summit some 30 metres above the rest of the town centre; reserved for future infrastructure works and “out-of-date-looking” industries • River Tame (3). The river remain large hidden in the modern urban are dotted around the road corridors (with exception of the A454 Aldridge landscape. The river valley and its tributaries form the lowest points in the Road). All of this gives an impression of decay and lack of investment; study area; • “Walsall has no pride of place”. This issue is closely related to the above two • The Rushall (4a), Walsall (4b) and Wyrley & Essington Canals (4c). The points and exacerbated by the fact that buildings or sites that are worth being Rushall Canal runs in north-southerly direction just west of the Barr Ridge. proud of (temples, mosque, churches, art gallery, Arboretum) are hidden from The A461 crosses the canal at the southern edge of Walsall Wood. The view by inappropriately place billboards, low quality boundary treatment, low bridge offers passers-by a glimpse of the canal and industrial / vacant land on quality neighbouring development (i.e. Crown Retail Park adjacent to Art either side. The A454 crosses the canal west of Aldridge amidst an extensive Gallery and future Waterfront Development) or are in a poor state of repair. stretch of Green Belt land. The Walsall Canal is crossed at the point where Overall, the environment gives an impression that Walsall has no pride in, or the A454 and A461 meet Walsall’s ring road (Pleck Road / Wolverhampton looks after what it has achieved; Road junction). This part of the canal forms the focus of much of the town’s • “Walsall lacks identity”. Walsall does not have (enough) landmark buildings regeneration initiatives; or features which can help to strengthen its identity and put a strong image on • A series of quarries (clay and gravel pits (5)) between Aldridge, Rushall, people’s mental map. High rise development is generally of poor quality and Shelfield and Walsall Wood. Some are now restored and publicly accessible; scattered throughout the borough. Viewed from a distance there is nothing • To the west of Walsall, the topography of the A454 road corridor is relatively to say “there is Walsall town centre, the economic heart of the borough”. flat. The land on either side of the road corridor rises gently to the historic The local communities in Walsall do feel strongly about their history and centres of Willenhall to the north and Darlaston to the south. identity, but lack the physical features for passers-by to recognise individual settlements.

16 Colin Buchanan | Walsall A454 & A461 Urban Design Framework <110m above sea level 4.3 Historic development 110-130m above sea level Walsall Metropolitan Borough was formed in 1974, and brought together the six 130-150m above sea level communities of Aldridge, Brownhills, Bloxwich, Darlaston, Walsall and Willenhall 150-180m above sea level under the control of one local authority. Although distinct, the histories of these >180m above sea level places are often interwoven, having been affected by common trends and events.

River / canal These have been set out in further detail in Appendix C.

Figure 4.2 illustrates the main infrastructure and key settlements around 1884. The Walsall metropolitan area as we know today is easy to recognise from this image. The main towns and settlements, railway, canal and road corridors, with exception of the town centre ring road, M6 motorway and Black Country Route were already established. A number of railway lines have since been dismantled, but are easy to trace back in the existing landscape. It explains for instance the green corridor that cuts through Walsall Wood just north of the high street shopping parade.

Built up area 2006

Non built up area 2006

Built up area 1884

Road corridor 1884

Rail corridor 1884

River / canal

Figure 4.2 The Walsall Metropolitan Area in 1884 Figure 4.1 Topography and landscape

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 17 4.4 The corridors now <110m above sea level 110-130m above sea level The A454 and the A461 road corridors incorporate a range of places with a wide 130-150m above sea level variety of character and condition. Figures 4.3 to 4.14 analyse some of the key characteristics that determine the identity of the urban environment. 150-180m above sea level >180m above sea level Strategic views River / canal Strategic views

Figure 4.3 illustrates the key strategic views that can be obtained when travelling on the A461 and A454 road corridors.

On the A461(north), the Barr Ridge affords extensive views from Walsall Wood down to Lichﬁeld (north) and Walsall. From here, it is apparent that Walsall has no distinctive skyline and it is hard to orientate oneself and locate the town centre. From the A454 (east) the ridge affords attractive long distance views across the Black Country.

Despite its elevated position St Matthew’s Church remains surprisingly invisible upon approach of Walsall town centre. This is due to high rise development in its immediate surroundings. Old churches in Wednesbury and Darlaston are highly visible from the Keyway / Pleck Road respectively, as they are situated directly in line with these (historic) routes. Rushall Church is a local focal point, visible from A454.

Although the topography of the A454 corridor to the west of Walsall town centre is relatively ﬂat, the Black Country Route rises and falls as it passes over and under a series of cross roads, affording some long distance views to the surrounding urban area.

There are a number of high rise blocks located throughout the borough. These form visual focal points, but because their location does not generally correspond to the location of town and districts centres, they hinder, rather than aid orientation.

Figures 4.4 to 4.7 represent linear sections of the road corridors and illustrate the rises and falls on the approach of Walsall town centre from borough boundary to the north (A461- Lichﬁeld Road), east (A454 Aldridge Road), south (A461 Pleck Road) and west (A454 Keyway / Black Country Route). The dotted lines represent build up areas where development faces the roads.

18 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Figure 4.4 Section along the A454 road corridor from Portobello roundabout (left) to Arboretum roundabout (right)

Figure 4.5 Section along the A461 road corridor from Wolverhampton Road / Pleck Road junction (left) to Junction 9, M6 (right)

Figure 4.6 Section along the A461 road corridor from Arboretum roundabout (left) to Shire Oak (right)

Figure 4.7 Section along the A454 road corridor from Arboretum roundabout (left) to A454 / A452 junction (right)

Figure 4.3 Strategic views Colin Buchanan | Walsall A454 & A461 Urban Design Framework 19 Communities

Figure 4.8 illustrates that communities to the east of the M6, including Pleck, The Butts, Rushall, Shelﬁ eld, Walsall Wood and Aldridge are bisected by the Built up area

A461 and A454 corridor. Heavy trafﬁ c ﬂ ows, large expanses of tarmac, limited Non built up area pedestrian crossing facilities and, in particular at Aldridge, a road environment River / canal that lacks human scale, dominates the local environment and impedes on the accessibility of local facilities. Community

West of the M6 the A454 road corridor is situated in an employment zone between the districts of Willenhall and Darlaston. Therefore there are no major local access issues. However links between the two district centres are poor.

Figure 4.8 Communities

20 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Community hubs

As illustrated in Figure 4.9 the local centres of communities on the A461 (north) are focused around the road corridor, introducing confl icting demands on Built up area the centres as a “place” that needs to provide local access and an attractive Non built up area pedestrian environment, and a “link” that needs to accommodate large volumes River / canal of through traffi c. Community hub In Walsall town centre the barrier working of the ring road impedes access to facilities in the north of the town centre, including the Leather Museum. Plans for the regeneration of the town centre, including the offi ce quarter and business / learning zone seek town centre development to make the “jump” across the ring road.

The Pleck Road forms a barrier between the residential communities to the west and Walsall town centre and local shopping and employment facilities to the east.

The A454 west of the M6 does not cut through local centres. Because of its high accessibility by car, it has become an attractive location for “out-of-town” retail development, such as the Keyway Retail Park.

In Aldridge, the A454 bypasses the town’s shopping centre.

Figure 4.9 Community hub / local / district / main centre

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 21 Employment

There are number of employment sites located in the road corridors, as indicated in Figure 4.10. Some of these developments include small scale, low grade Built up area

industrial sites, such as the Barons Court Trading Estate just south of Walsall Non built up area Wood and the Pleck Road Business Park and Manor Industrial Estate between River / canal the canal and Pleck Road. Employment area The Walsall Enterprise Park at Aldridge Airport is designated as a ‘best quality site’ in the Walsall UDP.

At Junction 10 (M6) a modern ofﬁ ce development is currently under construction (Tempus 10). To the west of the M6, large scale industrial uses are located on either site of the A454. Currently, these sites do not have direct access from the main road. However there are proposals to provide a direct access to the Longacre, Westacre and Willenhall Trading Estates from The Keyway.

Figure 4.10 Employment areas

22 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Public open space

Figure 4.11 illustrates that to the north and east of Walsall town centre there are large areas of public and private open space, whereas to the south and west there is very little. Within the broad triangle formed by Brownhills, Walsall Built up area town centre and Aldridge - The Forest of Mercia - there are publicly accessible Non built up area woodlands, urban parks, a canal corridor, numerous public footpaths, a sailing River / canal lake, two nature reserves, a large common and a (private) golf course. There are also proposals to provide mooring and associated facilities at Longwood Public open space Canal Basin. The Arboretum, on the edge of Walsall town centre forms a key Private open space link between the town and the very attractive and varied countryside beyond. Although the Forest of Mercia is bisected by the A461 and A454, access to its variety of attractions is via secondary roads and residential streets.

Figure 4.11 Open spaces

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 23 Active frontages

An active frontage environment (windows overlooking the street, doors and shop fronts opening up onto the pavement) is a vital element in creating streets that Built up area

are safe, secure and enjoyable to walk through. In town and city centres the Non built up area quality of the frontage environment may also be perceived to be an indication of the quality and vitality of shops and facilities that lie behind the road corridors. River / canal Medium-high activity

As illustrated in Figure 4.12, there are long sections with very little or no activity Medium - low activity on the A454 and A461 corridors. This includes areas where, due to their Low activity proximity to a town or district centre, a high intensity of activity may be expected, such as the areas around Aldridge town centre and Walsall town centre (the ring No activity road).

Figure 4.12 Frontages

24 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Nodes

The A454 and A461 road corridors intersect a number of important road, canal and green corridors (Figure 4.13). At several road intersections there are issues Built up area with regard to legibility – it is not always clear what is the route to Walsall town Non built up area centre. River / canal

On the A461 Lichﬁeld Road, large expanses of tarmac and trafﬁc management Road junction clutter dominate community and townscape features such as shops, pubs and Canal crossing churches which are focused around these cross roads. Green link

Canal corridors and green corridors remain largely invisible, hidden behind high bridge parapets or dense vegetation.

Figure 4.13 Nodes

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 25 Buildings / structures of note

Throughout the study area, there are “landmark” buildings and structures that help to orientate oneself. These have been identiﬁed in Figure 4.14. On the Built up area

A461 Lichﬁeld Road, this includes churches and pubs, as well a canal bridges Non built up area and a railway viaduct. On the A454 Aldridge Road this includes a cluster of River / canal listed buildings on The Croft and a series of large roundabouts. Within Walsall town centre there are a number churches as well as several attractive Victorian Landmark building / structure buildings, including the Smiths Flour Mill and Walsall Leather Museum and a * Gateway mosque. The setting of these buildings is very poor. On the Pleck Road there is the Manor Hospital, a Sikh temple and canal crossing, as well as Junction 9 viaduct.

Between the Walsall Canal Junction locks and Junction 10, the African Caribbean Community Centre is the only building of merit. It is in a very poor state of repair. On the Keyway and Black Country Route the orientation points are formed by viaducts, junctions and roundabouts, including Junction 10.

Throughout Walsall there are clusters of high rise development. Although not situated in the road corridors (with exception of the Oxford Street estate which is due to be demolished), they have an impact on views from the corridor. However, because the buildings are scattered throughout the borough, rather than concentrated in town or districts centres, they do not help orientation and wayﬁnding.

Figure 4.14 Landmarks and gateways

26 Colin Buchanan | Walsall A454 & A461 Urban Design Framework 4.5 Urban form and landscaping The Keyway & Black Country Route

This includes a dual carriageway without a frontage environment. The primary As well as the topography and land uses, the profile of the road corridors (i.e. role of the road is to accommodate through-traffic to the exclusion of all other the height, scale and positioning of development in relation to the width of the uses. The communities of Willenhall and Darlaston are located on either side of road) and quality and type of hard and soft landscaping of the corridors varies the corridor, but they are large invisible, hidden behind earthworks, landscaping considerably thoughout the study area. and large scale industrial buildings. The corridor and communities are linked by means of a series of grade separated junctions and bridges. Nevertheless, the Figure 4.16 to 4.37 illustrate the varied road profiles and types of hard and soft level of segregation is severe, in particular because of large scale employment landscaping that can be found in the study area. Figure 4.15 indicates where and industrial uses that are located between the corridor and residential the cross sections are taken. The sections and images are grouped to create a communities. representative picture of a particular stretch of road corridor. Key features include:

• Portobello roundabout, gateway location to Walsall MBC and Willenhall. The Wolverhampton side of the roundabout is due to be redeveloped for housing of a strong urban character that address the road in a positive manner; • View to All Saint Church, xxx when driving towards Walsall on the Keyway; • Bilston Road viaduct; • Keyway / Black Country Route junction – exit / entrance from Black Country Route; • Proposed Darlaston Distribution Centre to the south of Black Country Route • M6 J10: Gateway to Walsall and the Black Country – proposed location of Black Country “beacon of light”.

Key issues in this area relate to wayﬁnding, identity and severance. Lack of physical and limited visual connection to the hinterland makes this section of the A454 a “could be anywhere” environment. Opportunities to promote this section of the road as the gateway to the Black Country, as well as represent the Willenhall and Darlaston communities should be explored. Opportunities to enhance the links between the communities should also be reviewed.

Key tools to address issues identiﬁed above are likely to include: • Enhance existing views / vistas to local landmarks; • Introduce new vistas / local landmarks; • Public art at gateways, viaducts, road cuttings etc; • Improved landscaping on The Keyway to match Black Country Route; • Redevelopment and /or environmental enhancement in industrial zones /no- mans land between the communities and either side of the road.

Figure 4.16 Location of cross sections

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 27 Fig 4.17 Section 1 - The Keyway with dark, indistinct landscaping inappropriate for an urban route

Fig 4.18 Section 2 - The Black Country Route offers extensive views across the borough from elevated sections of the road

Fig 4.19 Images from Tyhe Keyway and Black Country Route

28 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Wolverhampton Road

Wolverhampton Road, from the junction with the M6 to the point where it meets the ring road at Pleck Road is a very wide and exposed section of the corridor, with low level (predominantly 2-storey) development out of proportion to the scale of the road. The role as carrier of through-traffic dominates, with relative little pedestrian activity or active frontage in the corridor. However two communities straddle the road and their demand on the corridor with regard to (cross-)movement and economic activity should be considered. Low-grade industrial uses, poor quality housing and poor quality hard and soft landscaping gives an overall impression of economic, social and environmental decline and exacerbates the sense of severance caused by heavy traffic flows.

This should be the ambassadorial route into Walsall town centre and is critical to people’s ﬁrst impressions. Drastic measures are required to reverse the sense of decline and transform this section of the roadway into a gateway worthy of a town centre that aspires, and is working hard to become a leading Black Country town.

Key tools to address the issues identiﬁed above are likely to include:

• Major redevelopment of existing residential development. Particular short / medium term opportunities include the scrap yard site near J10 and the potential Neighbourhood Renewal Area at the eastern section of the character area; • Hard and soft landscaping (on a large scale).

Fig 4.20 Section 3 - Low density, “suburban” development along the Wolverhampton Road is inappropriate for this gateway route into Walsall

Fig 4.21 Images from Wolverhampton Road

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 29 Bescot Road / Pleck Road The key issues in this stretch of road relate to image and severance. The quality of the buildings, in particular to the east of the road is poor. Walsall Canal runs Walsall town centre is not signposted from M6 Junction 9. Traffic approaching parallel to the route but visual and physical links are very poor. The busy road from the north or south gets directed to junctions 10 and 7 respectively. As has few pedestrian crossing facilities and this, as well as the poor environment such the entrance to the town from Junction 9 may be considered somewhat and some inappropriate land uses creates a significant barrier between the city as the “back door” to Walsall: not officially signposted, but popular and busy centre and the communities to the west. Key tools to address these issues nonetheless, both with local and motorway traffic. It also forms part of Walsall include: ring road. • Redevelopment, including new buildings that address and “frame” the road; The southern part of the route is predominantly residential, with homes fronting • Improved hard and soft landscaping; both sides of the road. North of the canal crossing the east (city) side of the • Creating more pedestrian friendly environment, including improved pedestrian road becomes predominantly commercial in use, including a mixture of car show crossing facilities and treatments at key junctions and potential carriageway rooms, and small scale industrial uses. To the west is Manor Hospital, which is narrowing and/or introduction of parking bays to form protective zone between due for redevelopment. pavement and carriageway.

Key features of this section of the corridor include:

• Junction 9 M6; • Ring road junction – this is due to be redesigned as part of the red route proposals; • Oxford Street estate – high rise residential tower blocks: these are due for demolition / redevelopment; • Darlaston / Wednesbury Road junction – an important route into the town centre for vehicles and pedestrians; • Sikh Temple; • Walsall Canal crossing; • Manor Hospital; • Ida Road /Rollingmill Street junction - pedestrian route into town centre for local communities: subject to junction improvements • Moat Street/Bridgeman Street junction – pedestrian route into town centre for local communities: subject to junction improvements • Pleck Road / Wolverhampton Road (A454) junction – gateway to Walsall town centre. Fig 4.22 Section 4 - Mixture of dwelling types and regular green set backs give Pleck Road a potential attractive “village” character • Preferred route for potential future Midland Metro (tram)

Fig 4.23 Images from Bescot Road and Pleck Road

30 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The ring road

The A454 and A461 road corridors overlap in this area to form the northern section of Walsall’s ring road. This area has been subject to a large number of studies and strategies, including the Town Centre Transport Plan and the WRC regeneration proposals. The area lacks an overriding identity or structure, but instead combines a large variety of land uses and development forms. The dominating image, however, is one of blight. This is due to the large number of surface level car parks, unused land and advertising hoardings.

With the pending implementation of the long-standing road improvement proposals, the uncertainty that has dodged development in this area will come to an end, and the road corridor can be re-integrated in Walsall’s urban structure reducing the impact of severance caused by the high trafﬁc ﬂows. The key tools to achieve this will include:

• Development: The Walsall URC envisages the Littleton Street / Blue Lane to become Walsall’s town centre primary ofﬁce location. The URC further proposes a ‘Business, Learning and Retail Campus’, focused on the redeveloped Walsall College of Arts & Technology and straddling the road corridor. Although it anticipated that the WRC will deal with this area in further detail the impact of future development on the strategic corridors will need to be considered. For example, the potential to introduce high buildings in this area to create a distinctive Walsall skyline should be considered. • Hard and soft landscaping. The TCTP Landscape Strategy and Masterplan (2002) and Strategic Public Realm & Landscape Framework (2005) set out strategies for hard and soft landscaping in the corridor.

Fig 4.24 Section 5 - The Ring Road lacks high density development edges to lend it an appropriate urban character

Fig 4.25 Images from the ring road

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 31 Lichfield Street / Lichfield Road (A461) • Methodist Church / Mellish Roundabout. This church occupies a prominent position at the A461 and A454 junction and forms a very important landmark The A461 Lichfield Road forms a fairly traditional approach to an urban centre. on the routes. The church is in a poor state of repair and the highway clutter It consists of series small-ish communities which have been developed around associated with the junction compromises its gateway setting; the road corridor. The dominant land use is residential with some commercial • View of Walsall town centre (when coming down the hill in front of the properties located at the centre of the various communities. There is an almost Arboretum); continuous active frontage. Unlike many other towns and cities in the UK, • The Arboretum, a key feature of Walsall Borough and important link to in Walsall the communities have remained physically separated by areas of the surrounding countryside. As identified in a number of studies, the link agricultural land. Most of this land is now designated as Green Belt and thus between the Arboretum and the town centre need to be improved. safeguarded from further development. Although the sections of open land fronting on the A461 are only short, they make an important contribution to Key issues in this section of the road corridor is to manage the conflicting the way the individual communities of Rushall, Shelfield and Walsall Woods demands on the road corridor from through-traffic and local community uses are experienced and identified. This section is most typical of the wider Black (living, shopping, moving etc) in the local centres and to enhance the access and Country which has been described as “an endless village”. profile of the surrounding countryside. The road is wide and pedestrian crossing facilities are very limited. Currently the design on the road is fairly autonomous; Key features of this section include: the design (hard and soft landscaping) does not respond to the changes in the local environment. This is to detriment of the local communities, for who traffic • Alternating pattern of open space, development, open space as described causes severance, noise and air pollution, but also to people moving through the above; corridor as they can not experience the varied landscape that characterises the • Views from the crest of the Barr Ridge at Walsall Wood (near Shire Oak Walsall Borough. School); • Street Corner local centre; Key tools to address these issues include: • Oak Park green corridor; • Walsall Wood church; • Hard and soft landscaping (road profile, boundary treatments etc) to • Walsall Wood High Street; strengthen the difference between urban land and countryside; • Rushall Canal crossing; • Exploiting existing features (as listed above) – i.e. enhance existing • Lime pits between Shelfield and Walsall Wood, including the Swag and landmarks, improving and “framing views” , improving physical and visual Aldridge Sailing Club; access to important features (Arboretum); • Shelfield local centre, focused on the junction with Mill Road; • Calm traffic in local centre and raise the profile of pedestrians and other local • Lime Pitts nature reserve (not directly accessible from road corridor); users, potentially by introducing 20mph zones; • Rushall local centre, focused on the junction with Pelsall Road; • Redevelopment to improve road frontage and create better links with the • Railway viaduct (Aldridge branch); hinterland; • Rushall Church and Rshall Hall set back from the road but commanding an • Introducing new uses / destinations to strengthen position of local centres elevated position; (i.e. new shops and facilities) and strengthen the link with the countryside (i.e. urban park).

Fig 4.32 Images of the Lichﬁled Road and Lichﬁeld Street

32 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Fig 4.26 Section 6 - Spacious pavements in Walsall Wood could accommodate on-street parking Fig 4.29 Section 9 - Extremely wide carriageway in Rushall (six lanes)

Fig 4.27 Section 7 - Lack of views to open countryside due to indistinct verge planting Fig 4.30 Section 10 - Another example of indistinct verge planting

Fig 4.28 Section 8 - Trhrough traffic dominates the Shelfield environment Fig 4.31 Section 11 - Mature trees and gardens lend final approach into Walsall and attractive “park-like” character

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 33 Aldridge Road (A454)

The Aldridge Road cuts through a large area of open countryside, in the midst reducing the severance caused by the by-pass, and raising the proﬁle and of which sits Aldridge. It forms an attractive approach into Walsall, as Aldridge accessibility on the countryside and public open spaces. Possible tools to appears to be economically and socially prosperous. However, the appearance address these issues would include: of the Aldridge by-pass and adjacent development gives a relative poor impression of this historic town, and sits at odds with the attractive development • Hard and soft landscaping in the road corridor; of the Croft and St Mary’s Church immediately east of the town centre. • Development of the land adjacent the ring road to create a more attractive development frontage Key features of this section include: • Increasing number of car parks / lay bys and access routes to country parks and open spaces. • The double mini-roundabout at the borough boundary. However, Aldridge itself form a more natural “gateway” to the borough. • St Mary’s Church and Aldridge Green • Aldridge District Centre Fig 4.33 Section 12 - Countryside outside Aldridge • Anchor Meadow sports ground • Bostly Lane local shops – gateway to Aldridge • Aldridge Airport • View of Walsall town centre • View of Rushall Church • Walsall Enterprise Park • Hay Head Wood nature reserve • Rushall Canal crossing / Longwood basin • Caldersﬁeld Golf Course • Methodist Church / Mellish Roundabout

Key issues for this road are simliar to those of one the Lichﬁeld Road and include the representation of Aldridge district centre on the road corridor,

Fig 4.34 Section 13 - pedestrian unfriendly environment on the A454 Aldridge bypass

Fig 4.37 Images of the A454 - Aldridge Road

34 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Fig 4.35 Section 14 - Green dual carriageway into Walsall

Fig 4.36 Section 15 - Mature trees lend the ﬁnal approach an attractive “park-like” character

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 35 0The Vision5 5.1 The vision

Discussions with key stakeholders and local people during the “Get on Board” event gave a clear picture of what aspects of the Walsall borough people take pride in:

• A borough that is ambitious and forward-looking, invests heavily in the future and puts high quality, contemporary design at the top of the regeneration agenda; • A green borough that offers a wealth of open space and recreational facilities at a stone’s through from an attractive and bustling town centre; • A borough of cultural diversity incorporating a wide variety of established communities with a strong sense of identity.

We feel that these qualities should charcaterise the “view from the road”, so that everyone travelling along the A461 and A454 gets the best possible impression of the borough. As well as enhancing the journey of existing residents and employees in the borough, a high quality image is critical to attracting new residents, employees, visitors, students and investors to Walsall, who will help to regenerate the borough to the beneﬁt of all. These “image-enhancing” measures should respect and respond to the aspirations of the communities already living and trading in the corridors, as they form an essential part of what makes Walsall unique.

We therefore deﬁne the vision for the A454 and A461 corridors as follows:

A journey experience through a varied urban “ landscape that displays what makes Walsall a great place to live, work, study and play: A borough that is ambitious and forward-looking; a green borough with easy access to attractive countryside; and a welcoming home to a wide variety of communities with a great sense of pride and individuality. ”

Figure 5.1 A view from the road: Celebrating what is great about Walsall

36 Colin Buchanan | Walsall A454 & A461 Urban Design Framework 5.2 The Urban Design Framework 5.3 Inter-relation of themes

The themes set out above are strongly inter-related. For example, proposals The purpose of the Urban Design Framework is to realise this vision. This will to widen pavements in a local centre on the A461 will serve to “strengthen achieved through the implementation of some 50 physical improvements projects communities” but also help to create a distinctive place within the road corridor. throughout the road corridors. This will include the introduction of soft and hard Similarly, the development of new buildings in the road corridors will often go landscaping, public art and lighting as well as the redevelopment of sites and the hand in hand (or be preceded by) investments in the public spaces surrounding introduction of (local) access improvements. it.

The projects will all conform to a series of design principles which are set out in Figure 5.2 illustrates the structure of the Urban Design Framework and the inter- further detail in Chapter 6 under the following headings: relationship between the vision, themes and projects.

Theme 1 – Building distinctive places The road corridor environments generally lack distinction, are “could be anywhere places” and rarely contribute to achieving a sense of excitement and anticipation that is desirable upon the approach of a major urban centre such as Walsall. Theme 1 – “Building distinctive places” is about creating a sequence of attractive views and spaces through the redevelopment of buildings and sites that are considered inappropriate to their location in either form and/or function.

Theme 2- Presentation of the borough Theme 2 – “Presentation of the borough” is about enhancing the public domain through art, lighting and hard and soft landscaping, thus presenting a positive image of Walsall. This will not only beneﬁt existing residents and commuters, but also be critical in gaining interest from investors and achieving the high quality redevelopment of sites as envisaged under Theme 1.

Theme 3 – Strengthening communities The unique identity and pride of the various established communities within the road corridors was a quality frequently raised during discussions with stakeholders and local residents. Theme 3 – “Strengthening communities” sets out strategies that serve to strengthen local identity and deal with local access issues that arise from living, working and trading within a busy road corridor environment.

Figure 5.2 The structure of the Urban Design Framework

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 37 0Key themes6 and design principles 6.1 Theme 1 – Building distinctive places The development opportunity sites

We have identified a range of development opportunities along the road Introduction corridors which, by virtue of size and location will have a varying impact on the regeneration of the surrounding area. We recognise that these sites offer the The Walsall Regeneration Company ambitious programme for the regeneration opportunity to transform Walsall’s image through their development, ranging from of the borough is driven by an extensive investment and step-change of its a clear gateway definition to a step change in the overall character of the road main centre – Walsall town centre. The A454 and A461 road corridors from two corridor. A full description of the sites is included in Appendix D. of the main gateways to Walsall town centre. Dramatic improvements to the approaches of the town centre are needed, not only to improve the lives of those In order to establish a framework for development sites, we have identified a living and trading in the corridors (as explored in Theme 3), but also to change categorisation of sites depending on the impact their development may have, the perception of Walsall and attract investment to the benefit of all. both on the urban form of the corridors and the supply of space in Walsall. This includes: The Urban Design Framework seeks to make travelling to and from Walsall town centre a much more pleasurable and memorable experience. Theme 1 • Gateway sites – “Building distinctive places” sets about realising this ambition by creating a • Sites of Influence sequence of attractive views and spaces through the redevelopment of buildings • Piecemeal sites and sites that are inappropriate in either form or function to their location. For example, this could include: The characteristics of each are explained in more detail below.

• Architecturally very unattractive buildings (“eyesores”) on a high visible Gateway Sites “gateway” site – for example the scrap yard site adjacent J10 of the motorway Gateway Sites have been identified along the road corridors located at the • Terraced housing with its front door opening directly onto narrow pavement vantage points such as the entrances to Walsall or at the key strategic junctions. of a (now) very busy road – for example terraced housing on Wolverhampton Gateway Sites are priority sites for redevelopment due to their impact on the Road image, legibility, signposting and identity of the borough. The sites could provide • Buildings that turn their back to the road – for example industrial units on The important development opportunities which can include landmark buildings and Keyway clear design statements to distinguish the borough and the character areas within • Vacant sites and derelict buildings – for example the timber yard in Rushall it. • Industrial buildings that make poor neighbours for a changing (i.e. increasingly residential) area – for example Manor Industrial Estate, Sites of Influence neighbour of the future Waterfront development. These sites are larger sites that offer significant development opportunities along the road corridors but are not considered gateway sites in terms of their location. We would like to see the redevelopment of these sites. To ensure that the new By their very size alone, their redevelopment will still achieve a transformational development is of a good quality and appropriate in its form and function to its change to the road corridors. They will also offer the opportunity for a significant location and the wider objectives for the design of the road corridors we have set visual impact both along the road corridors but also on the Walsall skyline. These out a series of principles to guide its design. These include: sites include the Office Corridor proposals by the WRC for the town centre. In addition, the quantum of development which can be released on these sites • Creating a sense of arrival allows for a range and mix of uses to be developed and perhaps the introduction • Developing the Walsall skyline of new “pioneer” uses. • Responding to local character Piecemeal Sites Following identification of the development opportuntiy sites, we have set out the These are smaller sites of less than 1 hectare and provide small scale guiding design principles in further detail. development opportunities due to their either being vacant, boarded up sites or being properties that are in poor condition and no longer viable in terms of their current use. These sites have the potential to consolidate improvements in the longer term.

The Gateway Sites, Sites of Influence and Piecemeal sites are identified in Figure 6.1. Specific proposals for each of the sites are set out in further detail in Chapter 7.

38 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Built up area Gateway sites

Non built up area 1. Assa Abloy, Portobello Roundabout 2. Scrapyard site, J10 Gateway sites 3. Former dairy and surrounding sites, wolverhampton Sites of influence Road Piecemeal sites 4. Forrester Road site, Pleck Road 5. Smiths Flour Mill, Wolverhampton Street 6. Methodist Church, Mellish roundabout 7. Somerﬁeld site, Streets Corner 8. Shire Oak site, Chester Street 9. High Street site, Aldridge bypass

Sites of Inﬂuence 10. Keyway Industrail sites 11. Darlaston Employment Area 12. Forrester Street Precinct (Star Flats) 13. Oxford Street Flats 14. Rollingmill Street junction sites 15. Pleck Business Park and Manor Industrial Estate 16. Playing Field Site, Blue Lane West 17. Ofﬁce Corridor including: - Police Station & Magistrates Court - WALCAT & vacant site, Littleton Street West - Bate Street/Day Street car parks - Hatherton Street/Littleton Street West - Vacant site, Teddersley Street - Littleton Arms/Council car park, Littleton Street - Jabez Cliff site, Lower Forster Street 18. Travis Parkins site 19. Walsall Wood village entrance

Piecemeal sites 20. Bescot Hotel 21. Walton Homes site corner of Bescot Road/Slaney Rd 22. Timber yard, Rushall 23. Shelﬁeld Sites 24. Library at Walsall Wood

Figure 6.1 Location of Gateway Sites, Sites of Inﬂuence and Piecemeal Sites

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 39 Creating a sense of arrival Developing the Walsall skyline

Instead of travelling through a series of indistinctive “could be anywhere” places As well as creating an attractive sequence of spaces through the redevelopment and stumbling upon the town centre, we would like the character of the road of sites along the road corridors, the introduction of exciting long distance views corridor environment to change and become increasingly busy, dense and will enhance the journey into Walsall and aid orientation and wayfinding. “urban” in character upon the approach of the town, thus heightening the sense of arrival. For example when one would enter the borough from Lichfield the Currently the skyline of Walsall is indistinct, composed of a scattering of environment is quite rural and suburban, with just a few local shops and activities unattractive high rise buildings. There is an opportunity to create a new and in the village centres. Upon approach of Walsall town centre, the buildings memorable panorama on the horizon, to be seen from the main approaches to increase in height and the road corridor becomes more and more enclosed. the borough, including the A454, A461 and M6. There will also be more people in the streets and a bigger range of activities on offer (shops, services, facilities, offices etc). Near the very centre of Walsall the We propose to concentrating high quality high rise development in two areas in character of the road will have become very urban - buildings are high, streets the borough lending Walsall a new and modern image and identity. These areas are fully enclosed and there are lots of people in the street. Even if you are are identified in Figure 6.2 and include: stranger to the area, you would immediately know that you have arrived at the heart of the of the borough. This concept is illustrated in Figure 6.2. • The northern section of the ring road (designated as Walsall’s future office corridor). This will serve to give a clear indication of the location of the town Built up area In Chapter 4 we explored the existing development patterns, urban forms and centre. building styles within the study area. In some stretches of the road corridors Non built up area • Junction 10 - M6. This will serve to create a clear landmark associated with the character of development is an inherently positive one that contributes to Suburban Walsall for the millions of vehicles passing the town each year. It will also

the creation of an attractive approach to the town centre as set out above. For Medium density urban ensure the Walsall junction will no longer just be known as “Junction 10”, but example the development pattern (alternating between build up areas and green instead as the turning with the “tall red building” or “green pointy building” etc, High density urban belt land) as well as the form and density of development to the north and east of putting Walsall ﬁrmly on people’s metal map. Walsall are what might be expected from an approach to a town or city. In these areas the UDF would seek to strengthen and enhance the existing urban form. However, in other parts of the study area, in particular on the ring road and at the Wolverhampton Road, the form of development is completely inappropriate to its location. The bright pink in Figure 6.2 indentiﬁes the area immediately adjacent the core of Walsall town centre. Following the pattern as set out above, it should appear dense and busy, with a strong urban character. Yet in reality the area is dominated by low density housing, vacant plots and surface car parking. Here considerable change is needed to create an attractive and appropriate approach of the town centre and realise the enviaged “sense of arrival”.

Figure 6.2 Creating a sense of arrival

40 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Built up area

Non built up area Case Study: Rotterdam skyline

Areas of high rise development

Strategic views of Walsall skyline

Cities across the world, including Seattle, Chigago and Toronto, but also smaller European cities such as Rotterdam in The Netherlands have introduced taller and unusual shaped buildings to develop a distinctive skyline and are using this newfound identitfy as a powerful marketing tool. For further information on the development of the skylines in medium sized Dutch cities visit www.skylinecity.info

In the last 20 years Rotterdam has developed its skyline by introducing distinctive buildings and structures on its waterfront. That buildings do not have to be tall to contribute to a distinctive skyline, is demonstated by the “Cubic Houses” and Blaak Station.

Figure 6.3 Developing the Walsall skyline

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 41 Responding to local character Built up area Non built up area The architecture, urban design and public realm works of the redevelopment One - Black Country Gateway opportunity sites, and the Gateway Sites and Sites of Inﬂ uence in particular, will play be critical in achieving a sequence of distinctive views and places that Two - Walsall Gateway will create a positive image of the borough and heighten the sense of arrival at Three - Urban Village

Walsall town centre as set out above. Four - Central Boulevard

Five - Walsall Urban Park (with communities) Building on the existing characteristics, issues and opportunities within the road corridor as explored in Chapter 4, combined with the vision for an ever increasingly “dense and urban character” as explored above, we have identiﬁ ed ﬁ ve character stretches within the study area (Figure 6.4). These include:

• Stretch One - The Black Country Gateway • Stretch Two - The Walsall Gateway • Stretch Three - The Urban Village • Stretch Four - The Central Boulevard • Stretch Five - The Walsall Urban Park

The following sections set out a series of design principles that the development projects within these character stretches should adhere to. The design principles are illustrated by means of typical cross-sections, indicating the height, massing and orientation of buildings within the road corridor These are supported by a selection of reference images illustrating good practice from other places in the UK and abroad.

Figure 6.4 The ﬁ ve character stretches

42 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Black Country Gateway (Keyway & Black Country Route to Junction 10)

Providing access from the wider Black Country as well as Willenhall and Darlaston District Centres this stretch of the road forms an important gateway into the borough and carries large volumes of fast moving trafﬁc. The Keyway in particular gives a very run-down ﬁrst impression of the Walsall borough. Considerable change is needed to make “the Black Country Gateway” a statement of Walsall’s economic prosperity.

Opportunities to create a active development frontage are limited although in the long term, there may be redevelopment opportunities to the north of the Keyway. The redevelopment of the industrial estates could take a variety of forms, depending on the proposed land uses:

• An internal estate road that runs adjacent to The Keyway so that potential new commercial development faces the road; • Introduction of apartment blocks that face the road that have been specially designed to integrate an attractive frontage with noise reducing features. For example apartments with “winter gardens”.

However, for the majority of the route key tools for its transformation will include structural landscaping, bold signage and daring artwork and that can be read “at speed”. An interesting case study includes the A13 Artscape Project in Dagenham and Barking. This has been decribed in further detail in Section 6.2.

Figure 6.6 Images of art and landscaping appropriate to the Black Country gateway Stretch

Figure 6.5 Typical cross-section of The Keyway illustrating a scheme of alterating rows of silver birches and copper beeches on the southern verge

Industrial Estate Landscaped entrances to Two lane dual carriageway with hard Structural landscaping Existing residential with good the industrial estate off the landscaped central reservation frontages facing Keyway the Keyway

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 43 The Walsall Gateway (Wolverhampton Road from Junction 10 to Pleck Road junction)

The Wolverhampton Road’s current urban form of low density housing does not correspond with the UDFs vision for an increasingly dense urban environment that signals the approach of Walsall town centre. There are considerable development opportunities in this stretch of the road. Over time we seek the transformation of this corridor to the ambassadorial route into Walsall town centre. This will include a medium density, formal and green boulevard, predominantly residential in use and character. The new development will face the road to create a (semi) active frontage environment. Issues relating to noise and privacy shall be resolved setting the development back from the road and introducing a small height difference between the road and ground ﬂoor level (i.e. ground ﬂoor =+1.2 metres). To the south, future development shall be set back from the road to create an 8 metre wide formal green strip. This may include a fully segregated cycle path under a formal line of trees.

A high-rise landmark building will be located near Junction 10 to put Walsall on the mental map of millions of drivers who pass this junction every year.

Figure 6.8 Buildings and landscaping appropriate to the Walsall Gateway Stretch

Figure 6.7 Typical cross-section illustrating boulevard development and formal tree p,anting along the Wolverhampton Road

3-5 storey residential development with Two dual lane carriageway with tree lined central Green Two Footpath 3-5 story , predominantly, active frontages facing Wolverhampton reservation strip way residential development Road. Development raised above road cycle level with landscaped front gardens to lane reduce noise level and maintain privacy.

44 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Urban Village (Bescot Road and Pleck Road from Junction 9 to Wolverhamton Road junction)

Earlier described as the “back door” entrance to Walsall, Bescot Road / Pleack Road will continue to look and function as a mixed use corridor of a varied and intricate character. The corridor will be smarted up and become more people orientated by improving pedestrian accessibility and safety and generally creating a more pedestrian friendly environment. Along the route, key intersection, including canal crossings and road junctions will be redesigned to create a series of “nodes” along the route. These will serve to emphasise east-west links and strengthen the identity of the communities that straddle the road (see also Theme 3).

Figure 6.10 Images of buildings and spaces appropriate to the Urban Village Stretch

Figure 6.9 Introducing a human scale on Pleck Road with new development, on-street car parking and (potentially) a tram line

3-5 stories, predominantly Footpath Landscaped Two lane On Tree lined 3-5 stories, predominantly 3-5 stories, predominantly Footpath Tram Two lane carriageway45 On Tree lined 3-5 stories, predominantly residential development, strip carriageway street footpath residential development, with residential development, street footpath residential development, with with landscaped front maintained car landscaped front gardens and with landscaped front car landscaped front gardens and gardens and property for future parking property boundaries (hedges) gardens and property parking property boundaries (hedges) boundaries (hedges) tram boundaries (hedges)

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 45 The Central Boulevard

(Wolverhamtpon Street, Blue Lane West and Littleton Street East and West)

The busiest section of the town centre ring road will be transformed from an indistinct, badly defined and traffic dominated environment to a high density, people friendly urban boulevard. At the core of the transformation are the WRC’s plans for a high density office corridor. This shall take the form of high quality, contemporary high rise development complemented with formal hard and soft landscaping. The new Walsall skyline will be visible and enhance approaches to the town centre from all direction and lend the town a new, progressive identity.

Figure 6.12 Buildings and spaces appropriate to the Central Boulevard Stretch Figure 6.11 Creating a dense urban boulevard on Littleton Street East and West

High rise, predominantly Tree lined, wide Two/three lane dual carriageway with tree lined central reservation Two way Tree lined, High rise, predominantly ofﬁce development footpath with high cycle route wide footpath ofﬁce development quality paving and with high street furniture quality appropriate to town paving centre location and street furniture appropriate to town centre location

46 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Walsall Urban Park (Lichﬁeld Road from Arboretum roundabout to Shire Oak junction (A461) and Aldridge Road from Mellish Roundabout to borough boundary (A454))

This includes both the A461 Lichﬁeld Road and A454 Aldridge Road stretches. The Green Belt land and (new and existing) recreational activities within it will be physically linked, signposted and marketed as The Walsall Urban Park. The A454 and A461 will provide primary access to the Park. The communities and local centres within the area will be physically, visually and commercially linked with the Park. Their identity, environment and accessibility will be enhanced, as set out in further detail in Theme 3.

Figure 6.15 Trafﬁc calming, landscaping and activities appropriate to the Walsall Urban Park Strtech

Figure 6.13 Introducing 20mph zones and on-street parking within local centres in Walsall Urban Park Figure 6.14 Creating visual and physical link with the open countryside in the open stretches between communities

47 Wide footpath Parking 6.5 m two lane Parking Wide Verges landscaped Two lane Car park providing access Verges paved with bays carriageway bays footpath to open up views to carriageway to countryside off the road landscaped high quality paved paved paved with countryside (seeded with corridor to open up materials with high with high high quality wild ﬂowers) views to appropriate quality quality materials countryside for village setts setts appropriate (seeded centre for village with wild centre ﬂowers)

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 47 6.2 Theme 2 – Presentation of the borough

Built up area

Introduction Non built up area

Lighting buildings and structures Chapter 4 set out a number of key issues of the road corridors that have a strongly negative impact to ﬁrst impressions on Walsall: “Walsall is dirty”, “Walsall Gateway lighting

is dark and colourless”, “Walsall is run down”, “Walsall has no pride of place” Problem areas to be enhanced by lighting and “Walsall has no identity” where comments frequently expresses by the local community during the “Get on Board” event.

Many of these comments relate to the way spaces, buildings and structures in the corridors are managed and presented. Theme 2 – Presentation of the borough encompasses a strategy to enhance the public realm in the road corridors in order to:

• Heightening the sense of arrival by introducing gateway features • Making the most of existing and undervalued assets, such as landscape features and historic buildings • Addressing existing eyesores, either by removing, transforming or “softening” them.

Public realm projects may include lighting, art, hard and soft landscaping and signing. All of these should be supported by a comprehensive maintenance regime. An overarching strategy for each has been set out in further detail below.

Lighting

The power of good quality lighting to create atmosphere and to add value and interest to urban areas cannot be understated and is accepted good practice in urban design and management worldwide. The visual quality of the strategic routes through Walsall currently underserves the quality of the offer in the town centre now and in terms of Walsall’s regeneration objectives and projects.

The development of a strong and unique theme for lighting design in the town and on its important routes would create a sense of arrival at a distinct metropolitan area often viewed as an indistinct element of a larger conurbation.

The Strategic Corridors into Walsall are only discernible through the traffic related infrastructure. The importance of these routes to motorists is less legible after dark. The development of specific styles of lighting to mark the routes will assist in wayfinding and help to identify Walsall as a destination.

Good quality lighting will serve to:

• Provide an enhanced sense of place after dark. • Enhance and improve low quality areas • Develop a theme of movement through the use of active lighting of routes and highlighting of key areas and spaces Figure 6.16 Lighting strategy

48 Colin Buchanan | Walsall A454 & A461 Urban Design Framework • Create a sense of welcome Motorway junctions Public art • Create a visual transformation after dark. A great deal of Walsall’s traffic arrivals occur as a result of travel through the • Add significant value without adding significant cost. intersections with the M6 at Junctions 9 and 10. The scale of engineering at The sculpture of the Walsall Miner located at Brownhill is an excellent example of • Further develop existing creative lighting themes. these points of arrival is viewed by the majority of people as being without design the great impact a high quality piece of public art can have on its surroundings. It • Develop creative opportunities for local schools, groups and companies. finesse. Transport infrastructure in this country is generally is practical with little has given the Brownhill’s junction and the wider A34 corridor an instant identity it • Support the local economy. consideration given to its appearance. Lighting can help to overcome these previously lacked. problems and create attractive gateways into the borough. Figure 6.16 shows a number of urban and architectural lighting opportunities The WMBC, through its Arts and Communities Team, is currently progressing linked to long views and key artefacts in the public realm along the strategic Bridges and viaducts the introduction of sculptures that seek to strengthen the identity of local routes. The lighting proposals will be bound by a common theme - “Lights in Hidden routes such as railways and canals may form landmarks and inform us of communities and enhance journeys throughout the borough. This includes a Motion”. Lights in Motion includes lighting elements that interpret movement other modes and routes. Lights in Motion can help to raise awareness of these number of locations in the A454 and A461 road corridors. The UDF supports either actively through colour change and animation, or passively through a unique features. the work of the Arts and Communities Team, both in terms of its outputs and its change in viewing angle when an observer passes the installation. approach, which includes close working relationships with the local community. Floorscape and fences This work should be build upon to introduce public art at: Key target areas for lighting include: Animated floorscapes and animated fences can add value and visual clarity to areas where standard engineering approaches fail. In particular we recommend 1. Major gateways into the borough, including the Walsall / Wolverhampton Route Lighting the animation of the floorscape at the proposed new junction at the Arboretum boundary and Junctions 9 and 10 of the M6; We propose to adapt the existing street lighting to add a visible accent of junction, as well as the fence of Crown Wharf Retail Park. 2. Important secondary gateways, including Pleck Road / Wolverhampton Road colour to arrays of street lighting columns. This will create a clear indication junction and the Mellish roundabout. of the importance of these routes. The use of small LED based strips will Building Lighting add a dynamic effect to a great many light fittings at a very small cost per Definitive architecture helps us to navigate by day, and after dark familiar Since these locations overlap with those identified in the lighting strategy, the post. Also the additions have a low profile and low visibility by day. They will buildings become more important. Lighting key buildings helps us find our way public art and lighting projects should be carefully coordinated. create a dramatic visual transformation of the routes after dark and will be very and if the right buildings are chosen helps to express the town’s history and economical in operation. We estimate the life of the additions to each lamp culture. Architectural lighting opportunities exist all along the routes into and out column to be between 10 and fifteen years. Each column could be modified for a of Walsall. We recommend a partnership campaign to persuade building owners budget of £100.00 including labour, plant and materials. and occupants to illuminate their buildings with potential grant aid for schemes that meet design and quality criteria. The UDF identifies a number of buildings and structures for illumination. A wider assessment of building quality needs to be undertaken to identify further suitable candidates that would add value sustainably to Walsall’s visual character

Energy efficiency Each of the installations described in Chapter 7 has energy efﬁciency, robustness, longevity and cost effectiveness as watch words. In the majority of cases the larger installations use LED based technology which has a long lamp life, very low energy costs and is very robust. The lighting projects use small efﬁcient point sources so that lighting energy can be reduced to an absolute minimum but the overall effect achieved can still be highly creative.

Figure 6.17 Route lighting: Stretches of roads, including for example areas within village centres can be given a distinctive identity by adding a strip of coloured LED’s to existing Figure 6.18 The Brownhills miner is a good example of columns at relative low costs high quality public art

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 49 Hard and soft landscaping The Walsall Gateway Case study: A13 Artscape Project To create the effect of a “green boulevard” we envisage considerable investment The quality and style of the hard and soft landscaping in the road corridors, in the public realm. Footways shall be paved with large (60x90) concrete slabs. including road and pavement surfaces, road verges, boundary walls, hedges, The central reservation of the road shall be lowered to road level and also be tree planting, light columns etc has a strong impact on the character of an area paved with large slabs. Large species of trees, such as Limes or Planes will be and can greatly contribute to creating a sense of place. Earlier in this chapter planted at the centre at regular intervals. To the south of the road we propose (Theme 1), we outlined design guidelines for the redevelopment of buildings to a very spacious grassed verge or “linear park”. This will accommodate further create an attractive sequence of spaces within the road corridor. The choice trees, planted in a formal manner, as well as a segregated footway and possibly of materials for the hard and soft landscaping of the public realm within these cycle path (subject to its strategic fit in the wider network). five character stretches should serve to strengthen the identity of each. Set out below is an initial indication of the materials and style of hard and soft The Urban Village landscaping that should be introduced in each stretches of the corridors. We Like the Walsall Gateway, this stretch of the road will be repaved with large recommend that further design guidance (or design coding) is prepared for each. The transformation of the A13 Artscape Project in Dagenham and Barking concrete flagstones. Trees will be planted where footway widths allow (minimum provides and interesting case study. Nearing its completion stage, the width 3.4 metres). Unlike the Walsall Gateway trees will not be planted in formal The Black Country Gateway A13 Artscape project aims to improve the environment of the congested, lines, but instead used to define special features, views and spaces. On-street As set out under Theme 1, the majority of proposals that seek to transform hostile landscape of the A13 in Barking and Dagenham. Artscape parking will be introduced on one side of the road to strengthen the “village this dull and neglected road corridor will involve public realm works. To create introduces artist designed landscapes, greener verges, cycle way and character” of the area and segregate pedestrians from the busy road. Parking the desired effect we propose an artist coordinated mixture of art, lighting and footpaths, lighting schemes, refurbished subways and landmark features bays shall be defined by the introduction of concrete setts, such as tegula paving. landscape to create a whole new “artscape” experience. that punctuate the route and signify place. This will serve to reduce the visual impact of a large expanse of tarmac and create a more pedestrian friendly character. Chapter 7 - Projects 1,2, 4 and 6 include elements of public realm works that Tom de Paor, lead artist/architect of A13 Artscape defined the vision for includes some ideas of what this may entail. However, a comprehensive the project as “a strategy for the margins and edges of the A13 trunk The Central Boulevard approach as is detailed in the A13 Case study (see blue text box) is road corridor through the London Borough of Barking and Dagenham: to The Walsall Strategic Public Realm and Landscape Strategy set out an approach recommended, both to achieve the best possible physical result, as well as to choreograph serial and individual objects in space and produce a unified for the treatment of the public realm in the future office corridor and puts it in the obtain the large amounts of funding likely to be reauired. temporal experience - a perpetual rhythmic form whose movements are context of the works proposed in the town centre. However, we like to emphasise all of a piece; the vehicle windscreen to perform as a moving proscenium the importance of using the highest quality of materials and workmanship in this within which the changing composition is constantly framed. Arterial is a stretch of the road, to stress the ambition level of WMBC for this area and set the journey through interlinking, imaginative landscape on a grand scale, with standard for the quality of the architecture that is anticipated. ideas, themes and connections set up to fire your curiosity and make a whole new road experience”. Like the previous sections of the road corridor, the spacious pavements shall be paved with large flagstones. However, we propose that natural stone (York The project was awarded the largest ever public art lottery grant, at £3.895 stone) is used within this area if possible. Segregated cycle lanes are proposed million, from the Arts Council of England. With additional support from to be laid with bricks in a colour that complements the pavement. Transport for London, regeneration budgets and private investment, the project has generated an investment of some £11 million in this industrial, A treble line of formal trees will give provide a green canopy in this otherwise urban environment. very urban and “hard” landscape. Light columns and street furniture will also need to be of a high quality and with a modern, progressive image. For further information on the A13 artscape project visit www.barking- dagenham.gov.uk/ 4-arts-culture/a13/a13artscape-menu.

50 Colin Buchanan | Walsall A454 & A461 Urban Design Framework “ The Walsall Urban Park Signing Case study: St James’ Boulevard, Newcastle upon Tyne The choice of materials within the Walsall Urban Park area will vary to distinguish between: The primary function of signage is to provide directional information, i.e. to other St James Boulevard in Newcastle upon Tyne was built to facilitate towns, roads and key destinations within the borough. However, it can also be regeneration in the area to the west of the city centre. Unlike some of the • The “rural” stretches of open (green belt) land used for advertising and marketing key attractions and developments as well as brutal infrastructure seen to the east of the city, the road was designed • The village centres strengthening the identity of local communities. to resemble a boulevard, including spacious pavements and cycle lanes, • The suburban development surrounding the village centres segregated from the carriageway by a wide pavement with formal tree Although a comprehensive signage strategy is outside the scope of this study, in planting and the use of high quality materials throughout. Within the stretches of green belt we seek to open up views and making the general we recommend: (future) activities in the Urban Park visually and physically more accessible. This Dr Edward Hobson (CABE) writes (www.society.guardian.co.uk/urban would include the removal of shrubs and replacement of easy to maintain wild • Signpost main attractions at key points throughout the road corridor. design): flower meadow grass on the verges. This could be complimented by wooden • The erection of promotional and informative signs at development sites, post and rail fencing where necessary. Small car parks on the road side will be detailing the type of development, artist’s impression of the proposed “St James Boulevard in Newcastle provides a glimpse of how more dressed with loose gravel and delineated by a low level post and rail. development, details of where additional information can be found etc. streets could look. It takes a large volume of traffic but pedestrians do • Introduction of custom made “village gateway signs” at the entrances and not feel dominated by the cars. In true Parisian style, the walkways are Within the village centres, we seek to transform the current highway dominated exits of local communities in the corridors such as Walsall Wood, Shelfield, generous with trees planted on either side. The different road surfaces environment to one that is much more people orientated. This would include Rushall, Aldridge and Pleck. This is currently pursued by the council’s Arts also help to create a buffer between cars and pedestrians.” the resurfacing of the pavement areas, potentially by introducing a buff coloured and Communities Team. surface dressing. Larger areas of public realm, for example the triangular area Although still rather wind-swept, the increasing densification of in Rushall should be paved with attractive setts. Formal parking bays should development in the area is likely to realise the “boulevard” appearance be introduced wherever carriageway widths allow and surfaced with small units, that was envisaged at the outset of the project. such as tegula setts. Street furniture shall be appropriate to the village location. Existing highway style lighting columns shall be replaced by something more Management and maintenance traditional in nature. Following the introduction of 20mph zone we propose the removal of guardrail in the village centres. Tree planting will be informal and The maintenance and management of the public realm is critical in achieving a introduced to highlight and emphasise key spaces and buildings, rather than positive image of the borough. It includes: introducing symmetry or linearity to the villages. • Introduction of a regular cleaning regime, initially concentrating on key Although we recommend that there is a common theme and palette of materials gateways and know rubbish hot spots. This includes area to the west of to all of the village centres (for visual, but also maintenance reasons), it is Walsall town centre in particular; important that the local community is involved and supportive of the design • Regular cutting and weeding of verges – again the area to the west of the process and can express there own individuality. town centre (J10 and the Keyway in particular) suffer most severely at the moment. Within the build up area, but outside of the village centres, the quality of the landscaping in its current form is considered appropriate to its location. Other We recognise that the Council only has a limited maintenance budget. Review of than regular maintenance we do not consider this a priority area for investment. the design of hard to maintain section of the road corridor, in close consultation with the department responsible for its upkeep is therefore critical. This also applies to the development of other public realm proposals set out in this document.

As well as by cleaning, a considerable improvement to the public realm can be made through the removal of street clutter. This applies to redundant pieces of street furniture, but in particular to the numerous billboards which in some cases obstruct potentially attractive views to feature buildings. 51

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 51 6.3 Theme 3 – Strengthening communities Built up area Non built up area Introduction River / canal Communities The Vision in Chapter 5 identiﬁ es the existence of a variety of established communities with a strong sense of pride as an important asset of Walsall. Theme 3 – Strengthening Communities (see Figure 6.17) sets out a series of design principles that seek improve the quality of life of those who live, work and trade in the road corridors by creating a better balance between the role of the road as a through route (“link”) and as a destination in its own right (“place”)

Strengthening the “place”

The communities within the corridors have a strong sense of identity and individuality. However, when travelling along the corridors it is not always easy to recognise this. The Urban Design Framework will enhance and protect the individuality of the local communities in the corridors through:

• Strengthening the form and function of the local centres through (re)development of sites (see also Theme 1); • Improving existing and creating new community spaces, such as small squares and green spaces; • Safeguarding the undeveloped stretches of road separating the communities on the A461 Lichﬁ eld Road from development; • Introducing village signs and local gateway treatments at the entrances and exits of the villages / communitities on the route; • Highlighting important community features, for example the Sikh temple on Pleck Road.

Managing the “link”

The dual role of the road corridors as regional through-routes and providers of local access to homes, businesses, shops and other community facilities cause conﬂ icts, in particular in local centres. Accessibility in local centres will be improved through:

• Junction improvements / realignments to ease movement and reduce congestion; • Introduction of new pedestrian / safer / more direct crossing facilities; • Increase of local parking provisions; • Pavement widening / carriageway narrowing; • Potential introduction of 20mph zones in the village centres; • Removal of highway clutter, such as guardrail and obsolete and obtrusive signing.

Figure 6.19 Communities on the A461 include Pleck, Alumwell, The Butts, Rushall, Shelﬁ eld, Walsall Wood and Aldridge

52 Colin Buchanan | Walsall A454 & A461 Urban Design Framework 53

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 53 0Projects7

7.1 Introduction Built up area

Chapter 7 sets out a wide range of outline proposals and sketch studies for over Non built up area 50 development, environmental improvement and accessibility improvement xx Project number projects throughout the study area as outlined in Figure 7.1.

Maps in Appendix E includes the project areas in further detail.

The projects have been grouped is the five character stretches. As well as project location, projects objectives (including the theme(s) the project relates to) and description of proposals we have identified cross-cutting strategies. These are strategies, plans, proposals and initiatives that are currently being pursued by WMBC, Walsall Regeneration Company and/or other organisations and have been reviewed in Chapter 2 and Appendix A. It highlights that there are numerous opportunities for the Urban Design Framework to either influence, support or be integrated into these cross-cutting strategies. Early coordination between these initiatives will be critical to the implementation of many of the proposals.

Further details on the implementation strategy for the projects are included in Chapter 8.

Figure 7.1 Location of proposed projects

54 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Development opportunity sites Walsall Regeneration Company The relevant proposals of the WRC that have impacted on our recommendations Approximately a third of the projects listed below involve the redevelopment of are as follows: buildings and sites. With regard to design guidance for the redevelopment of these sites we refer back to Chapter 6 where typical cross-section and reference • The Darlaston Distribution Centre images of the future development are set out in further detail. • The Ofﬁce Corridor • Canalside Communities In making our proposals for the future uses that we consider are appropriate for • Walsall Waterfront the sites the following has been considered:

• Local, Regional and National Planning guidance Market Viability • Future strategic proposals of the Walsall Regeneration Company Our proposals aim to reflect the wider aspirations of both the WRC and the • Market Viability Council in seeking a transformational change of the borough of Walsall and • Community Aspirations key locations such as the office corridor. We have identified those uses that • Deliverability and timing are not currently provided and undertaken soft market testing with the relevant operators and users to determine their interest. Whilst some operators may not indicate interest in locating in Walsall at the present time, we consider that as Local Regional and National Planning Guidance the changes take place to Walsall town centre over the next 3 to 5 years, such These matters have been reviewed in Chapter 2. In determining the use of operators will be reviewing their requirements for new locations, and Walsall will new sites, it is necessary to consider the implications of the loss of the existing become a target location. use, as well as the impact that the new use will have on the surrounding area. This is particularly the case in respect of the loss of employment land which is The majority of sites that have been identified are suitable for new housing. relevant to a number of sites that we have identified. Where this is the case, We have made an assessment of the likely unit numbers that could be an Employment Land Study should be undertaken for the employment sites that accommodated within each of these sites and suggested appropriate types of can comment on the level of demand at present and identify whether they are housing and tenures that would reflect the local need for these areas. These meeting a local need, and whether alternative locations are available for the assessments reflect the guidance for housing density as set out in the draft existing users. PPS3. We have also been guided by the projected housing requirements for Walsall as set out in the RSS. It is also important to note that the owners of such employment land may be receiving a good level of return on their investment without the need for intensive management and maintenance responsibilities. There would need to be a significant financial gain for these investors if they are to secure vacant Community Consultation possession of their industrial/business use holdings and redevelop them for Through the consultation process, we have had the opportunity to identify the alternative uses. Reusing land for residential uses will tend to be financially concerns of a small number of local residents and stakeholders regarding the viable, but account would need to be taken of any abnormal development costs uses of some of the sites. We have commented on these as appropriate. such as those required to deal with any contamination of the land.

The Regional Spatial Strategy and Housing Needs Survey identify a need for 500 new build units up to 2011 and 875 units up to 2021. There is also a need for 622 affordable housing units per annum for the next 5 years. The development proposals for new housing would assist in meeting this requirement although some of this would be replacement housing for areas being cleared. An estimate of housing numbers, based on the draft PPS3 density guidelines have been provided with the development proposals along with recommendations for the 55 type of dwelling.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 55 The Black Country Gateway

Project 1 Portobello Roundabout Redevelopment proposals Cross-cutting initiatives: Coordination is needed with a number Deliverability: Working with Wolverhampton City Council, and • Site description: The Assa Abloy site, approximately 2.7 ha, of existing initiatives as set out below. subject to funding, the public realm improvements could be Location: Portobello roundabout and Assa Abloy site currently in industrial use (lock industry) delivered in a relative short timescale. In relation to the proposed • WRC proposals: None • Wolverhampton City Council with regard to the development artwork at the centre of the roundabout, it is important to consider Project objectives: To create an attractive gateway to Walsall • Land ownership: 3rd party ownership proposals for the Portobello site on the other site of the the design in the wider context of improvements to The Keyway through public realm improvements and redevelopment – i.e. • Land use proposal: Residential use. This site could roundabout. This includes high density housing with an urban and Black Country Route (see project 2 – Artscape). With regard Themes 1 and 2. accommodate 125 dwellings form that addresses the road; to the Assa Abloy site, the current owners have only just relocated • Design comments: High density development (4-6 storeys) at • WMBC Arts and Communities Team with regard to public art at to this site from another site they own in Willenhall. They do Project description: This area has been identified as a Gateway the front and overlooking railway line / roundabout, stepping the centre of the roundabout not have any aspirations to relocate at this stage. Site allocation Site - the combination of art, landscaping and redevelopment will down to rear of site. • Projects 2, 3 and 4 of the UDF to ensure the proposed public through the LDF process serve to transform this area from an indistinct and “scruffy” traffic • Justification: In existing residential area. Residential realm and lighting / art proposals form an integrated part of a junction to an urban space of high quality. Key elements of the development occurring on other roundabout frontages by wider “Artscape” project on the Keyway / Black Country Route. project include: Wolverhampton City Council • Planning issues: Loss of employment land Public realm proposals • Market viability: Residential considered viable for this location • Re-landscaping and introduction of a large-scale and bold • Community aspirations: None piece of artwork at the centre of the roundabout; War Memorial moved and views towards • Introduction of a gateway lighting scheme following a theme Victorian building opened up Structural landscaping set at all major entrances to the borough (see Chapter 6, Hard landscaping scheme vislaully on Keyway linking two sides of roundabout Theme 2); • Landscaping up of verges and pavements around the junction Public art feature to create a more urban character (replacing shrubs and grass Gateway development on Assa Abloy verges with hard paving etc;); site overlooks roundabout • Relocation of Portobello War Memorial to a more appropriate location; • Opening up of views to the Victorian school on Somerford Place (due to be converted to residential use) by removal of bill boards and shrubs around War Memorial; • Redevelopment of the Assa Abloy site to the north of the roundabout, introducing a development with a dense an urban character that complements the scale the proposed development in Portobello and overlooks the roundabout across the railway line (see below).

New housing (Wolverhampton)

Project 1 Creating a welcoming gateway

56 Colin Buchanan | Walsall A454 & A461 Urban Design Framework

Project 2 Artscape Priority sites include the Portobello Roundabout (see above) and Project 3 Keyway Industrial Estates Cross-cutting initiatives: Proposals for a new access road into the Keyway / Black Country Route junction. If in the short term the Willenhall Industrial Estate Location: The Keyway and Black Country Route the introduction of the a major Artscape project is not feasible, Location: Longacre, Westacre, Willenhall Trading Estates the sub-standard landscaping at the base of a pylon at the latter Deliverability: Site is owned by a number 3rd parties, site Project objectives: To introduce more colour and greenery into junction should be replaced by Silver Birches and Dogwood Project objectives: To transform the urban form of The Keyway assembly will therefore take time to complete. Possible proposals this dark and dull section of the route and to ensure that potential to match the landscape treatment at the other side of the creating amore attractive road frontage. Theme 1 - Site of for road improvements to facilitate improved access to the Estate future development to the north of the Keyway, a Site of Influence, roundabout. Influence. from the Keyway for the short/medium term. Therefore residential is encouraged to present an appropriate “face” to the road. development is a longer term opportunity of say 20 years. Themes 2. Cross-cutting initiatives: Proposals for a new access road to the Project description: The redevelopment of the industrial area to Opportunity to develop the sites fronting towards Rosehill Road at Willenhall Industrial Estate the north of The Keyway to create a more attractive road frontage an earlier stage. Council could undertake site assembly subject to Project description: A landscape and art project along the whole environment to the Keyway (see Chapter 6). financial support. Site allocation through AAP and LDF process. route as set out in Chapter 6 (Theme 2). This should include a Deliverability: This project is likely to have a long lead-in time, range of different projects, including the replacement of current including project organisation, design and consultation as well • Site description: 21 ha site current occupiers include Spar indistinct and “rural” shrub planting along the Keyway with a much as need to secure large amounts of funding through WRC, Arts distribution centre and other small industrial uses more structural landscaping scheme; art features at key junctions Council, Lottery Grants, LTP and private investment. • WRC proposals: None and viaducts; lighting / painting schemes of existing structures (i.e. • Land ownership: A number of 3rd party landowners. sewage works, warehouses) to become attractive features along • Land use proposal: Residential. High density fronting to the the route; and introduction of high quality advertising boards / roundabout, lower density to rear areas. In accordance with screens advertising the economic activity and other uses (cinema) draft PPS 3 guidance, we would recommend a density of 1200 within the corridor. dwellings for this site. • Design comments: A number of design solutions should be considered to ensure that development does not turn it back to the A454. This includes: - The introduction of an internal estate road that runs adjacent to the Keyway to give front access - Introduction of apartment blocks that have been designed to integrate an attractive façade with noise reduction features • Justification: Existing industrial uses will become beyond economic repair in medium term. Site is adjacent to EXISTING residential area. • Planning issues: Loss of employment land. • Market viability: Residential considered viable for this location. On the edge of existing residential area. • Community aspirations: none

PROPOSED

Project 3 An example of a housing project in Delft. These apartments face a busy road - issues relating to noise and privacy Project 2 Replanting of verges, introducing a more structural landscape scheme and opening views to the potential have been resolved by locating the main living areas (kitchen, redeveloped Keyway Industrial Estate will make The Keyway more attractive and distinct bedrooms and living room) away from the street.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 4 All Saints Church Project 5 Darlaston Employment Area

Location: All Saints Church, Moxley Location: Darlaston, south of Black Country Route

Project objectives: The All Saints Church is located directly in Project objectives: The WRC has designated the area south the line of sight when approaching Walsall from The Keyway. This of the Black Country Route as the location for high quality 21st project seeks to enhance this view as it forms an important local century logistics operations to replace large areas of underutilised Structural planting helps to identify reference to one of Walsall’s many communities. Theme 2. and vacant industrial land (approximately 80 sites). Modern access route into site industries and distribution centres are elements of urban life that : Lighting of the church spire. people expect to see adjacent to major routes in prosperous Project description Canal corridor to become Strong landscape structure towns and cities. Although the development will not have a direct recreational feature Cross-cutting initiatives: none road frontage, clear views of the area can be obtained from the New Walsall skyline affording long views into the site elevated section of the Black Country Route between The Keyway Deliverability: Subject to funding, this development could be an and Anson Junctions, as well as from the M6 upon approaching Landmark building at heart early win. the area from the south. Therefore it may have considerable of Employment Area impact on the image of Walsall obtained from the road. Theme 1 – Site of Inﬂuence.

Project description: • Site description: Numerous industrial/vacant sites • WRC proposals: Darlaston Distribution Centre • Land ownership: 3rd party ownership • Land use proposal: Distribution Centre • Design comments: When planning and designing the layout of the future employment area the view of the area from the Black country Route and M6 should be carefully considered. Key elements could include: 1. The introduction of a strong landscape structure, such as a thick avenue of trees that can be “read” by motorists passing the site at speed but have an elevated view; 2. The introduction of a landmark building within the view sheds outlined above. This building could house communal facilities / restaurants / small shops that serve the site. 3. The use of large scale advertising structures along the Black Country Route displaying the names of all the companies associated with Walsall (see Project 2). • Justiﬁcation: Extensive redevelopment requiring strategic location adjacent to key infrastructure routes • Planning issues: Some change of use. • Market viability: Proposed uses considered viable for this location • Community aspirations: None speciﬁcally

Cross-cutting strategies: Walsall Regeneration Company’s plans for Darlaston Distribution Centre

Deliverability: To be delivered by WRC, but early coordination necessary to ensure the proposed design elements get integrated in the masterplan. Project 4 Lighting of the All Saints Church spite in Moxley Project 5 Presentation of a 21st century Employment Areas to thousands of passers-by

58 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Walsall Gateway

Project 6 Junction 10 Project 7 Scrapyard site Cross-cutting initiatives: None

Location: M6, Junction 10 Location: Bloxwich Lane / Wolverhampton Road Deliverability: The Council is in discussion with the owners of the scrapyard site regarding the redevelopment of their site. Project objectives: The transformation of this indistinct and littered Project objectives: Located just off J10, in direct line of site There is the possibility that some of the Council’s own allotment roundabout into an attractive gateway to the borough. Theme 2. when entering Walsall, views are currently dominated by very land to the rear of the scrapyard could be incorporated within the low grade low density industrial and residential uses. As well site. Also 8 additional buildings could be incorporated into the Project description: The project has two parts: as introducing a high quality gateway into Walsall there is an site, including some residential dwellings fronting Wolverhampton opportunity to introduce a landmark building that is visible from the Road. If the Council is looking to deliver the wider site, which 1. An improved management and maintenance regime to ensure M6 and gives Walsall an identity to passers-by. The scheme will includes 3rd party owners, it needs to establish the reasons for the verges are clear of litter, weeds are removed and grass is cut. also complement the on-going development of Tempus Ten on the and finance for acquisition. Given the Council ownership of part 2. A lighting project following the “Lights in Motion” theme: The over- opposite site. Themes 1 and 2 – Gateway Site. of the site, there is the potential for a partnership with the other motorway junction is enhanced by an array of columns integrated major landowner (scrapyard site) to market the site and identify a into the safety barriers. These have small decorative lenses at Project description: Proposals for this Gateway site include both residential developer. On this basis, the site could come forward the top of each with specially treated lenses that refract opposing new development and improvements to the public realm within 2 – 3 years. colours of light. Thus the view around the roundabout is different than the view of the lights from the motorway. Development proposals • Site describtions: Mixed use site including scrapyard; café; car Area for housing to Cross-cutting initiatives: showroom. Including some existing poor quality residential the back of the site • Highway Agency’s plans to upgrade J10 dwellings and the allotments to the rear the area would include Landmark building on M6 • Walsall Regeneration Company’s proposals for large piece of 3.1 ha. public art on the M6 • WRC proposals: none • Black Country – See it in Colour – proposals for art / lighting • Land ownership: 3rd party ownership, Walsall MBC owns the feature on roundabout allotments • Walsall Lighting Strategy – proposals for lighting feature on • Land use proposal: Residential use. This site could roundabout. accommodate approximately xxx dwellings. 4-5 storey • Design comments: High density fronting the A454 and lower development on Deliverability: Need to inform Highway Agency of WMBC’s density to rear. A high rise, flagship building on the corner of Wolverhampton aspirations for the junction. Delivery then depending on the outcome the site to create landmark on the M6. Apartments overlooking Road of the HA’s study to improve the junction, as well as funding. the canal (Anson Branch canal). High quality design essential on the important gateway site. • Justification: In a predominantly residential area. Key opportunity to create a waterfront urban village. • Planning issues: Loss of employment land. Canalside development opportunity. Possible loss of allotments • Market viability: Residential considered viable for this location. • Community aspirations: No specific comment

Public realm proposals Redevelopment of the site should include the delivery of a high quality public realm scheme at the base of the landmark building. This should include the triangular area of highway land. The canalside should be opened up for public use. Green strip to be continued along the Canal 59corridor cleared and entire length of Wolverhampton Road re-landscaped

Project 6 Feature lighting on Junction 10 Project 7 Creating a memorable gateway to Walsall

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 8 Wolverhampton Road public • Introduction of feature lighting to existing light columns as out Project 9 Forrester Road Precinct (Star Flats) Project 10 Former dairy and surrounding realm in Chapter 6, Theme 2, Lighting. sites • Dual carriageway separated by a central reservation, at same Location: Wolverhampton Road Location: Wolverhampton Road level as the road and accessible to people crossing the road. Location: Wolverhampton Road, between Walsall Canal and The central reservation will be paved with sets and planted Project objectives: Redevelopment of out-dated housing site Hollyhedge Lane Project objectives: Enhancing the public realm on with single line of equally spaced trees. for new residential development. Kick start the transformation Wolverhampton Road to create a green, formal boulevard as set of the Wolverhampton Road to a green and formal boulevard as Project objectives: To enhance the views from Pleck Road and out in Chapter 6 and complement / encourage the large scale Cross-cutting initiatives: All redevelopment projects that are described in Chapter 6 and Project 8. Theme 1 - Site of Influence Wolverhampton Road junction at this important gateway site, to redevelopment of this stretch of road. Themes 1 and 2. proposed on the Wolverhampton Road including proposals by the improve profile and accessibility of the canal and contribute to the whg. Project description: Existing star block (total 54 units) to be transformation of Wolverhampton Road as set out in Chapter 6. Project description: Chapter 6, Theme 2 describes the form demolished and replaced by approximately 120 new residential Themes 1 and 2 - Gateway Site. and quality of the public realm that is envisaged. In summary it Deliverability: The transformation of this stretch of the road from units in 4 no. four to five storey blocks includes: its current low quality environment to the “red carpet” entrance to Project description: Walsall as described in Chapter 6 is likely to take many years as • Site description: 54 residential units in 6 no. “star-shaped” Development • A linear green strip / park with formal tree planting, pedestrian it necessitates the redevelopment of large areas of residential three-storey blocks. Approximately 1ha. • Site description: Assembly of sites including former Dairy, route and potential two-way cycle path to the south side of the development. Detailed study of the road corridor is necessary • Current use: Residential. industrial/vacant sites, Caribbean Association and terraced road; to assess to what extend public realm works can precede • WRC proposals: none housing • Spacious pavements, paved with large concrete paving slaps redevelopment of sites in the corridor and establish detailed • Land ownership: WHG • Current use: Mixed use - The former Dairy site now has (60x90 modules) and further boulevard tree planting; design guidelines / coding for buildings and the public realm. • Land use proposal: New residential high density development planning permission for residential development. of 4 – 5 storeys. Potential for in excess of 120 dwellings. • WRC proposals: None • Design comments: Development should face the road, but • Land ownership: 3rd party ownership. Council own small site be set back from it to accommodate the green strip and tree next to Orange Tree Pub. planting as described in Project 8 above. Main pedestrian • Land use proposal: Residential led mixed use scheme EXISTING entrances to the building should be from Wolverhampton including 3 – 4 small retail stores for local convenience shops. Road. Car access and parking will be to the rear or at (semi) • Design comments: Highly visible, gateway site on main road basement level (i.e. undercroft parking). High quality design junction and adjacent to the canal basin and Smiths Flour essential to create attractive boulevard environment envisaged Mill. Design need to be of highest standards and complement for this stretch of road. this listed building and structure. High density scheme of • Justification: Existing residential is inappropriate for the up to 5 storeys high fronting onto the Wolverhampton Road location – i.e. low density, poor urban form and poor and canal. Lower density to the rear of the site to create architectural quality. Opportunity for transformational change attractive transition to existing terraced housing in the area. to the appearance of the road corridor. Potential retention of the Caribbean Association property and • Planning issues: Maintaining existing uses, but support for conversion to residential use. higher density development will be required. • Justification: Transformation of the A454 road corridor to • Market viability: Residential will be considered viable for this a high quality urban environment. Opportunity to create a location. flagship residential apartment scheme on the edge of the town • Community aspirations: None specifically centre and adjacent to the canal. PROPOSED • Planning issues: Part of the site already has a residential Cross-cutting initiatives: whg proposals for the area. These planning permission. include potential application to NRA status. • Market viability: Residential considered viable for this location. • Community aspirations: No specific comment. Deliverability: Early coordination with the whg is critical. Subject to proposals meeting whg objectives, the projects may be delivered in the medium term, following some years to resolve planning, design and decanting issues.

Project 8 Transforming the Wolverhampton Road by introducing new trees and street furniture

60 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Urban Village

Public realm Project 11 Canal bridge Project 12 Junction 9 different colours at different angles, presenting amber to those Introduction of an attractive public space adjacent to the canal to motorists descending or climbing the ramps, but showing replaced the existing shrubbery around the monitoring station and Location: Wolverhampton Road / Blue Lane West Location: M6, Junction 9 magenta to those entering or exiting Walsall. provide attractive setting to the future development and the Flour Mill. Ideal location for the introduction of a large piece of public Project objectives: To raise the profile of the canal. Theme 2. Project objectives: The transformation of this dark and littered art. roundabout into an attractive gateway to the borough. Theme 2. Cross-cutting strategies: Project description: Along the route there are a series of • Highway Agency’s proposals for J10 (potential impact on J9) Cross-cutting initiatives: These include: bridges over the canals network. Motorists and pedestrians alike Project description: The project consists of two parts: • Black Country – See it in Colour – proposals for art / lighting have little opportunity to view the visual resource that the canal feature on roundabout • The development of the Dairy site creates. A series of replacement bridge parapets are proposed 1. An improved management and maintenance regime to ensure • Walsall Lighting Strategy – proposals for lighting feature on • whg proposals for the existing redevelopment in the area, to provide enhanced views of the canals by day and a decorative the verges and low lying centre of the roundabout are clear of roundabout. including potential application to NRA status. interpretation of the waterside environment after dark. A low litter, weeds are removed and grass is cut. parapet is recommended with a series of decorative posts topped 2. Lighting of the viaduct structure following the “Light in Deliverability: Need to inform Highway Agency of WMBC’s Deliverability: This site is strategically very iimportant, given its with robust polycarbonate luminaires. The luminaires glow and Motion” theme: The arrival at the junction from Wednesbury aspirations for the junction and see if proposals for J10 are location opposite the Pleck Road and adjacent to the canalside. flicker according to the flow of pedestrians and vehicles along the is characterised by a circular journey where structure likely to impact on J9. Subject to this and securing of funding, a Its early delivery is therefore important. A developer has bridge. The parapet is fitted with a series of sensors that interpret supporting the Motorway is viewed at a variety of angles. potential early win. commissioned a masterplanner to prepare a residential scheme movement and raise and lower lighting levels accordingly. The scheme proposed uses column uplighting and small proposal for part of this site. The Council has a small landholding point sources to draw out the bold and simple shapes of the within the site, and part of the site (former Dairy) already has Cross-cutting initiatives: None motorway structure. The point sources form an eyelid over a residential planning permission. One of the landowners is the interchange. The lenses of the light fittings emit light of understood to be reluctant to redevelop their site. The site to the Deliverability: Subject to funding, this project could be an early east of Hollyhedge Lane is partly owned by the Council and could win. come forward quickly. If a developer already has control of the neighbouring site, the Council could sell their site directly to the developer as long as market value is being achieved and design objectives are met.

Project 11 Art and lighting to make the canals more visible Project 12 Creating a memorable entrace to the borough

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 13 Bescot Road / Pleck Road public Deliverability: The transformation of this stretch of the road from Project 14 Bescot Road Hotel realm its current car dominated to more people-orientated environment as described in Chapter 6. This is likely to take many years Location: Bescot Road Location: Bescot Road and Pleck Road as it includes the redevelopment of a large number of sites. However, public realm improvements can to some extend precede Project objectives: To create an improved frontage environment Project objectives: The development of an enhanced “urban redevelopment of sites in this stretch of the road corridor. A on Pleck Road. Theme 1- Piecemeal Site. village character” of Pleck Road through improvement to the detailed study is recommended to explore early wins and highway and public spaces as set out in Chapter 6 to create a introduce design guidelines / coding for buildings and the public Project description: more people-friendly environment and encourage high quality realm in the corridor. • Site description: Existing hotel development throughout the corridor. Themes 1, 2 and 3. • WRC proposals: None • Land ownership: 3rd party ownership Project description: Chapter 6, Theme 2 describes the form • Land use proposal: Residential apartment scheme and quality of the public realm that is envisaged. In summary it • Design comments: Need for good quality architecture and includes: attractive road frontage. Three to five storeys. May be set back from road behind gardens, but car parking should be • Introduction of controlled pedestrian crossing facilities on located behind the building. all arms of the key junctions along the road to enhance EXISTING • Justification: Most appropriate alternative use given pedestrian accessibility; neighbouring residential area • Introduction of informal “incidental” open spaces along the • Planning issues: Change of use would be required road corridor, in particular at the nodes formed by the three • Market viability: Residential apartment use is considered mains junction on the Pleck Road, including Darlaston Road, viable for this site Rollingmill Street and Bridgeman Street. These need to be • Community aspirations: No specific comment supported by commercial uses to form focal points for the communities living in the area. Cross-cutting initiatives: none • Introduction of on-street parking in formalised parking bays where carriageway width allow; Deliverability: This site is be expected to come forward • Introduction of street trees on the pavement where pavement independently. widths allow; • Introduction of feature lighting to existing light columns as out in Chapter 6, Theme 2, Lighting. • To the west, a set back should be introduced to accommodate PROPOSED Project 15 Bescot Road – Wallows Lane the potential introduction of the tram. This zone should be junction consistently landscaped with trees underplanted by seasonal flowers. Location: Bescot Road – Wallows Lane

Cross-cutting initiatives: There area number of projects / Project objectives: To improve legibility of and pedestrian proposals that may impact on the project including: accessibility across this junction. Themes 2 and 3.

• Red Route proposals Package 1. Project description: Introduction of a roundabout including • Manor Hospital redevelopment pedestrian crossing facilities. The design of the roundabout • Walsall Strategic Regeneration framework proposals for key should give due consideration to the landscaping of the adjacent worker housing on Flaxhall Street and canalside residential areas of land. These should include repaving of adjacent development on Woodwards Road. footways and the introduction of street trees. This is also an • whg proposals for the redevelopment of the 6 tower blocks on appropriate location to introduce directory signage to Walsall’s Old Pleck Road main attractions, including the art gallery, (future) waterfront • All other future development proposals witing the corridor development, churches, mosques and temples, and Arboretum. • Midland Metro Cross-cutting initiatives: Red Routes Package 2.

Project 13 - Creating a more people-friendly environment on Pleck Road through tree-planting and on street parking Deliverability: Through Red Routes programme. Design needs to incorporate landscaping of surrounding area as set out above.

62 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 16 Stanley Road site Project 17 Oxford Street Estate Project 19 Sikh Temple Project 20 Rollingmill Street junction

Location: Bescot Road/Stanley Road Location: Old Pleck Road Location: Pleck Road Location: Pleck Road

Project objectives: To create an improved frontage environment Project objectives: The redevelopment of poor quality housing that Project objectives: To enhance setting and visibility of this Project objectives: Public realm improvements and development on Pleck Road. Theme 1 - Piecemeal site may kick start the transformation of the Pleck Road as described landmark building. Theme 2 and 3. of southern corner site to make this junction an attractive “node” in Chapter 6. Theme 1 – Site of Influence. along the route as set out in Chapter 6. Themes 1, 2 and 3 - Site Project description: Project description: Floodlight with white light and improve of Influence. • Site description: Walton Homes site, currently vacant Project description: surrounding public realm. • WRC proposals: None • Site description: Five former Council residential tower blocks Project description: • Land ownership: 3rd party ownership to the east of Old Pleck Road, including the Marianne Talbot Cross-cutting inititiatives: None Public realm proposals • Land use proposal: This site already has a planning block on western side of road. Currently in residential use. • Improved pedestrian crossings at this junction (TCTP) permission for residential use • WRC proposals: None Deliverability: Subject to funding, this development could be an • Improvements to the public realm surrounding the junction, • Design comments: Need for good quality architecture and • Land ownership: Walsall Housing Group early win. including repaving of footways and enhancement of the space attractive road frontage. Three to five storeys. May be set • Land use proposal: New residential development around the pub on the south-western corner. back from road behind gardens, but car parking should be • Design comments: A highly visible site due to the bend in the located behind the building. road – high quality architecture and urban design is essential. Redevelopment proposals • Justification: Planning permission Opportunity to create a community space and/or landmark • Site description: Vacant sites, a corner shop, motor trade units • Planning issues: Permission for residential use development by responding to the curve in the road and • WRC proposals: None • Market viability: Residential is considered viable for this site introducing a continuous, enclosed street frontage. Three to • Land ownership: 3rd Party ownership • Community aspirations: No specific comment five storeys high, potential for “accent” development within • Land use proposal: Mixed use comprising retail/commercial at central axis of the road. ground floor and residential above. Cross-cutting initiatives: none • Justification: Housing stock is obsolete. Delivery of mixed • Design comments: Need for high quality building that housing community incorporates a small, informal public space / spacious pavements Deliverability: This development is due to start on site in 2007 • Planning issues: Meets current housing needs. at its base to become a “community node”. Three to five storey • Market viability: Residential development is viable for this high. location. • Justification: Provide local services for new residential within the • Community aspirations: Keen to see housing blocks area, and maintain active frontages. demolished • Planning issues: Existing uses • Deliverability: Bovis Homes are delivering new housing on this • Market viability: Mixed use schemes for these sites are site in the near future. considered viable as they will provide local services to the community. Cross-cutting initiatives: Masterplan currently prepared by whg • Community aspirations: No specific comment and Bovis homes NOTE: The Pleck Road Industrial Estate located to the back Deliverability: Project already well advanced by. Immediate of this site would be expected to come forward independently coordination needed with developers / masterplanners to ensure following the redevelopment of this and the Manor Industrial the introduction of a high quality frontage environment. Estate. This may include the redevelopment of the terraced housing fronting on Pleck Road to create a more comprehensive development site with considerable impact on Pleck Road.

Project 18 Canal bridge Cross-cutting initiatives: Red Route Package 1 proposals for junction improvements Location: Pleck Road 63 Deliverability: Junction improvements will be delivered this year See Project 11 as part of the TCTP. Negotiation with landlord needed to discuss forecourt improvements – implementation subject to funding, but could be early win. Development sites may come forward of their own accord following the delivery of the Manor Industrial Estate. Project 19 Pride in communities: Feature lighting of Sikh temple Should this not be the case, it is suggested that Planning Briefs be prepared for the sites.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 21 Pleck Business Park and Manor Deliverability: The site is partly privately owned with a number Project 22 Forrester Road gateway site Cross-cutting initiatives: Industrial Estate of leasehold interests to be acquired. This could result in a costly • TCTP (Red Routes package 1) – junction improvement on site site acquisition programme. There are also likely to be issues Location: Pleck Road / Forrester Road in 2006 Location: Pleck Road relating to site remediation. The Hospital owns the freehold • whg proposals for the area, including potential application to interest in the central part of the site. It has plans to retain this Project objectives: To create development with an appropriate NRA status Project objectives: The redevelopment of eyesore sites that will land at present and continue to provide services from here. The frontage environment to Pleck Road on this highly visible corner have a big impact on the proposed the transformation of the Pleck hospital may consider the reuse of this site in the longer term. site opposite the future waterfront development. Themes 1, 2 and Deliverability: Early coordination with the whg is critical. Road as described in Chapter 6. Theme 1 - Site of Influence NHS Trust has been in discussion with the Council regarding 3 - Gateway Site Subject to proposals meeting whg objectives, the projects may opening up access to the canal frontage. New development be delivered in the medium term, following some years to resolve Project description: proposals could be incorporated into the LDF process. We would Project description: planning, design and decanting issues. • Site description: A 6 ha site including a mix of industrial units recommend that this site is included within the Local Development Redevelopment proposals in poor quality condition. Walsall NHS Trust owns a central Framework as an allocated residential site. The Council may • Site description: Existing terraced housing turning its back to part of the site from Pleck Road through to the canal. This is need to use its CPO powers to facilitate development.. Pleck Road car park. Approximatley 70 dwellings. Junction being retained for use by the Trust at present. improvements are about to be implemented – the new road • WRC proposals: Canalside communities layout will occupy the majority of the surface car park. To the • Land ownership: 3rd party ownership north of the site, facing Wolverhampton Road a new health • Land use proposal: Residential led mixed use with small retail centre is under construction. convenience provision fronting onto Pleck Road, i.e. 3000 sq • Current use: Residential ft mini market, newsagent, pharmacy. A mix of low density • WRC proposals: none family housing with apartment schemes. Development to • Land ownership: WHG comprise approximately 300 dwellings. • Land use proposal: High density residential scheme with some • Design comments: A high quality façade providing direct commercial uses on ground floor access to Pleck Road is essential to create the “people • Design comments: This is a highly visible site forming a friendly” image of the corridor. Ground floor level may transition between the future Waterfront development, Pleck be raised from pavement level to ensure privacy to future Road and Wolverhampton Road. The 1 storey health centre residents. Opportunity for housing fronting the canal. currently under construction is a missed opportunity in terms • Justification: Existing industrial is of poor quality and of density and urban form. However, the development on appearance fronting onto the Pleck Road. Forrester Road, may be designed to address this by providing • Planning issues: Loss of employment land an appropriate “background” to the health centre. • Market viability: Residential redevelopment considered viable. • Justification: Existing housing inappropriate to its location Mix of apartments and houses to create a mixed community. – too low density and poor urban form, in particular with regard • Community aspirations: Residential use. Concern about the to the proximity and visual link with the future development on existing employment and where this may be relocated to. the Waterfront. Would like to see houses as well as apartments • Planning issues: Maintaining existing uses, but support for higher density development will be required. Cross-cutting initiatives: Walsall Regeneration Companies • Market viability: high density residential is considered viable proposals for the development of canal-side communities. for this location • Community aspirations: none specific • Deliverability: Proposals need to meet WHG objectives

Public realm Introduction of a high quality public space that integrates the future health centre with the proposed residential scheme and provides an community meeting place.

64 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Central Boulevard

Project 23 Central Boulevard public realm • Cycle lanes paved with blocks in complementary colours to Project 24 Smiths Flour Mill Project 25 Playing fields the existing pavements. Location: Blue Lane West, Littleton Street East and West Location: Blue Lane West Location: Blue Lane West NOTE: On Blue Lane West it may be difficult to introduce this Project objectives: Introduction of public realm works to create road profile as the corridor is constraint by existing development. Project objectives: To retain and restore this very attractive Project objectives: To help create a dense an urban a formal, urban boulevard that kick starts and encourages the However, in the area knows as the “office corridor” there are building at this highly visible site and bring it back into use. development frontage within the Central Boulevard as set out envisaged high density, high quality development in the corridor. significant opportunities to realise the project. Theme 2. in Chapter 6 and provide attractive neighbour to the Flour Mill. Theme 2. Theme 1 - Site of Influence Cross-cutting initiatives: These include: Project description: Project description: Chapter 6, Theme 2 describes the form • Site description: Derelict flour mill with planning approval for Project description: and quality of the public realm that is envisaged. In summary it • Red Route proposals Package 1 conversion to residential use. Locally listed building. • Site description: Redundant playing field of approximately 0.6 includes: • Walsall Regeneration company’s proposals for the office • WRC proposals: None ha. corridor. • Land ownership: GR8 Space Ltd • WRC proposals: None • Spacious pavements of at least 5 metres width paved with • Land use proposal: Currently being converted to residential • Land ownership: Council owned high quality flagstones Deliverability: The transformation of this stretch of the road from use including 122 apartments • Land use proposal: High density residential development • A treble row of boulevard streets tree on pavements and within a “urban wasteland” to the urban boulevard as set out in Chapter • Design comments: retain existing building including 45 – 50 dwellings a central reservation; 6 is likely to take many years as it include the redevelopment of • Justification: Existing use is obsolete. Good location for town • Design comments: High quality design is critical to • Introduction of new street furniture and light columns including a large number of sites. The introduction of a high quality public centre living. complement the Flour Mill. Opportunity to create urban feature lighting as out in Chapter 6, Theme 2, Lighting. realm may prove essential in achieving the desired urban quality • Planning issues: Application granted frontage to Blue Lane West and create a more distinctive feel for the redevelopment of sites as currently pursued by the Walsall • Market viability: Sales have recently started and interest is to this existing fragmented environment. Regeneration Company. It is therefore proposed that this take great, with a considerable number sold within weeks. • Justification: Continuation of residential development beyond EXISTING place in advance of the redevelopment of the office corridor sites • Community aspirations: Retaining existing building the Flour Mill. Help the transformation of Blue Lane West to (Project 28) Central boulevard as set out in Theme 1. Cross-cutting initiatives: GR8 Space is delivering scheme • Planning issues: Loss of playing field site. Council is seeking approval from Government for the reuse of this site for Deliverability: First apartments have been sold. alternative purposes. • Market viability: Residential development is viable for this location • Community aspirations: Representatives from the neighbouring mosque are keen to see a playing field retained PROPOSED for the use of the community.

Cross-cutting initiatives: None

Deliverability: The land is owned by the Council and can in theory be developed in a relatively short timescale. However, the Council needs to secure permission from central government for the loss of playing ﬁelds and also consult community who has expressed desire to retain area for community use. The Council will need to be mindful of S.123 Best Consideration issues if it is considering alternative, less valuable uses for the site

Project 23 - Transforming the existing urban “wasteland” into a dense urban corridor

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 26 Crown Wharf Retail Park Project 27 Mosque and Sure Start building Project 29 Office corridor require CPO powers for these units. We would consider that a SPD be prepared for the site to guide its future development. Location: Blue Lane West Location: Blue Lane West Location: Littleton Street East and West A pre-let would be required to identify the future occupier(s) of this development Project objectives: The Crown Wharf development turns its Project objectives: To enhance views and setting of these Project objectives: The development of a high density, modern back to the road, presenting the passers-by with a dull and cheap moderately attractive buildings. Theme 2. and forward-looking urban boulevard through the development of Site 29b Bate Street/Day Street car parks looking wooden fence. This view needs to be enhanced, taking vacant and underutilised sites as set out in Chapter 6. Theme 1 • Site description: An 0.83 ha site currently used for car parking. account of the road widening scheme. Theme 2. Project description: Remove billboards in front of the mosque; – Sites of Influence. Retail on corner of Day Street/Stafford Street. introduce light canopied trees on the sloping grass banks; remove • WRC proposals: Office corridor Project description: Because of the road widening (TCTP ) wooden fencing and replace with transparent railings. Project description: This includes redevelopment proposals for • Land ownership: Council and 3rd party scheme there is no room to introduce trees / planting to soften 6 no. of sites in the Central Boulevard. The majority are currently • Land use proposal: Offices, subject to market requirements the impact of the fence. It is therefore proposed to replace the Cross-cutting initiatives: None pursued by the Walsall Regeneration Company. Details for each and identification of a pre-let. existing fence by a more sophisticated and colourful boundary site have been site out in turn below. • Design comments: Contemporary design of the highest design treatment. A decorative fence is recommended which we suggest Deliverability: Subject to funding, potential early win. quality critical in achieving the image of a forward-looking should contain points of LED lighting animated by traffic as it 29a Police station site borough that puts design at the forefront of the regeneration passes. This is most economically achieved using the colour • Site description: Existing Police Station & Magistrates Court agenda as desired by WRC and UDF. High rise development changing refracting filters discussed for the Motorway projects on corner of Green Lane and Court Way. Includes retail considered appropriate although 4-6 storey building also (Projects 6 and 12). units at the rear on the corner of Blue Lane East and Stafford acceptable. Project 28 Leather Museum Street. Approximately 1.45 hectares. • Justification: New office provision for Walsall, edge of centre, Cross-cutting initiatives: None • WRC proposals: Office corridor. The WRC are working with accessible location for strategic routes Location: Littleton Street East developers in general in relation to the office corridor in an • Planning issues: Loss of car parking use Deliverability: Subject to funding, potential early win. attempt to identify potential occupiers for the new office • Market viability: Smaller office development than police station Project objectives: To enhance setting and visibility of this developments site – help to establish office profile for the area. landmark building. Theme 2. • Land ownership: A number of 3rd party owners • Community aspirations: None specifically • Land use proposal: Offices. Prominent corner site that could • Deliverability: This site is partly owned by the Council but Project description: Floodlight with white light provide a multi-storey development of over 8 storeys, subject there is some small retail to the rear. This site should be to market requirements and identification of a pre-let. delivered following the delivery of Site 26a in order that the Cross-cutting initiatives: None • Design comments: Contemporary design of the highest flagship office development can act as a catalyst to establish design quality critical in achieving the image of a forward- the office corridor. A pre-let would also be required for the Deliverability: Subject to funding, this development could be an looking borough that puts design at the forefront of the occupier of this development. early win. regeneration agenda as desired by WRC and UDF. High rise development considered appropriate. Design of interesting roofscape is essential to realise a distinctive Walsall skyline. Development to be directly located at the back of spacious pavements to create a strongly enclosed streetscape. Towers should be positioned on plinths to create continuous frontage environment and attractive micro-climate. • Justification: New office provision for Walsall, edge of centre, accessible location for strategic routes • Planning issues: Change of use of retail units to residential Project 26 Replacing the existing wooden fence by a colourful use. and interactive screen • Market viability: Office uses are more viable in the medium to long term. • Community aspirations: None specifically • Deliverability: The relocation of the Police and Magistrates Court will be required. An alternative location for this is suggested for site 29c – see below. The delivery of this is in part dependant on Site 16 (or an alternative) being delivered in advance. There will be some additional acquisition of smaller retail uses to the rear of the site. The Council may Project 28 Pride in heritage: Lighting the Leather Museum

66 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Site 29c Hatherton Street/Littleton Street West Site 29d Teddersley Street Site 29e Littleton Arms and land to rear Site 29f Jabez Cliff • Site description: Combination of car showroom, vacant units • Site description: Council owned vacant site fronting Littleton • Site description: Littleton Arms/Council car park and high rise • Site description: Existing business use and council owned land to rear. Approximately 1.9ha. Street and pub to the rear. Also includes some business uses. residential blocks to rear. Currently mixed use including Sure • WRC proposals: Office Corridor • WRC proposals: Office corridor Approximately 0.8 ha. Start, council car park, pub and residential • Land ownership: 3rd party single ownership • Land ownership: Council and third party • WRC proposals: Office corridor • WRC proposals: Office corridor • Land use proposal: Residential conversion and part • Land use proposal: Relocation of Police Station/Magistrates • Land ownership: Council and 3rd party • Land ownership: Council and 3rd party redevelopment Court. To link with other civic buildings in the town centre. • Land use proposal: Offices / leisure use. • Land use proposal: Residential use. Part of site could be for • Design comments: Retain existing attractive building • Design comments: Contemporary design of the highest • Design comments: Contemporary design of the highest an elderly persons housing scheme given the proximity to the • Justification: Attractive building that would suit residential design quality critical in achieving the image of a forward- design quality critical in achieving the image of a forward- town, bus routes and the new shopping facilities at Tesco. conversion. Adjacent to Persimmon Homes scheme. looking borough that puts design at the forefront of the looking borough that puts design at the forefront of the Tower blocks to be retained for residential use. Residential area established. regeneration agenda as desired by WRC and UDF. High rise regeneration agenda as desired by WRC and UDF. High rise • Design comments: Contemporary design of the highest • Planning issues: Change of use to residential development considered appropriate. Design of interesting development considered appropriate. Design of interesting design quality critical in achieving the image of a forward- • Market viability: Attractive building suitable for residential roofscape is essential to realise a distinctive Walsall skyline. roofscape is essential to realise a distinctive Walsall skyline. looking borough that puts design at the forefront of the conversion Development to be directly located at the back of spacious Development to be directly located at the back of spacious regeneration agenda as desired by WRC and UDF. High rise • Community aspirations: None specifically pavements to create a strongly enclosed streetscape. Towers pavements to create a strongly enclosed streetscape. Towers development considered appropriate. Design of interesting • Deliverability: The owner is keen to remain in the building at should be positioned on plinths to create continuous frontage should be positioned on plinths to create continuous frontage roofscape is essential to realise a distinctive Walsall skyline. present and continue to utilise it for business purposes. The environment and attractive micro-climate. Provide a high environment and attractive micro-climate. Development to be directly located at the back of spacious rear of the building is of particular concern as it comprises quality llink through to the Civic offices in Lichfield Street. • Justification: Continuation of office corridor with link through to pavements to create a strongly enclosed streetscape. Towers an unattractive extension and is highly visible, fronting onto • Justification: New office provision for Walsall. Link with town centre via Hatherton Street. should be positioned on plinths to create continuous frontage Littleton Way. existing civic uses in Lichfield Street • Planning issues: Change of use from existing licensed use. environment and attractive micro-climate. • Planning issues: Change of use • Market viability: Mixed use – incorporating leisure use is • Justification: Introduces a mixed use element to the office Cross-cutting initiatives: Walsall Regeneration company’s • Market viability: Offices are considered viable for this location. considered viable for this location. corridor. Located opposite the Persimmon Housing scheme proposals for the office corridor. • Community aspirations: None specifically • Community aspirations: None specifically • Planning issues: Change of use for some properties • Deliverability: Part of this site is owned by the Council along • Deliverability: Acquisition of 3rd party landholdings required • Market viability: High density residential use opposite to Delivery: The overall delivery of the office corridor is subject with two private holdings, one of which is Persimmon Homes. which could delay delivery process. The Council owns part Persimmon Homes site. to market interest. Marketing of Walsall as an attractive office The Council should work with the Police/Magistrates Court to of the site. Council will need to establish a case and identify • Community aspirations: Objection to loss of Littleton Arms destination will be critical. A change of perception of the borough assemble the site. A feasibility study needs to be undertaken finance for purchasing the 3rd party interests, or a developer Pub. is necessary. The introduction of public realm improvement to consider the viability of a new plice/magistrates use for this partner could be identified at an early stage to take forward • Deliverability: This site is largely owned by the Council or by projects within the office corridor as set out in Project 23, but also site. This needs to be considered alongside the potential for acquisition. A planning brief could be prepared to guide future the government funded organisation, Sure Start. The Littleton throughout the borough as proposed in this UDF will contribute part residential redevelopment given Persimmon’s interest in development on the site. Arms public house and neighbouring buildings are privately towards the much-needed transformation of Walsall’s image and the site. They will be seeking a high value for their land. The owned. Acquisition of 3rd party landholdings required which help to attract investment. Further advice in relation to marketing feasibility study needs to be considered alongside a feasibility could delay delivery process. The Council owns part of of Walsall is included in Chapter 8. of the existing site for the Police/Magistrates services to the site. Council will need to establish a case and identify identify that sufficient funds will be realised from the disposal finance for purchasing the 3rd party interests, or a developer of that site to fund the redevelopment of this site. Consider partner could be identified at an early stage to take forward the possibility of a land swap with Persimmon for residential acquisition. We would recommend that this site be the subject development sites to the north of Littleton Street subject to of a planning brief to give guidance on the nature and extent this achieving S.123 and best consideration issues. The of residential development. Police/Magistrates Court will need to go through the OJEU procurement process to identify the eventual developer for the site. Prepare a Planning Brief to guide future development. This site could be delivered within a shorter timescale of 3 – 5 years, although it is recognised that there will be procedural matters to be dealt with in terms of confirming this site as the 67 future location for the Police/Magistrates Court that could delay matters.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 30 Arboretum junction Option 2 Introduction of an art, lighting and landscaping scheme to enhance Location: Lichfield Street / Littleton Street East junction the pedestrian route between the Arboretum and town centre. The concept is as follows: Project objectives: The Arboretum roundabout forms a critical link between Walsall town centre and the Arboretum – one of • Minimise the visual impact of the junction by introducing the town’s key features. It also forms a key gateway when a neutral colour scheme throughout the junction area i.e. approaching the town from the north and east (Lichfield, Aldridge pedestrian islands paved throughout (no grassed areas), and beyond). Several studies highlight the importance of this potential surface dressing on the carriageway that blends link. In its present form, the large grassed roundabout forms a in with the pavement surface; tactile paving in same tone as reasonable setting to the Grade 1 listed entrance building of the pavement surfacing; and minimising clutter , i.e. exclude all Arboretum. However, pedestrian crossings do not follow desire guardrail from the scheme, rationalise signage etc. lines. The junction is subject to alterations under the TCTP • Introduction of an animated floorscape: In conjunction with scheme. This proposes to replace the existing roundabout with a other measures to improve the footway illumination for 5-arm signalled junction. pedestrians we recommend the installation of a network of decorative points of light capable of responding to changes The scheme is driven by desire to relieve congestion, but seems in the seasons, events at the arboretum or environmental to have ignored other regeneration consideration such as the Project 30 Option 1a conditions such as weather or traffic flows. These forms of quality of the urban environment and pedestrian links with the networks in paving are sustainable and low maintenance but Arboretum. The mass of tarmac and associated highway clutter it is advisable to seek specialist dedicated maintenance of will severely compromise the setting of the Arboretum building and assets such as this. Specialist knowledge is required but a make for a very poor gateway into the town. Pedestrian crossing direct relationship with a specialist maintenance crew would will involve negotiating 7 to 8 separate lights and road crossing. probably be for efficient and cost effective in the long run. Potential to review the decision to implement this scheme should • Introduction an art trail depicting the best route to the be explored. However, it is accepted that this may no longer Arboretum with a distinct reference to the park. This may be possible. The project set out below would therefore work include a variety of measures, such as cladding the bases of on the assumption that the proposed highway scheme will be pedestrian signal posts in copper, as an artful interpretation of implemented. Theme 2 trees; scribing a “chain of poetry” in the pavement, or installing attractive and informative plaques at the base of signal Project description: columns.

Option 1 Cross-cutting initiatives: Introduction of pedestrian bridge that sweeps across the junction • TCTP proposals (Red Route Package 1) and provides a direct link between the Arboretum and Lichﬁeld • Big Lottery Fund Street car park. Option 1a illustrates the pedestrian bridge crossing the Arboretum wall to land in the park. Although the Deliverability: Immediate negations with TCTP team necessary to Arboretum walls are part of a listed structure, we feel this option deliver (part of) proposals through existing scheme. Project 30 Option 1b is preferable to option 1b, in which the bridge comes down to the pavement in front of the Arboretum. This is because it an attractive, inviting and easily accessible pedestrian ramp will be much easier to realise when starting the approach within the spacious park.

Project 30 Option 2 A grid of interactive lights set in the footway

68 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Walsall Urban Park

Project 31 Arboretum entrance Project 32 Mellish Roundabout Investigates the opportunity for grant funding to support restoration work. The Council should support the planning Location: Arboretum roundabout Location: Aldridge Road / Lichﬁeld Road junction case for the conversion of the property to residential use. In the current market, this property would be expected to come Project objectives: To enhance setting and visibility of this Project objectives: This is a key gateway site into Walsall when forward within the medium term. landmark building. Theme 2. approaching from the north and east. The former Methodist Church makes for an imposing gateway building were it nor for Cross-cutting initiatives: none. Project description: Floodlight with white light its poor state of repair. It typiﬁes people’s perception that Walsall is run down and lacks investment and should be restored ASAP. Deliverability: Early delivery needed of public realm proposals to Cross-cutting initiatives: None Theme 1 and 2 – Gateway Site kick-start renovation and conversion of former church.

Deliverability: Subject to funding, this development could be an Project description: early win. Public realm • Enhance setting of the building by removing planters and introducing high quality pavement around the building. Wall of water as attractions and to • Light the building with white floodlight drown out traffic noise • Continue the avenue of trees along the A454 Aldridge Road on Church restored, converted and floodlighted the green strip along Moss Close and in space in front of the church to frame views • Remove the shrubs from the pocket park south of the Gardens opened up - different angles New square in front of the church roundabout to open up this green space as a gateway feature. introduced responding to view lines Introduce artwork originally planned for the centre of the upon approach from A461 roundabout in these gardens if appropriate. This may have a water theme to refer to the Arboretum. Planter removed and high quality surface materials introduced • Introduce line of trees on the green pocket park to enhance and frame views of proposed artwork.

Redevelopment proposals • Site description: Former Methodist Church currently vacant and in poor state of repair. • WRC proposals: None • Land ownership: 3rd party ownership Project 31 Pride in heritage: Feature lighting of Arboretum • Land use proposal: Conversion to residential apartments entrance • Justification: Adjacent to residential area and would offer an attractive reuse of the building • Planning issues: Currently has a planning permission for office uses • Market viability: Conversion to residential use considered appropriate for this location and more financially viable than other uses. • Community aspirations: Strong desire to see the old church brought back into use. • Deliverability: We would recommend that a dialogue be 69 established with the owner to determine their current Line of trees to focus views on church aspirations in relation to the site. A planning permission for a change of use to residential will be required if a residential conversion is to be achieved. It is noted that there will be substantial costs relating to rectifying the subsidence and that this is delaying progress. We recommend that the Council Project 32 Creating a welcoming gateway utilising existing features

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 33 Walsall Urban Park • Review of the area and introduction of physical links between Project 34 Railway viaduct the various attractions. New uses should be introduced, Location: The countryside around the communities of Rushall, including the mooring and leisure facilities at Longwood basin Location: Lichfield Road Shelfield, Walsall Wood and Aldridge and maps and leaflets produced. • Restoration of landfill sites in accordance with planning Project objectives: The first in a series of ‘Light, water and Project objectives: The open countryside is one of the boroughs permissions and monitoring of conditions and introduction of greenery’ gateway projects to celebrate the arrival into Walsall. key features and includes several recreational and cultural recreational activities; Theme 2. facilities, such as Rushall Hall, two Nature Reserves, the canal, • Introduction of direct access to countryside and activities from public footpath sailing lake, golf course and Arboretum. This area the A461 and A454. This should include small car parking Project description: The curved surface of the viaduct is should be marketed and presented as a continuous “Urban Park” areas. These should be clearly signposted with a (pictorial) skewed at an angle over the carriageway creating an elegant and its profile and accessibility from the A454 and A461 raised / summary of the attractions displayed; canopy over the road surface. The bridge itself is of a very dark improved. The communities within them should strengthen the • Improve landscaping on the verges of the section of the brick and would not illuminate effectively. Our proposal is to links with the countryside and raise their profile as individual A461 between the communities to make the countryside create a vaulted ceiling of small dots of light capable of changing communities. Themes 2 and 3. more distinct and visible and increase the contrast between colour individually. The luminaires are installed on lengths of low development and open countryside. This could include profile flexible conduit. Made from tough polycarbonate they are Project description: This project consists of a number of removal of shrubs and seeding of wild flowers; resistant to impact and are very low profile. Linked to a vibration individual projects: • Introduction of “village signs” and the entrance and exits of the sensor the lighting changes colour when trains use the bridge. four communities. The lighting will also provide safety and security lighting by raising general illumination under the bridge. Cross-cutting initiatives: These include: Cross-cutting initiatives: none. EXISTING • WMBC Arts and Communities Team work on village signing • Proposals for marina at Longwood basin Deliverability: Subject to funding, a potential early win. • Proposals for the Black Country Urban Park (Black Country – See it in Colour) • Proposals for the regeneration of land fill sites.

Deliverability: The various component of the project may be delivered in the short, medium and long term. Further study should be commissioned to review opportunities for the introduction of new activities, locate new access points and pedestrian / cycle / bridle paths, prepare design guidance, advise PROPOSED on marketing etc.

Project 34 Lights change colour when a train passess overhead Project 33 Opening up views and access to the Walsall Urban Park from the A461 and A454

70 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 35 Rushall local centre Cross-cutting initiatives: Walsall Red Route proposals - Project 36 Timber yard Package 2. Location: Rushall Location: Rushall Deliverability: Immediate coordination with Red Route team Project objectives: To improve the ‘village’ feel of this local necessary to ensure aspirations are taken on board when Project objectives: Improved road frontage. Theme 1- Piecemeal centre and enhance pedestrian accessibility. Themes 2 and 3 formulating “Route Strategy” (Sep-Nov ’06). Funding approval in site 2008, delivery in following years. Project description: Project description: • Introduction of a 20mph zone in the local centre. • Site description: Timber Yard, Rushall, currently vacant. • Dramatic changes to road configuration and junction layout, • WRC proposals: None including a new link to Station Road. This will serve to reduce • Land ownership: Westbury Homes (now Persimmon Homes) carriageway widths and accommodate widening of pavements • Land use proposal: Residential development and improved pedestrian crossing facilities. • Design comments: Development has to complement suburban • All pavements and newly created spaces to be repaved. character of Rushall – i.e. medium density and set back from • The triangular area at the junction with Pelsall Lane to be road behind attractive gardens. completely relandscaped • Justification: Opportunity to improve the appearance of this • Introduction of feature lighting to existing light columns as out part of the road frontage with new development in Chapter 6, Theme 2, Lighting. • Planning issues: Planning permission recently refused for residential use • Market viability: Residential development is considered Station Road realigned appropriate. Access issues need to be resolved. • Community aspirations: No specific comment

Areas to be designed with the local Cross-cutting initiatives: none community - could include hard landscaping, lawns or car parking Deliverability: It is expected that a revised planning application will come forward for this site shortly with the access issues addressed.

Pavements widened 71

Road narrowed throughout and trafﬁc calming introduced Project 35 Enhancing local communties

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 37 Travis Perkins site Project 38 Shelfield development sites

Location: Between Rushall and Shelﬁeld Location: Shelﬁeld

Project objectives: To safeguard existing green corridor and Project objectives: Improved road frontage. Theme 1- Piecemeal separate nature of communities in anticipating of the potential site future redevelopment of (part of the) Travis Perkins. Themes 1 and 3 - Site of Influence Project description: • Site description: Some of these sites are occupied and some Project description: are vacant. • Site description: Travis Perkins site and derelict dwelling to the Residential development • WRC proposals: None northeast. on Travis Perkins site • Land ownership: Council owned/3rd party ownership • WRC proposals: none overlooks new local park • Land use proposal: Residential development • Land ownership: 3rd party single ownership. • Design comments: Development has to complement suburban • Land use proposal: Part residential and part retention of green A new community park serves as a character of the area. space link between the countryside (Walsall • Justification: Opportunity to improve appearance of these sites • Design comments: Introduction of a communal green space Urban Park) to the east and west of by providing development in keeping with neighbouring uses. the A461 and safeguards the physical with attractive road frontage on A461 on existing green belt • Planning issues: Change of use required for some of these seperation of Rushall and Shelfied land. Residential development to north and south orientated sites. to overlook this space. Green link created with countryside to • Market viability: Residential uses would be considered viable west. Visual and physical links with open space to east of the for these sites. road. Green space to be incorporated in Walsall Urban Park. • Community aspirations: No specific comment • Justification: To secure retention of green corridor dividing Rushall and Shelfield and create a better links between the Cross-cutting initiatives: none two communities and the proposed Walsall Urban Park • Planning issues: Change of use Deliverability: The Council owns two of these sites: the • Market viability: Residential use would be viable for this neighbourhood office on Mill road and the Social Services Office location. on Willows Road. Both of these sites could be brought to the • Community aspirations: Keen to retain distinction between the market in a short timescale depending on the relocation needs of two communities the services concerned. Preparation of planning briefs for those sites that are not delivered independently Cross-cutting initiatives: none.

Deliverability: Not of high priority, but important to prepare design brief in anticipation of potential relocation of Travis Perkins and subsequent redevelopment of their sites.

New development overlooks park

Project 37 Strengthening the link between communities and the Walsall urban Park

72 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 39 Shelfield village centre Project 40 Wasall Wood village entrance Project 41 Project 42 Walsall Wood local centres

Location: Shelfield Location: Lichfield Road, south of Walsall Wood (including Location: Canal crossing Location: Walsall Wood High Street and Streets Corner Baron’s Court Trading Estate) Project objectives: Improve pedestrian accessibility in village See Project 11 Project objectives: To enhance accessibility and environment of centre. Theme 3 Project objectives: To create a more attractive road frontage these local centres. Themes 2 and 3 and entrance into Walsall Woods. Themes 1, 2 and 3 - Site of Project description: Influence Project description: • Introduce 20mh zone • Introduce pedestrian phase to Mill Road / Spring Road Project description: • Introduce 20mph zone junction Development proposals • Resurface pavements • Introduction of feature lighting to existing light columns as out • Site description: Walsall Wood, including the Barons Court • Where pavement width allow, introduce on-street parking in in Chapter 6, Theme 2, Lighting. Trading Estate and other industrial / retail units formalised bays • WRC proposals: None • Introduce street trees where possible Cross-cutting initiatives: Walsall Red Route proposals - • Land ownership: 3rd party ownership • Introduce of feature lighting to existing light columns as out in Package 2. • Land use proposal: Residential led mixed use development Chapter 6, Theme 2, Lighting • Design comments: New medium density development with • Review opportunities for the re-use of the former Deliverability: Immediate coordination with Red Route team enhance visual and physical links to the canal. Neighbourhood Office in High Street necessary to ensure aspirations are taken on board when • Justification: Existing residential is poor quality and • Relocate lorry park and resurface the site and redevelop site formulating “Route Strategy” (Sep-Nov ’06). Funding approval in inappropriate for the location. Opportunity for transformational for development and short-stay car parking to improve access 2008, delivery in following years. change to the appearance of the road. to High Street shops. • Planning issues: Loss of employment uses • Market viability: Residential use would be viable for this location with some local service provision • Community aspirations: The consultation identified that members of the local community are keen to see visual improvements to this area

Public realm proposals If redevelopment is not viable in the short/medium term, improvement to the forecourt of the units should be sought.

Cross-cutting initiatives: None

Deliverability: The Barons Court Trading Estate is owned by Darvist Estates and provides an attractive investment opportunity for them. Whilst they have no plans for redevelopment at present, they may consider this option should a more ﬁnancially viable use be proposed. The units are let on short term leases suggesting that the costs of securing vacant possession would not be extensive. This site could be brought forward in conjunction with the owner through the preparation of a planning brief. One of the sites, to the east of the A461 already has a planning permission for 33 residential units. The other sites would be expected to 73 come forward independently, following the delivery of the ﬁrst site that already has a planning consent. Alternatively, planning briefs could be prepared for these sites.

Project 42 Proposals to enhance Walsall Wood High Street

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Cross-cutting initiatives: Project 43 Corridor Park Cross-cutting initiatives: Walsall Strategic Regeneration • Walsall Borough Parking Strategy in relation to removal / Framework proposals for redevelopment of the Maybrook relocation of the lorry park. Location: Walsall Wood Industrial Estate • Red Route Package 2 Project objectives: Creating a green corridor park linking Deliverability: Improvements to the existing park should be Deliverability: Immediate coordination with Red Route team Clayhanger Common with the proposed ‘Urban Park via Rushall delivered in the short term. Other proposals dependant on necessary to ensure aspirations are taken on board when Canal, Oak Park and Walsall Wood cemetery and allotments. Maybrook / Vigo sites to come forward formulating “Route Strategy” (Sep-Nov ’06). Funding approval in Themes 2 and 3. 2008, delivery in following years. Project description: Improved park road frontage on A461. Introduce pedestrian and cycle path with appropriate landscaping along the route. Integrate the corridor proposals within a EXISTING potential planning and development brief for the redevelopment / improvement of the Maybrook Industrial Estate. In the long term, landﬁll works south of Vigo should be restored and included in the proposed Urban Park. In the short term, and alternative link to Rushall canal via Queens Street and Hollanders Bridge should be promoted. New link through (potential redeveloped) industrial estate

Canal bridge

Landﬁll site incorporated in PROPOSED Urban Park A461

A461

Tree-lined pedestrian and cycle path introduced, linking Oak Park and Walsall Urban Park across the road corridor.

Project 43 Enhancing existing links and green spaces Project 42 Introducing on-street parking where carriageway and / or pavement widths allow in Streets Corner

74 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 44 Walsall Wood library Project 45 Somerfield development Project 46 Shire Oak site Project 47 Canal Bridge

Location: Walsall Wood Location: Streets Corner Location: Shire Oak junction Location: A454

Project objectives: Improved road frontage in the village centre. Project objectives: The Somerfield supermarket is a very poor Project objectives: Introduction of an attractive development See project 11 Themes 1 and 3 - Piecemeal site quality development on a highly visible site. This project seeks to frontage that welcomes people to the borough. Theme 1 - improve the quality of environment of this gateway site. Theme 1 Gateway Site Project description: and 3 - Gateway Site Project 48 Aldridge village gateway • Site description: Existing low quality library building Project description: • WRC proposals: None Project description: • Site description: Vacant site, former motor trade Location: Bostly Lane / Walsall Road entrance • Land ownership: Council ownership Redevelopment proposals • WRC proposals: none • Land use proposal: Residential development • Site description: Somerfield supermarket on Corner of Lichfield • Land ownership: 3rd party ownership Project objectives: An improved entrance into Aldridge. Themes • Design comment: New scheme to create attractive road frontage Road/Salters Lane. Existing retail with two storey residential/ • Land use proposal: Mixed use to provide active frontage. 2 and 3 appropriate to its location. dance floor above. Approximately 0.6 ha. • Design comments: Layout of site subject to proposals for • Justification: Opportunity to improve the appearance of this • WRC proposals: None Brownhills Bypass. High quality architecture and public Project description: Resurfacing of existing space including frontage by replacing the existing building with new development. • Land ownership: 3rd party ownership realm needed to reflect gateway location. Scale to reflect a mixture of grass and paving. Potential location for public art • Planning issues: Loss of community service • Land use proposal: New retail including small supermarket neighbouring buildings, including the Shire Oak pub. realting to the hsitory and attractions of Aldridge. • Market viability: A small residential apartment scheme would be with residential above. • Justification: Prominent site with frontages to Chester Road considered viable for this site. • Justification: This is a declining and ageing local centre which and Lichfield Road. Opportunity for community activity to be Cross-cutting initiatives: none • Community aspirations: No specific comment although it fulfils its function will in time need to be upgraded maintained through mixed use scheme to provide more modern floorspace. • Planning issues: none Deliverability: Area to be designed in close consultation with the Cross-cutting initiatives: None • Planning issues: Similar use to existing but must recognise • Market viability: Mixed use is viable for this location. local community. Subject to funding a possible early win. that increased density is required to support the financial • Community aspirations: none Deliverability: The Council is able to control the delivery of this site viability. subject to the re-provision of the Library service elsewhere. Recently • Market viability: The extent of new retail and residential would Cross-cutting initiatives: Proposals for Brownhills bypass. a site has been found in close proximity to Walsall High Street. need to be sufficient to demonstrate financial viability of a redevelopment. Deliverability: Need to clarify the requirement for Brownhills • Community aspirations: Keen to see the current building bypass road scheme to determine the opportunity for other redeveloped. Desire for more attractive residential development. Contact with owner to determine aspiration for development than on opposite corner. scheme. Prepare planning brief to advise on future use of the site. Public realm proposals If redevelopment is not viable in the short/medium term, improvement to public realm and faced of the buidling should be sought.

Cross-cutting initiatives: None

Deliverability: Establish a dialogue with the owner to secure interest in redevelopment. A Planning Brief should be prepared which should consider the need for additional food retail space and greater residential development above.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 49 Green verges Project 50 Aldridge bypass Project 51 Anchor Meadow Sports Ground

Location: Walsall Road, Aldridge Location: Aldridge town centre Location: Aldridge town centre

Project objectives: Protect existing green verges from damage Project objectives: To create an improved road environment Project objectives: To create a stronger visual link between the caused by car parking. Theme 2. A454 town centre by-pass and Aldridge town centre through an Project description: Introduction of feature lighting to existing improved presentation of the important green space facility on the Project description: Introduce low level wooden bollards to light columns as out in Chapter 6, Theme 2, Lighting. road. Theme 3. prevent cars from accessing the verges Cross-cutting initiatives: none. Project description: Introduce tree lined route between town Cross-cutting initiatives: none. centre and the sport grounds. Remove part of the boundary wall Deliverability: Subject to funding, potential early win on the A454 and replace by spacious steps. Introduce pedestrian Deliverability: Subject to funding and consultation with local crossing and a spacious and welcoming entrance to the park. residents Cross-cutting initiatives: none.

Deliverability: Subject to funding, medium priority

Spacious steps down to road level High proﬁle entrance to Meadow Grounds Line of trees through car park create visual link across the road to Meadow Grounds

Road crossing

Project 50 Introducing feature lighting to existing columns to enhance community identity Project 51 Creating a pedestrian link between Anchor Meadow and Aldridge district centre

76 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Project 52 High Street site Project 53 Aldridge Conservation Area

Location: Aldridge town centre Location: Aldridge town centre

Project objectives: To create a more attractive development Project objectives: Although some distance from the borough frontage on the A454 town centre by-pass. Themes 1 and 3 boundary, the historic core of Aldridge form a natural and - Gateway site attractive gateway to the Walsall borough, which should be enhanced. Theme 2 Project description: • Site description: Vacant site on corner of Aldridge Bypass and Project description: High Street. Approximately 0.37 ha. • Flood lighting of St Mary’s Church Moot House • WRC proposals: None • Improved hard and soft landscaping of the Croft • Land ownership: 3rd party ownership • Resurfacing of road an pavements surfaces using a palette of • Land use proposal: Retail/café use at ground floor with 2 materials sensitive to the historic environment storey residential above. (Note: pre-application discussions • Improvement to buildings and structures as required have been held with Planning Department) • Design comment: Important to realise a double frontage positively addressing both the High Street as well as the A454 Cross-cutting strategies: none by-pass • Justification: Good linkages to the town centre, creating a Deliverability: Subject to funding, potential early win mixed use scheme to provide active frontage. • Planning issues: UDP identifies the site for redevelopment • Market viability: Retail/café is the more viable use for this at ground floor. Alternative community/service uses may be appropriate for ground floor. Offices are not considered viable for this location given the amount of available space that already exists within Aldridge. • Community aspirations: Supportive of proposed scheme

Cross-cutting initiatives: Walsall Strategic Regeneration Framework also proposes redevelopment of this site.

Deliverability: Discussions should be held with the owner to identify their current proposals for the site. If the owner is actively working on a solution at present, delivery could be within the next year. Recommend that the Council supports these proposals if the owner brings them forward through the planning process.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 0Delivery8 of the projects Introduction This change in “feel” of an area can quite often be influenced by the public Piecemeal Sites sector through environmental improvements as a first stage in a development This chapter sets out delivery strategies for the Theme 1, 2 and 3 proposals and strategy. This work combined with marketing and promotion of the economic The remaining sites are those which have not specific or identifiable theme but includes a implementation chart highlighting the timescale for implementation. advantages of the town and specific locational benefits of the development will still need to be brought for ward for redevelopment in the medium to long opportunity combine to become a powerful message that an area is changing. term. The delivery of these sites will hopefully occur by the owners themselves The nature of the projects outlined in Chapter 7 varies considerably – the Depending on the specific site, additional physical works can be undertaken such taking action and bringing them forward as a knock on effect of the successful mechanisms to deliver the projects will vary as well. However, critical to all as infrastructure/ services etc to increase the attractiveness and ease of delivery implementation of the gateway sites and other major development sites. will be careful coordination of the projects with other proposals and strategies of a site. Alternatively, they can be supported by their inclusion in a wider planning policy currently being pursues and have been identified under the heading “cross- context or through economic development marketing support. cutting initiatives”. The opportunity may arise to utilise grant funding towards the urban environmental improvements. Where the Council owns the whole or part of a site, there is the potential for a greater degree of influence and control regarding Making the Market Delivery of Theme 1 projects – Development the delivery of any new development. Where this is not the case, however, there may be the need for intervention such as using a SPD to bring forward the In order to achieve the aims to stimulate new development and investment, opportunity sites appropriate development. Some of these development opportunities are already there needs to be recognition that the market is not currently fulfilling its role known to the Council and are being pursued with landowners. in stimulating the required level of activity. This has, to a large extent, been In order to create a meaningful and useful Implementation Strategy it is recognised given the existence of Walsall URC, however this commitment needs necessary to identify the key attributes of the main groups of sites and devise to be translated into specific actions within the Implementation Plan. appropriate bespoke delivery advice accordingly. Sites of Influence Many towns and cities, which have undergone transformation change in the last The sites have been grouped in to three categories: Gateway Sites, Sites of These sites can be identified by their ability to deliver transformational change. 20 years, have relied on public sector intervention to bring forward a supply of Influence and Piecemeal Sites. This grouping has been based on a combination This can be through sheer physical attributes such as size which provides the development land and new property. Such action forms the first phase in the of site specific characteristics and the future roles/ functions of the sites. The opportunity for redevelopment on such a scale which will change the role and provision of a supply of available accommodation to support the wider marketing characteristics of the groups are described in more detail below: function of an area; or visibility and profile where new development or land use of the town image and profile as a changing location. It is essential to provide can change the identity of an area. such product to showcase to interested inward investors etc.

Gateway Sites In addition such attributes can also relate to economic function – the ability to The public sector partners will need to become lead partners in activity such relocate or attract new occupiers to an area or establish a new form of economic as the provision of infrastructure to open up sites, contribution to abnormal The underlying definition / identification of a gateway site is influenced by both activity to regenerate an area. development costs such as ground remediation and involvement with the urban design criteria and development criteria. Such a site can form a true provision of speculative development. This supply led activity can be undertaken gateway role to an area in urban design terms by identifying a transition in To some extent these site identify themselves and a good example is the in partnership with the private sector. Inevitably this will involve public sector area between suburban and urban, periphery and town centre. This locational redevelopment of the WALCAT site for a new Tesco store which will act as a financial support, perhaps through the provision of land at below market levels attribute can be defined by hard and soft landscaping treatments to create a catalyst for the transformation of Walsall as a whole. This momentum will be or nil value to stimulate developers to commit to build out speculative units. This physical change in identity and form a key role in identify changing roles of supported by the release of the significant development proposals along the could well be the case for early units at the Office Corridor in order to establish a places. The development of such gateway sites can reinforce the physical Office Corridor which aim to meet the needs of the 21st century office market. critical mass of activity and build the new profile for the town. location of a gateway but we also believe that developments can become Their size will provide a critical mass of space and begin to identify Walsall as a gateways in their own right. The change in developed form and supporting serious contender in the office market for the West Midlands. This “market making” is part of the process of increasing Walsall’s land use provides a powerful indication of a changing role of an area – the competitiveness and is a necessary part of stimulating interest in the town by transition between countryside and working industrial area – the change between Where these sites are owned or controlled by the Council they offer opportunities developers, occupiers and funders. However in the first instance it is usual that residential suburbs and a mixed town centre area. that can be delivered in a relative short timescale by the Council identifying initial developer interest is shown from developers at a local and regional level. developer partners to deliver the new development. Where these are owned This is due to the fact they are more aware of the level of return achievable in The most powerful result of changing the identity and perception of an area by third parties, the Council can assist in bringing these forward through the Walsall and given it is often their main area of development activity are more is gained by a combination of using both urban design and development in implementation of SPD for the site, or through the use of CPO powers. In its willing to take a speculative view on new opportunities. Such developers need a gateway location. Whilst the location of such actions can be physically capacity as local authority, and through its Economic Development remit the to be kept informed of the processes and included in the consultation periods to concentrated, the timing of these urban design and development actions can be Council can assist in marketing these sites where appropriate to attract inward enable first hand market feedback. varied. Quite often the change in perception of an area can be stimulated by investment. There is also the potential to work in partnership with major a change in the “feel” of a place by using urban design techniques – planting, landowners to bring forward such sites. When considering the selection of development priorities, it is necessary to signage etc which will then encourage a change in perception to an area as a ensure there is a broad range of uses and investment lot sizes. This will result in potential development site. a range of scheme types which will stimulate interest from a range of occupiers and should be tailored to the spatial requirements of non represented but

78 Colin Buchanan | Walsall A454 & A461 Urban Design Framework targeted occupiers. Such schemes will also generate a range of investment lot Much of this information is already available and probably distributed through Consideration should be given as to whether a separate ‘Business Guide’ is sizes, it is often easier to attract non represented funds into a new town with a the Council, but mechanisms need to be put in place that will provide for regular needed, or this information should be included in existing brochures/publications. lower lot size to allow for the spreading of risk. updating based on feedback from the market. If it is decided to produce something new, we would recommend a folder format, allowing individual topic sheets to be regularly updated and customised to meet The public sector partners will also need to support the development process ”What type of enquiries are coming forward, and what are those enquiring looking particular needs. through the implementation of a range of public realm measures. This point for? “ relates back to improving the perceptions of those private sector bodies which The target market should be refined continually, through a process of interaction have shown, and may show, an interest in Walsall. If the main gateways “What are the implications of this for the content of the message about Walsall between research at – and feedback from - the regional and sub-regional levels, and corridor routes have been improved, if the site is surrounded by well a ….and for the way in which the message is presented?”” and experience gained in promoting Walsall. maintained and clean environment, then they will gain a better perception of The provision of other pertinent information is also useful for businesses and the area. This will, in turn also relate to potential occupiers and influence their individuals, especially if they are considering relocation. Such information could If one does not exist within the Council the creation of an operational contacts decision to occupy. Such an approach shows the interrelated nature of creating include: database based on enquiries received, which highlights key names for re- the right climate for investment which needs to be “championed” by the public contacting at specified intervals, should be regarded as one of the early core sector. • new residential developments tasks. • leisure and cultural attractions and activities • support services such as childcare provision etc. Different media channels/journals should be approached, taking advice from the Improving Walsall’s Profile and Competitive Edge Council’s and URC’s media advisors and other organisations with relevant recent experience. Part of the message is intended to raise awareness and confidence Specific action plans identifying the ways in which the individual development Requirements for Marketing Development Opportunities within the town: the local paper can play a key role. opportunities can be brought forward provide detail at the micro scale. It is also necessary to consider actions which can be taken at the macro level, i.e. regional Within the wider marketing campaign to reposition Walsall, a sub set will be Regional and sub-regional business publications regularly seek content – articles and sub regional level. This will assist in enhancing the competitiveness and the promotion of the specific development opportunities. In physical terms, this which can be used to ‘sell’ new products, or highlight recent successes, or attractiveness of the town to external occupiers, investors and developers. relates to the range of development opportunities offered with the Gateway and longer features/ supplements on the changing economic role of Walsall. . The Sites of Influence. In perception terms this is ensuring that Walsall is seen as a development opportunities should be regularly advertised in the commercial The key to the success of Walsall will be the ability to market the unique place to do business. property press to stimulate demand in the property market and raise the profile of opportunities the town and environs has to offer. Fundamentally this relates Walsall to developers and investors. to issues such as locational advantages and quality of life issues which, when When a broad marketing strategy has been set out, a staged plan of action can combined with key socio economic can create a powerful message across the be developed within these parameters. This can be refined and taken further as commercial spectrum. more sites come forward and are developed. This will need to be coordinated with site owners and developers who have been identified as key partners. Generally this will relate to the positioning of Walsall within the commercial market which will influence the perceptions of developers, occupiers and Target Markets investors. Quite often decisions not to invest can be made on the grounds of The championing of the town by the leading Public Sector partners needs insufficient information or lack of understanding of the future strategy for a town. to be supported by real progress with the development sites. Opening up Therefore it is vital to raise the market’s awareness of the skills, facilities and key sites in the town will provide reinforcement to the message of change. opportunities for economic growth. There are a number of ways in which this can Effective marketing requires this message across to different audiences, be undertaken and coordinated as part of a wider marketing strategy to promote using appropriate, cost-effective, media. It will require some money, but also Walsall. persistence and the capacity to tailor the style and content to specific target groups and changing circumstances. The Walsall message and product will need From a commercial property market perspective and to provide information to to be placed at regional level, with Walsall URC and AWM, as well as in the sub inward investors, we would expect to include information on the wider area, as region, and with property agents and other intermediaries outside as well as well as Walsall itself, and cover: inside the region.

• current and future availability of sites and premises This could be used as an early generic promotion through the property press, or 79 • labour skills, availability and catchment areas addressed direct to key agents. It should utilise quotes from named individuals • town and population profile: communications, including rail links and and companies in the town. As sites and premises were brought on stream, broadband availability; schools’ performance; colleges and training; HE activity could be increased, the content behind the message made more specific, access and other facilities in the town centre and surrounding area and the message directed to key target business groups. • financial and professional service assistance including key contacts in the Coun cil and URC, with Business Link, AWM, Local Strategic Partnership etc..

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 79 Delivery of Theme 2 project – Improvements of As an integrated part of the Borough Strategic Partnership’s strategy, the Delivery of Theme 3 projects – Transport / programme’s outcomes should be considered for integration into the Local the public realm Area Agreement (LAA). The programme could contribute most appropriately to community projects the two following priority blocks of the LAA: Safer and Stronger Communities; There a number of key issues to ensure the delivery of projects in these and Economic Development and Enterprise. This would enable funding to be It is envisaged that the key means of delivery of the Theme 3 projects will categories as set out in further detail below. allocated from the LAA programme to support other objectives within the LAA. be through the Red Routes programme. Red Routes are primarily aimed at The Council should also consider the appropriateness of incorporating the improving journey times and journey reliability for bus and other vehicles. programme outcomes into ‘stretch targets’ as part of the Local Public Service However there are a host of other secondary measures that are considered when Project management Agreement (LPSA), which would also enable additional funding to be secured they can demonstrate an economic benefit. This includes schemes that: from central government. The number and range of projects within this Theme will require co-ordination • Improve road safety; from within the Council or the Walsall Borough Strategic Partnership (WBSP). It Funding allocations from mainstream local sources would strengthen the case for • Enhance pedestrian facilities; is recommended that an appropriate Project Manager is identified to co-ordinate external grant funding. The following mainstream sources may be applicable: • Provide better parking facilities (especially when delays are caused due to the implementation plan, to develop a project programme, identify partners, illegal parking); investigate funding, and establish project teams where necessary to implement • Walsall Strategic Regeneration Framework • Improve the street scene, including improved signage, footway surfacing etc. projects. This Project Manager should report to an appropriate Corporate Director • Walsall Borough Strategic Partnership at the Council to ensure that cross-departmental boundaries can be negotiated • Walsall Regeneration Company The development of a comprehensive £120m West Midlands Red Route effectively and implementation achieved on target. The Project Manager and • Highways Agency Network forms a key part of the West Midlands Local Transport Plan (LTP). It Corporate Director should be accountable to the Local Strategic Partnership, • West Midlands Local Transport Plan is proposed to implement the Red Route network in phases over a seven year which will also ensure that the programme is owned by the Partnership and that period. Package 1 of the proposed Red Route network proposes schemes for partners are committed to its implementation. Funding from these sources could be matched by contributions from the private the complete inner ring road in Walsall and the A454 corridor west of Walsall sector (landowners, site operators) and from national grants, e.g.: town centre, including the conversion of the A4148/A461 signalised junction to a For larger projects within the programme, the Project Manager should establish roundabout. project teams with representation from relevant Council departments and • Arts Council England (National Lottery) external partners, including other public sector agencies and the private sector. • Heritage Lottery Fund (Your Heritage, Heritage Fund, Local Heritage Package 2 includes the A461 and A454 corridors east of Walsall town centre. The The project teams would be accountable to the WBSP through the Project Initiative) key activities for the Package 2 programme which require inputs from the local Manager. • Big Lottery Fund (Changing Spaces, Parks for People) authorities include “Undertaking a route appraisal” and “Develop of a route plan • Awards for All (National Lottery) using appraisal tool and output draft scheme costs and benefits” (Figure 8.1).

Funding sources The route appraisals envisage an assessment being undertaken of all the problems and issues in a “whole route” context leading to the adoption of a In order to be realised, this Theme will need to be integrated into the Management and maintenance route strategy. This will then be used to develop a route plan when schemes environmental and arts strategic frameworks for the Borough. This will ensure and options are assessed and allocated to appropriate programmes and funding that the objectives of the programme are consistent with and complement Funding from mainstream Council budgets should be reviewed and the streams. The route appraisal is scheduled to take place in July- October 2006 existing strategy, strengthening the case for mainstream funds from local programme’s contribution to existing PSA targets assessed. This would be and be followed by the development of the strategy in September – November programmes, as well as external funding from national sources and charitable particularly important for the on-going revenue funding of ‘cleaning and greening’ of the same year. It will be critical that the proposals of the UDF are integrated in trusts and more effectively levering in matched-funding. activities involving on-going maintenance of lighting and public areas, and the route strategy. periodic clean-ups. The contribution of the project to the following strategies and initiatives should be Package 1 has £28m of DfT funding secured. The routes within Walsall are considered: Where sites are in Council ownership, or adjacent to land in Council ownership, programmed for implementation in 2006/07. the Council should consider its Corporate Asset Disposal Strategy and assess • Strategic Gateway and Road Corridor Initiative (WMBC) the value of disposing of such sites. Any disposals could then be negotiated with The submission of the business case for Package 2 to the DfT is programmed for • Strategic Public Realm and Landscape Framework (WRC) covenants to ensure the maintenance of the environmental improvements. April 2007 with agreement and funding assumed to be by December 2007. This • Walsall Borough Strategic Partnership Strategy means that the earliest that Theme 3 project can be implemented on the ground • Walsall Strategic Regeneration Framework Any projects within the programme that are developed for funding should include as part of the Red Route schemes is 2008/09. • Cultural Strategy clear obligations for maintenance and express agreements from named agencies • Heritage Strategy to deliver maintenance obligations in perpetuity. • Leisure Strategy • The Parks and Green Spaces Strategy

80 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Timescale for delivery

By the very nature of the range and type of projects identiﬁed, the revitalisation of the corridor routes will take time. However as a guide for the Implementation Plan we have identiﬁed the following timescales:

• Immediate – ongoing: This may include existing initiatives which affect the site. • Short: 0 to 3 years • Medium: 3 to 5 years • Long: 5 plus years

In the preparation of the Implementation Plan we have had regard to a number of existing and cross cutting initiatives already in place and having effect in Walsall and have been identiﬁed in Chapter 7.

At this stage it is likely that most projects will require a range of actions which includes plan preparation (planning, consultation, detailed design) and public realm improvements and/or transport improvements etc. including the site redevelopment projects. These measures are required to improve perceptions of the town and of its development opportunities. In effect the improvements to the public realm will need to lay the foundations for change. We would recommend that part of an early perception changing initiative is the drawing up of relevant economic information such as set out above.

Once the conditions for change have been created then the redevelopment process will take effect. Again it is necessary to have as much background information and preparation as possible in order to ensure certainty for developers. This is in respect of the planning background, land ownership and assembly routes (if required), information on ground conditions services etc. For Walsall to generate the competitive edge it will need to provide as much background information as possible and de risk the development route as much as possible.

Considering all aspects set pout above, the timetables on the following pages give an indication of when Projects 1-53 as set out in Chapter 7 may be deliverd.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 81 The Black Country Gateway

Timescale immediate short term medium term long term Year 2006 2007 2008 2009 2010 2011 2012 2012+ 1 Portobello roundabout 2 Artscape 3 Keyway Industrial Estates 4 All Saint Church 5 Darlaston Employment Area 6 Junction 10

planning / design / consultation / integration / funding The public Walsall realm works Gateway development works Timescale immediate short term medium term long term Year 2006 2007 2008 2009 2010 2011 2012 2012+ 7 Scrapyard site 8 Wolverhampton Rd public realm 9 Forrester Street Precinct 10 Former dairy and surrounding sites 11 Canal bridge

The Urban Village

Timescale immediate short term medium term long term Year 2006 2007 2008 2009 2010 2011 2012 2012+ 12 Junction 9 13 Bescot Rd / Pleck Rd public realm 14 Bescot Rd hotel 15 Bescot Rd - Wallows Lane junction 16 Stanley Rd site 17 Pleck Road Flats 18 Pleck Road canal bridge 19 Sikh Temple 20 Rollingmill Street jnct.impr. 20a Rollingmill Street & dev. Sites 21 Pleck Business Park / Manor Ind. Est 22 Forrester Road Gateway

Figure 8.1a-e Timescales for delivery

82 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Central Boulevard

Timescale immediate short term medium term long term Year 2006 2007 2008 2009 2010 2011 2012 2012+ 23 Central Boulevard public realm 24 Smiths Flour Mill 25 Blue Lane West Playing Fields 26 Crown Wharf Retail Park 27 Mosque and Sure Start building 28 Leather museum 29 Office Corridor dev. sites a Police station / magistrates court b Bate Street / Day Street car parks c Hatherton St / Littleton St West d Teddersley St e Land to rear of Littleton Arm f Jabez Cliff 30 Arboretum junction 31 Arboretum entrance

The Walsall Urban Park

Timescale immediate short term medium term long term Year 2006 2007 2008 2009 2010 2011 2012 2012+ 32 Mellish Roundabout 33 Walsall Urban Park 34 Railway viaduct 35 Rushall local centre 36 Timber yard 37 Travis Perkins site 38 Shelfield development sites 39 Shelfield village centre Timescale immediate short term medium term long term 40 Walsall Wood village entrance Year 2006 2007 2008 2009 2010 2011 2012 2012+ 41 Canal bridge, A461 1 Portobello roundabout 42 Walsall Wood village centres 2 Artscape 43 Green corridor p 3 Keyway Industrial Estates 44 Library site 4 All Saint Church 45 Somerfield, Streets Corner 5 Darlaston Employment Area 46 Shire Oak site 47 Canal bridge, A454 6 Junction 10 48 Aldridge village gateway 83 49 Green verges planning / design / consultation / integration / funding 50 Aldridge bypass 51 Anchor Meadows link public realm works 52 High Street site development works 53 Aldridge Conservation Area

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 83 0Corridors9 of the future Through the implementation of a series of small and large scale development, thinking and has a lot to offer to its resident and business population. The environmental enhancement and access improvement projects, the A454 and corridors will include stretches of varied and distinct identity that work to heighten A461 road corridors will be transformed. the sense of arrival in its main centre. Series of unique features will provide point of interest along the route. These will help orientation and wayﬁnding and further No longer will Walsall appear dark, dull and run down. Instead the corridor serve to build up a positive picture in people’s mind that reﬂects the borough’s Gateway development environment will project an image of a borough that is prosperous, forward natural, cultural and economic diversity.

Linking canal corridor and Walsall urban park through Walsall Wood Attractive community hubs with 20mph zones Gateway feature at Portobello to improve local access Roundabout

Innovative landscaping along Keyway

Boulevard gives Landmark access to town centre Gateway / art feature at Black building on M6 Country Route junction Gateway development opens up access and views to canal High proﬁle business Mellish church restored Walsall Urban Park community building at the core of the employment area

St Mary’s Church ﬂoodlighted

Urban Park fronts High-rise ofﬁce quarter Views to All Saint onto the road introduces the Walsall Church, Moxley skyline

Series of community nodes and landmark buildings on Pleck Road

Figure 9.1 The road corridors of the future...

84 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Appendices AppendixPolicy and strategy context review A A1 Regional Spatial Strategy for the West A2 Walsall Unitary Development Plan (2005) Policy Location Allocation

Midlands – RSS (2004) The current Walsall Unitary Development Plan (UDP) was adopted in 2005 and Lichfield Road/ New housing development for 40 dwellings covers the period up to 2011. The review of the local plan is about to commence H2.7 Chester Road, (1.32ha). - PDL The Regional Spatial Strategy (RSS) for the West Midlands was adopted in 2004 and will involve the replacement of the UDP with a Local Development Brownhills and provides a spatial strategy for the West Midlands up to 2021. A summary of Framework (LDF). The Local Development Scheme (LDS) has now been the plan is provided below. published (March 2005) and it is expected that work on the Core Strategy will Bilston Lane commence mid 2006, with proposed adoption likely to be 2008. E4 (Criteron Works) Employment - 0.85ha The overall vision for the West Midlands is ‘one of an economically successful, outward looking and adaptable Region, which is rich in culture and environment, where all people, working together, are able to meet their aspirations and needs Development Strategy E5 Armstrong Way Employment - 0.45ha without prejudicing the quality of life of future generations’. The principles that underlie the plan are based on the aims of sustainable The Vision looks forward to a Region: development, urban regeneration, economic revitalisation, environmental Willenhall Road Employment – Temporary consent for car improvement and social inclusion. In particular, these aims will involve E8 (Garringtons) storage – 1.91ha) • where there are opportunities for all to progress and improve their quality of maintaining and enhancing town, district and local centres as the main focus life; for shopping, services and leisure activities, enhancing the natural and built • with an advanced, thriving and diverse economy occupying a competitive environment, providing new homes, diversifying the economy and creating an Employment – 2.03 ha – Suitable for office position within European and World markets; efficient and sustainable integrated transport system. E10 Bently Road South (B1 (a)) and leisure uses due to its proximity • where urban and rural renaissance is successfully being achieved; to Walsall town centre • with diverse and distinctive cities, towns, sub-regions and communities with The locational strategy is based on the sequential approach to locating Birmingham as a “World City” at its heart; development. Development will therefore be prioritised in the following order: • which is recognised for its distinctive, high quality natural and built E20 Hollyhedge Lane Employment - 0.45ha environment; • within town, district or local centres, • with an efficient network of integrated transport facilities and services which • on the edge of these centres, meet the needs of both individuals and the business community in the most • out of town centre locations. Walsall Enterprise sustainable way; and E29 Park Employment – 3.03 ha • where all Regional interests are working together towards a commonly agreed sustainable future. The policy supports the redevelopment of suitable previously development land Table A.1 : Site specific allocations for housing and employment uses and buildings in urban areas as a priority. The Council will also support local area regeneration initiatives, as described in policy GP4 One of the key aims of the spatial strategy is achieving an urban renaissance in the four MUAs of Birmingham/Solihull, the Black Country, Coventry and the A number of environmental designations are located along both corridors. In North Staffordshire conurbation. Walsall is located within the Black Country Major Environment terms of national designations, both Sites of Special Scientific Interest (SSSI) Urban Area (MUA), whereby continuing its economic, physical and environmental and Site of Importance for Nature Conservation (SINC) are located between renewal focused around improved infrastructure and the regeneration of town Both corridors pass through Green Belt land to the north of the A461 between Walsall Wood and Shelfield, between Rushall and The Butts; and at Shire and city centres to create modern and sustainable communities will be its priority. the settlements of The Butts, Rushall, Shelfield and Walsall Wood; and between Oak on the A462 corridor. Development which may adversely harm such The Butts and Aldridge to the east on the A454. In these areas, there is a areas will not be permitted. The city, town and district centres should be enhanced to play a leading presumption against development of new buildings (policy ENV2). The north and role in urban renaissance programmes in order to provide services for local east of both corridors are also located within the Forest of Mercia, a community A proposed Local Nature Reserve (LNR) is designated between The Butts communities, a sense of identity and as drivers of economic growth (policy UR3). forest. Policy ENV15 supports the creation and management of the forest and and Rushall adjacent to the A461. Development that may adversely affect promotes a range of access, outdoor leisure and recreation facilities, biodiversity such sites will not be permitted unless an overriding regional need can be and timber production activities. demonstrated.

86 Colin Buchanan | Walsall A454 & A461 Urban Design Framework Housing and employment allocations Both corridors pass through safeguarded land for rail uses. The Council will There are also a number of Local Centres including Streets Corner, Walsall promote the improvement to existing lines, as indicated by proposals listed Wood, Shelfield, Rushall, The Butts and Pleck. Local centres meet the day to day The A 461 and A454 corridors have a number of identified sites for development within policy T3. The policy notes that the existing freight line between Walsall, needs of communities for convenience shopping and local service needs. – the locations, relevant policy and allocations are provided below: Aldridge and beyond to Birmingham has the potential for passenger services with a proposed station at Aldridge (policy AL6). There maybe also opportunity to Local centres are identified within policy S5, in order to concentrate investment There are a number of existing employment areas located in close proximity to place another rail station at Pleck. and to retain, enhance and further development of retail, services and facilities. the M6 and the A454 to the west of the Borough. These sites will be safeguarded The Council will actively encourage a programme of improvements to these for employment uses (policy JP5). At present, the UDP states that there is areas, to enhance there roles, in terms of retail and leisure. currently no significant surplus or vacant employment land in the Borough, and Recreation therefore the loss of land and buildings to non-employment uses within core Development investment opportunity areas within Local Centres have been employment areas and on best quality sites will not be permitted. The Council will seek to retain existing urban open space as stated by policy identified at The Butts, Streets Corner and Pleck, whereby policy S5 (D) applies. LC1. Urban open spaces are located at Rushall, Walsall Wood, Aldridge, The approach to development should be comprehensive, and should be at an Two ‘best quality sites’ for core employment uses are located between Aldridge Shelfield, and near Junction 9 of the M6. appropriate scale. In most cases, these opportunities will be suitable in principle and The Butts on the A454 corridor and at the Walsall Enterprise Park. Policy for town centre uses, or for housing. JP6 states that these sites will be safeguarded for core employment uses as they A number of canals pass through the corridors. The Council will encourage offer the best opportunity, in terms of transport accessibility, size or environment, the provision of secure moorings and other related facilities. Longwood Basin, Walsall to provide for high quality industrial or warehouse developments. near Aldridge is identified for potential canal side activities (policy LC9) Any Walsall Town Centre is a sub-regional centre, and the main focus for commercial, development located alongside these areas should positively relate to its public facilities, leisure and community activities. As such, policies within the Renewal of existing residential areas is supported by policy H1. A range of surroundings, be of a high standard of design and integrate sensitively. plan aim to enhance the town centre in terms of housing, employment and social schemes could be used including landscaping, traffic calming, lighting, recycling activities, identify development opportunities, protect the character and heritage schemes, sport/recreation proposals and making better use of vacant/underused A Greenway network is also identified within both corridors, in particular adjacent of the centre and improve accessibility. plots. to the canals. These areas will be safeguarded against development (policy LC5). Proposed greenways are also identified along the A454, adjacent to the The corridor is located outside of the primary shopping area. Policy WA3 states Both corridors pass through safeguarded land for rail uses. The Council will canal. that the council will encourage business/services uses, offices, leisure and promote the improvement to existing lines, as indicated by proposals listed community uses in such areas. within policy T3. The policy notes that the existing freight line between Walsall, Aldridge and beyond to Birmingham has the potential for passenger services Minerals The council supports the further development of the College of Art and with a proposed station at Aldridge (policy AL6). There maybe also opportunity to Technology as a centre for further education. The development would also place another rail station at Pleck. An existing minerals reserve is located to the far north of the A461 corridor at present the opportunity for a landmark development along the ring road, as Highfields South. This site is safeguarded for mineral extraction as stated by stated by policy WA4. policy M1 iv). The area has been mined extensively for clay deposits. Part of Transport the worked site is subject to a restoration condition by landfill of certain types of Development opportunity sites waste to be agreed by the Council. The following opportunity/development sites have been identified in close Road improvements are proposed along Peck Road/Rollingmill street junction proximity/adjacent to the central corridor area. Policy WA7 identifies the sites and (policy T5) and within Walsall Town Centre as stated by policy WA17 (A). These the principles for development are set out in separate policies thereafter: improvements are outlined in the table below: Centres • WA8 – Hatherton Street/Littleton Street/Albert Street adjacent to the ring Policy Number Road Improvement Areas Strengthening existing centres is a priority for the Council. Policy S2 establishes road. Opportunity to create a landmark building at Hatherton Street/Littleton the hierarchy of centres, the main town centre of the borough being Walsall, Street junction. Appropriate uses include leisure, hotels or offices. Retail will WA17 (a) I Pleck Road/Bridgeman Street Junction whereby its sub-regional role should be sustained and enhanced by promoting not be permitted at this site. leisure and entertainment facilities and comparison shopping. • WA12 – Town Wharf – ‘Walsall Waterfront’. This opportunity site is located to WA17 (a) II Wolverhampton Street/Pleck Road Junction the west of the Walsall Town Centre, along the canal, and is now it its second Aldridge is designated as a District Centre where development will be promoted phase of development. A new art gallery has already been constructed, and WA17 (a) IV Green Lane/Blue Lane West Junction for more local needs. The role of a District Centre should meet the needs of the therefore this area is considered the main location for substantial leisure 87 district for convenience goods, local services and community facilities, with some developments to serve both the Borough and further a field. Other uses will WA17 (a) V Strafford Street/ Littleton Street Junction importance for comparison shopping. Policy S4 provides general principles on include hotel and conference facilities, cultural uses, and office/business development within town and district centres. uses. Retail will be small scale and residential uses may also be acceptable WA17 (a) VI Dudley Street/ Caldmore Road Junction • WA13 – Littleton Street West/Wisemore/Garden Street/Portland Street. This area is located north the central corridor. Acceptable uses include retail, residential, B1 (a) offices, hotel, leisure or a mix. The appearance of Table A.2 : Road improvement schemes

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 87 the site from the ring road will require significant amounts of hard and soft A3 A Vision for Walsall 2005-2015 – Walsall A4 “Black Country – See it in colour” landscaping and a high quality built development as close as possible to the ring road. Regeneration Company “Black Country – See it in colour” is a conceptual study for the Black Country Urban Park. Lovejoy undertook the study on behalf of the Black Country Walsall Regeneration Company is a private sector led organisation, backed Consortium in 2004. The study represent a vision to transform the Black Country Aldridge by a partnership of authorities, including Walsall Borough Council. The main by 2033, by introducing the concept of a new ‘park’ to envelop the urban areas of The local plan states that Aldridge District Centre is relatively affluent and objectives of the company is to: the Black Country and revitalise the conurbation. attractive, it contains a number of shops and also a large superstore. Vacancy rates are also very low within the centre. There are a number of opportunity • Provide a vision and framework for regeneration that is unified to raise The study establishes three concept design principles. These include; beacons sites affronting the A454 corridor , which also includes the primary shopping aspirations – the design and construction of highly visible reference markers (art, buildings, area of Aldridge, whereby retail uses will be principally located. The Council are • Raise the profile of the area at a regional and national level to generate light); corridors – to integrate the waterway network back into everyday life; and promoting environmental improvements improve the environment along Anchor confidence communities, to work with local communities to strengthen the Black Country’s Road Area (policy AL2). • Secure commitment from the public and private sector investors character as “the endless village”. The application of these principles is • Encourage high quality design illustrated through a case study at a typical urban location. The study concludes The Council are also encouraging the refurbishment or redevelopment of the with an indicative programme of further studies to be commissioned to take the Precinct, which currently offers a very poor shopping environment, as stated by Black County Urban Park concept forward. policy AL4 and land a t High Street/Little Aston Road provides the opportunity for It is noted that Walsall has underperformed economically and therefore a number retail units, with office or residential space above (policy AL5). of regeneration projects are proposed or underway including: Supplementary drawings identify a series of projects, and number of which are relevant to the study area. A substantial green space called the Croft provides a valuable village green close • Darlston Employment Area (SDA) (Located next to the M6 at Junction 9) to the centre. It includes a children’s play area and also a network of pedestrian – high quality logistic operations. Likely to create between 2,500 and 4,500 The “Black Country – See it in Colour” study is conceptual in it nature. However, routes. This space is protected as an urban open space. jobs it does highlight some of the key characteristics of the Black Country that are • Waterfront – Flagship regeneration project to create a new quarter – including also relevant to the Walsall and the A454 and A461 corridors. These may be residential and office uses. summarised as follows: • New Gallery Square – New square for creative industries and cafes/ restaurants • A dramatic and varied topography. As well as the introduction of new • Office Corridor – located at Littleton Street/Blue Lane corridor, to include a “beacons” we also suggest that it is important to review how existing series of office developments “beacons” (landmarks) can be made more visible. • Business, learning and retail campus - as part of the Walsall College of Arts • A collection of varied and distinct communities, the identify of which should be and Technology. strengthened; • Digberth/George Street – mixed use scheme incorporating large food store • A fine-grained network of waterways linking the various communities. Some and residential units of these are located within the A454 and A461 study area. Opportunities to • Bradford Place – remodelling of the bus station and improved access to the increase there visibility and meaning shall be explored in further detail. railway station • Canalside communities – formation of new communities to form an unbroken link between existing and new residential cluster, from Walsall Town Centre and beyond to Leamore. A5 “Black Country Flagship Projects”

In November 2005 Gillespies consultants issued the a presentation of their Black Country Flagship Projects study. It identified a number of flagships projects that served to contribute to meeting the vision for the Black Country (2003). Flagships projects are defined as highly visible, high accessible, strategic projects with a high, regional impact capable of delivery within 5 years. A number of projects are relevant to Walsall’s A454 and A461 Design Frameworks.

88 Colin Buchanan | Walsall A454 & A461 Urban Design Framework A6 The Walsall Strategic Regeneration A7 West Midlands LTP2 A target for a 5% reduction in the length of each of the three networks – principal roads, unclassified roads and high usage footways - requiring further Framework: A framework for housing and district The LTP2 for the West Midlands Metropolitan Area has been prepared in investigation according to Department for Transport rules and parameters. centre regeneration partnership by the seven local authorities - Birmingham, Coventry, Dudley, Sandwell, Solihull, Walsall, Wolverhampton - and the West Midlands Passenger Accessibility The Walsall SRF is a 10-15 year view of development in Walsall, and serves to Transport Authority. The importance of accessibility for all has been recognised and an accessibility deliver sustainable social, economic and environmental regeneration. It excludes strategy has been defined the area of Walsall Town Centre. The seven authorities of the West Midlands Metropolitan Area have formally agreed a shared vision for: Regeneration The SRF established the key principles and drivers of regeneration in Walsall. The importance of accessibility for regeneration has been recognised. Key These have been mapped in a spatial development framework. The key • a thriving, sustainable and vibrant community where people want to live and targets include maintaining inter-peak accessibility to the nine LTP centres and elements of the strategic framework are: where business can develop and grow increasing the proportion of industrial areas accessible to 44 tonne lorries within • town, city and local centres that are attractive and vibrant, where high-quality five minutes of the nearest motorway junction • Economic growth corridors along the motorways; public transport is the norm and walking and cycling are common-place • Mixed use growth corridors between Brownhill and Bloxwich and Darlaston • cleaner air and less congested traffic conditions Travel plans and Bloxwich; • a safer community with fewer road accidents and with environments in which 100% of schools to have travel plans by 2011 and 30% of all employees to work • District Centre regeneration in the 4 major district centres; people feel secure in organisations committed to work place travel plans by 2011 • Improved transport corridors between the district centres and Walsall Town • equal opportunities for everyone to gain access to services and facilities and Centre. enjoy a better quality of life, with travel choices that are attractive, viable and Air Quality The elements that impact on the corridor study area are mapped on map x. sustainable. To reduce the average NO2 level by 1% between 2004/05 and 2010/11 in areas Neither the A454 nor the A461 are identified as growth corridors. The strategy has three principal elements: where NO2 exceeds the national objective.

Within this strategic framework approximately 70 projects have been identiﬁed (a) Make the best use of the existing transport network Road Safety for implementation, including district and local centre expansion and remodelling; (b) Enhance the quality of public transport Major reductions in all KSIs as well as reduction in slight casualties improving neighbourhood management and services; redevelopment of whg (c) Target investment in infrastructure to support regeneration housing sites / Walsall MBC sites; brownﬁeld site regeneration; public realm and environmental improvement programmes; and training, education and community The LTP set targets for improvements under a number of key headings. In projects. summary, these include:

Road trafﬁc To limit the increase in road trafﬁc mileage to no more than 7% between 2004 and 2010. This will require modal shift from car travel.

Buses To increase bus use and bus satisfaction

Light rail To increase light rail use from 5.1 million trips per year in 2003/04 to 5.8 million in 2010/11.

Personal safety To improve actual per perceived personal safety while travelling on public transport by 10% between 2005/6 and 2010/11.

89 Cycling A 1% increase in the cycling index between 2003/4 and 2010/11

Highway maintenance

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 89 A8 Ring Road re-development A9 Midland Metro • Brownhills Eastern Bypass: A bypass alignment is proposed to the east of Brownhills centre, linking the A452 Chester Road with the A5, with roundabout Walsall Council proposes to upgrade the northern section of the existing inner Line 1 of the Midland Metro, running between Birmingham and Wolverhampton, junctions proposed at the A451 and A452. The scheme is considered as the ring road between Manor Hospital and the Arboretum. The proposed works are opened to the public in 1999. Following approval from the Government in key to solving traffic congestion problems in the Brownhills area. in response to increasing congestion along this part of the inner ring road with 2000 for the initial outline business case to extend the Metro network and the • Brownhills town centre: Pedestrianisation of part of Brownhills High Street motorists rat-running to avoid the congestion and bus reliability suffering. Further, subsequent Transport Works Act approval in 2005, Centro are set to extend the is proposed (subject to the Eastern bypass being implemented) with traffic the junction layouts have a lack of good cycle and pedestrian facilities. network out to Dudley and Brierley Hill and also to Five Ways as part of Phase 1. diverted onto an upgraded Silver Street. • Clayhanger Link: A new carriageway is proposed which will reduce through The proposals will include major works at seven of the eight key junctions along As part of Phase 2 of the Metro network, Centro, in partnership with traffic in the Clayhanger area and provide a link to Brownhills. this part of the ring road. Additionally, cycle lanes will be provided between the Wolverhampton City Council, Walsall Metropolitan Borough Council, and Pleck Road/Wolverhampton Road junction and the Arboretum. The key junctions Sandwell Metropolitan Council, has developed a design for a metro route to to be upgraded are: pass through Wolverhampton, Wednesfield, Willenhall, Walsall, Darlaston, Following public consultation the Council submitted a funding bid to the and Wednesbury. The proposed route is currently at early planning stage with Department for Transport in July 2005. The scheme is awaiting the granting • Pleck Road/Rollingmill Street: Proposed minor kerb realignments to help changes to the route possible. Centro are in the process of undertaking economic of provisional funding. However, there are concerns that the eastern bypass vehicles negotiate the junction and increase junction capacity and controlled and environmental studies prior to submitting an outline business case to element of the package may not receive funding as part of the proposal lies pedestrian crossings on all arms. Government in around 2008 for their approval. The current timescale for works to within Staffordshire County who have already raised objections to the scheme. • Pleck Road/Bridgeman Street: Proposed kerb realignments and slip roads begin on the Phase 2 lines is 2012. Alternative solutions may be sought, such as a shorter bypass running wholly to help vehicles negotiate the junction and increase junction capacity and within the borough of Walsall. controlled pedestrian crossings on all arms. Within Walsall, the route is proposed to run along a former railway line north of • Pleck Road/Wolverhampton Road/Blue Lane West: This junction is Willenhall centre, entering Walsall from the north via a development site and considered a congestion “hot spot”. The Pleck Road arm will be widened and Wisemore. A tram stop is proposed near Park Street in the town centre. The A11 Red routes the entire junction layout altered to improve access to/from Pleck Road. The route would then join Pleck Road, passing the Manor Hospital, and then run existing eastbound bus lane on Wolverhampton Road is to be extended up along Wellington Street and Darlaston Road to Darlaston. Red routes are schemes that aim to improve the flow of traffic and thus increase to the junction with pre-signals installed. Controlled pedestrian crossings are bus and other vehicle journey reliability, as well as improving road safety. They proposed on all arms. work mainly by putting a stop to delays caused by inconsiderate parking and • Green Lane/Blue West/Court Way: Junction relocation to the south and A10 Brownhills Transport Package stopping. To achieve this red routes utilise a package of measures to improve widening are proposed to improve capacity and alignment. Controlled traffic flow, including red lines along the carriageway edge with associated pedestrian crossings are proposed on all arms. Several longstanding highways problems have been identified in the Brownhills clearway signs and better provision for legal parking and loading combined with • Stafford Street/Court Way/Littleton Street West/Day Street: Realignment of area including: greater levels of enforcement of illegal parking. the Stafford Street/Littleton Street West junction and widening of the Littleton Street West carriageway is proposed in order to remove the existing gyratory • Poor links to the M6 (Toll) The development of a comprehensive £120m West Midlands Red Route system around Day Street. Controlled pedestrian crossings to be provided on • Traffic congestion and large volumes of through traffic on Brownhills High Network forms a key part of the West Midlands Local Transport Plan (LTP). It is three arms. Improvements to the Day Street/ Littleton Street West junction. Street, causing severance and affecting bus reliability proposed to implement the red route network in phases over a seven year period. • Hatherton Street/Littleton Street West/Littleton Street East: Proposed junction • Traffic congestion at the Shire Oak junction Package 1 of the proposed red route network proposes red route schemes for widening to help vehicles negotiate the junction and increase junction • Poor access to Brownhills town centre the complete inner ring road in Walsall and the A454 corridor west of Walsall capacity and controlled pedestrian crossings on all arms • High accident rates town centre, including the conversion of the A4148/A461 signalised junction to • Arboretum roundabout: This junction is considered a congestion “hot spot” • Walsall Council is therefore proposing a ‘Brownhills Transport Package’ which a roundabout. Package 2 includes the A461 and A454 corridors east of Walsall with long traffic queues and a high number of accidents. The existing includes the following three elements: town centre. roundabout is to be converted to a large, five-arm signalised junction which • Brownhills Eastern Bypass aims to reduce delays to vehicles by up to 28 per cent. • Brownhills town centre Package 1 has £28m of DfT funding secured. The routes within Walsall are • Clayhanger Link programmed for implementation in 2006/07. Package 2 has yet to receive DfT The highways works for the ring road re-development are to begin in February funding approval, with an Annex E submission due in xxx. 2006, with a two year construction period. The Government has allocated £11.5M for the scheme. The package aims to address the highways problems in the Brownhills area and to support its long-term regeneration. Whilst the proposals do not directly affect any of the study corridors, they will have an indirect affect on traffic flows and levels on the A461, with predicted 10% and 25% decreases in traffic flows eastbound and westbound respectively on the A461 in the vicinity of Brownhills if the bypass is implemented. The various elements proposed are described below:

90 Colin Buchanan | Walsall A454 & A461 Urban Design Framework A12 Bus showcase A14 Town Centre Transport Package – Landscape A16 Corridors of Light

The development of ‘Bus Showcase’ routes form part of Centro’s commitment Strategy and Masterplan 2002 This is a borough-wide lighting strategy was prepared by Gillespies and dpa. It to providing high quality public transport in the West Midlands. Bus showcase sets out a three tiered strategy including: routes are being developed in partnership between Centro, the relevant district The Town Centre Transport Package (TCTP) Landscape Strategy and Masterplan councils, and bus operators and feature modern buses with easy access, supplements the highway design proposals for the Town Centre Transport 1. Gateway lighting at Junctions 9 and 10 of the M6 improved waiting facilities, bus priority measures including bus lanes, and Package that deals with the section of road between the Arboretum junction and 2. Corridor lighting of the seven key routes into Walsall town centre consisting sometimes real time information displays. the Pleck Road/Rolling Mill Street junction. The Strategy and Masterplan has of: been prepared in October 2002 by Walsall’s MBC’s Landscape and Conservation • Creating a consistent Walsall lighting pole, corridor-coded in the form of Bus showcase routes are funded through the West Midlands LTP. With regards Services. coloured light; the study corridors, the A461 Bescot Road (between the M6 junction 9 and the • Re-designing bus shelters, colour-coded to identify each corridor; A4148) and the A454 Wolverhampton Road (between the M6 junction 10 and The Landscape Strategy identifies key issues and establishes design principles • Enhancing points of interest along the route. Wolverhampton Street) currently form part of two bus showcase routes. There for the visual enhancement of Walsall Town Centre, and improved access 3. Lighting of buildings, artworks and public spaces within Walsall town centre. are no proposals for further bus showcase routes along the study corridors. across, along and to sites on the TCTP route. The key issues identified may be summarised as a visually poor quality environment and lack of an easily identifiable character, due to a fragmented urban form and a wide variety of land A13 Bus Rapid Transit (BRT) uses and ownerships. The strategic principles to overcome these problems are defined as “Image Enhancement” - in particular focusing on tackling the blight The PTA/Centro’s Twenty Year Strategy designates the Walsall to Brownhills (development sites, temporary car parks, advertising hoardings) associated with corridor as being a High Volume Corridor. A pre-feasibility study into the long-standing road improvement project, and “Achieving Integration” – i.e. design medium term transport improvements for the Walsall to Brownhills corridor was principles to achieve a sense of place and strengthen Walsall’s identity, as well therefore commissioned by Centro. The pre-feasibility assessment of options as to improve the local environment for people living, trading, cycling and walking was completed in November 2005, which compared various public transport in the road corridor. modes such as heavy rail, light rail, ultra light rail, Bus Rapid Transit (BRT), and conventional bus in terms of mode characteristics, contribution to policy, risk, The Landscape Masterplan converts the Landscape Strategy into site-specific economics, and finances. proposals. The key proposals have been summarise in Figure x.

The assessment found that no single public transport mode would be a ‘clear The strategic design principles set out in the TCTP Landscape Strategy are winner’ for the corridor but that BRT would generate the greatest demand of all sound and many of strategies derived from the core principles are also relevant the modes. The assessment thus recommended that conventional bus and BRT to the A454 and A461 corridors. However, the document also highlights some options be taken forward to a stage 2 feasibility assessment. For BRT three of the inherent conflicts that exists between achieving the TCTP objectives to alternative routes, all utilising a former rail alignment between Ryecroft and the maximise traffic flow, and making the route a more attractive place to live, work, B4154, have been identified. Travel time savings of 3 to 4 minutes are anticipated shop and move through. Better integration of engineering and landscape/design compared to conventional bus. proposals on the A454 and A461 is necessary to achieve an appropriate balance.

A15 Strategic Public Realm & Landscape Framework - Draft

This document was prepared by Luszczak Associates in 2005 on behalf of the Walsall Regeneration Company as part of the Walsall Regeneration Framework. It emphasises the importance of a high quality public realm in creating successful living, shopping and business environments. It sets out a strategic landscape 91 framework consisting of key spaces; links between spaces; strategic corridors; and strategic routes into the town centre. The document identiﬁes the key streets and spaces within Walsall and proposes design guidelines for the hard and soft landscaping (including lighting and public art) for these areas.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 91 AppendixReview of the Walsall property market B B.1 Industrial Aldridge however, shows higher rents, reflecting the generally better quality of B.2 Residential space than those of Pleck Road. Industrial units are marketed here for between The existing industrial development within Walsall is dispersed throughout the £5.00 and £5.50 psf. Hortons Estates are developing units off Northgate. Like most towns of its size, Walsall offers a varied residential market with areas borough and has developed over time as would be expected for an historic of significantly high values but also areas of lower values in the less attractive town with a history of manufacturing and other traditional industries, such as the The Walsall URC’s Prospectus for Growth, published in early 2006, identifies areas of the town. The established and sought after locations in Walsall are leather industry. There are a number of existing estates in Darlaston, including eight major regeneration projects for the town including retail, office, residential to the east of the town centre, between the A34 and B4151 and the district of the Darlaston Road Industrial Estate and the Darlaston Central Trading Estate. and industrial uses. The proposals for new industrial uses centres on Darlaston Aldridge on the eastern edge of the borough. These vary in quality and accessibility. In Willenhall, the Westacre, Longacre with proposals for 4th generation logistics operations and distribution centres on Estate is situated adjacent to the A454, one of the subject routes of this study. a large strategic site which will straddle the M6. This area lies to the east of the The Land Registry reports that average sale prices for apartments in the last Other large estates include the Maybrook Industrial Estate in Brownhills. On the A454, Black Country Route. quarter of 2005 were £110,000 and for larger detached properties were around A461, to the east of Walsall, also one of the subject routes, is the Barons Court £230,000. New schemes within the town include the Barrat Homes scheme and Trading Estate, a small estate developed from the 1950’s. The A454 towards the neighbouring Bloor Homes development, on Walsall Street, just to the north Aldridge is home to the Walsall Airport and adjacent to this are a number of B1 of the town centre. The development offers 2, 3, 4 and 6 bedroom properties. units. There is also a site available for development. To the north and west of Prices start from around £130,000 for the 2 bedroom apartments and rise to Aldridge there are further, extensive industrial estate including the Westgate and £231,00 for the 6 bedroom dwellings representing sales values of between Middlemore Lane developments and the Leighswood Industrial Estate. £1,600 and £2000 per sq m.

In terms of new industrial development in Walsall, the most recent is the St In the centre of Walsall, a new apartment scheme at Freer Street has achieved Modwens, Walsall Enterprise Park located on the Wednesbury Road in Walsall. sale values of approximately £109,000 for one bedroom units and £124,000 for 2 This site is situated to the east of the Walsall canal that runs parallel with Pleck bedroom apartments. The Station View scheme at the rear of Walsall Art Gallery Road, the A461. is selling 2 bedroom apartments at prices between £122,500 and £155,000. The Chambers on Bridge Street has one and two bedroom apartments from This site is approximately 12 hectares and is being developed in a number of £99,950 to £140,000. Average sales values for town centre apartments are phases over 7 plots. Three plots are now complete. Planning permission has between £2000 and £2250 per sq m. These values compare favourably with recently been granted for the development of a number of small units ranging Wolverhampton city centre values for residential schemes. in size from approximately 2300 sq ft to 6000 sq ft. These will be sold on a speculative basis at around £58 psf. Larger units of 17,000 sq ft and 40,000 In Aldridge, Bellway Homes are developing two new schemes, Brickyard Court sq ft will be provided in the future, on a design and build basis and 45,000 sq and The Paddocks with apartment prices of between £140,000 and £155,000. ft comprising a number of smaller units will be provided on a speculative basis. Values tend to be higher in Aldridge with second hand apartments on the market There has been much interest in the new space with only 2 out of the 13 units from £150,000. remaining available on plot 6. The URC proposals for new residential within the town focuses on the canal In Darlaston, at Bentley Mill Close, industrial units are being marketed at rents corridors to the west of the town centre with the aim of creating a series of new of £4.50psf. Nearby, a 1.7 hectare site at Central Point which is visible from the canalside communities. It is proposed that over 1200 new homes will be build A454, Black Country Route, is currently being marketed by Fuller Peiser for the over the lifetime of the URC. These new developments will be established in development of distribution or manufacturing space at £300,000 per acre. The areas where industrial occupiers are moving away to more suitable premises site can accommodate an 80,000 sq ft unit and has been on the market for 2 thereby enabling regeneration of sites. The Waterfront proposal in the town years and have had interest previously on a design and build basis. The agents centre will also offer new residential development. suggest that a completed unit would sell for around £75 per sq ft and rent at between £4.75 and £5 per sq ft.

In general, the older industrial units throughout Walsall will let for as low as £2.50 psf. However, there are more popular areas such as the Lichﬁeld Road at Walsall Wood, where rents of £3.50 are achieved and the units prove popular with occupiers.

The Premier Business Park on Rollingmill Street, adjacent to the Pleck Road has a mix of new and old industrial stock. The newer units are marketed for between £4.00 and £4.50 psf.

92 Colin Buchanan | Walsall A454 & A461 Urban Design Framework B.3 Office space within this property are Walsall College, Trilium and a financial institution. The URC’s Prospectus for Growth has identified that the town lacks provision of There is currently 3,800 sqft of space available which is being marketed at a prime office space within the town centre. It proposes a new mixed use central The existing office accommodation in Walsall town centre is limited to a small rent of £23,500 per annum equating to approximately £6 per sq ft. There is an business quarter which will form an office corridor along Littleton Street and Blue number of purpose built offices and a more significant number of smaller historic additional £3 per sq ft service charge. The agent has recently put the property Lane to the north of the town centre. There will be further office development buildings that have been converted from other uses. The existing office sector back on the market having just lost a potential occupier for business reasons. focussed around Stafford Street and Hatherton Street which will improve the tends to be in a core area to the northern side of the town. The Council offices The agent suggests that there is a good level of interest in the Walsall market at image of the area and improve the link with the town’s existing office provision in Darwall Street, provides the largest office development within the town centre. the £8 per sq ft level for smaller unit sizes in the town centre. and it’s civic centre. This area forms the central part of the road corridors that Lichfield Street, which is home to the Town Hall, is generally identified as offering are the subject of this study. the prime office accommodation within the town centre. On the edge of Walsall town centre, fronting onto the A454 Wolverhampton Road and the Pleck Road junction, Bulleys have been marketing a small office The major office occupiers within the town include the Borough Council and conversion comprising a 2 storey building with offices on the ground and first other public bodies such as Walsall College. A local construction company, is a floor. This unit is attracting a higher rent than the town centre properties. The significant occupier within the town, employing 1200 staff. Other large employers agents have recently agreed a rent of £10 per sq ft for one of the units. include professional firms working in the legal, accounting financial services and marketing industries. The Citizens Advice Bureau is also housed in Lichfield In Aldridge, Tim Cox Associates have 2 small offices available above the Street. 1960’s retail parade that fronts onto the Aldridge Bypass. The units provide accommodation of between 360 sq ft and 550 sq ft. Rents of between £7.80 and No. 145 & 147 Lichfield Street is currently on the market and comprises the £8 per sq ft are being charged. Burley Browne also has a unit on the market at upper three floors of a grade II listed building with a total space of 4,500 sq ft 1 – 3 Anchor Parade located on the edge of the Aldridge shopping centre. The available to rent at £35,000 p.a (£7.77 per sq ft). unit can be converted for use as retail on the ground floor and offices on the first, or entirely as offices. It can either be let as a whole or the three units let Generally rents of £8.50psf are achieved on the small office units within the town individually. The ground floor sales area comprises approximately 2800 sq ft. centre. This would be considered a benchmark rent for premises with modern A rent of £41,000 pa is being quoted for the ground and first floor for the three facilities such as air conditioning and suspended ceilings. buildings. This property has been on the market for around a month. A purpose built B1 unit of just over 2000 sq ft, within the Middlemore Lane West Industrial The larger office developments in the town centre include the following: Estate in Aldridge is on the market at £8.75 psf.

Tameway Tower, located at the junction of Bridge Street and Goodall Street, Within the remaining part of the study area, along the A454 and A461, the office is probably the most well known of the other existing office developments market is limited to small premises. Much of these properties will be owner currently on offer within the town. The building comprises a modern 13 storey occupied. There are a number of offices on the A461 opposite the Walsall office building, recently refurbished, with around 3,000 to 20,000 sqft of space Arboretum. These tend to be occupied by professional services and private available. The rent being quoted is £9.00 per sqft which is equivalent to health clinics. A limited amount of office accommodation has been identified as £180,000 per annum. There is an additional service change of around £4.50 per currently available along the road corridors and rents are generally around £7 sq ft. per sq ft. In Walsall Wood, the Beehive Inn on Hall Road, just off the A461 is a former pub converted to offices. It comprises 874 sq ft of space and is currently Aston Rose, a London firm of agents are currently managing this property. When on the market at a rent of £6,500 equating to £7.43 psf. they took on the management 3 years ago, the property was approximately two thirds empty and in need of refurbishment. On behalf of their client, Aston Road have managed a refurbishment program over the last three years. As New Office Developments each floor has become available they have found no problem in letting the new space. Three years ago when they took over the building they were letting the In terms of newly proposed office accommodation for the town, the Tempus space at £6.50 per sqft and this has now increased to £8.50 per sqft. Floors Ten development at Junction 10 is the only major scheme currently proposed. 2-13 are approximately 6,000 sqft comprising 2 units on each floor of 3,000 sqft Planning permission has now been received for an 80,000 sq ft development each. The first floor however, is larger at 15,000 sqft and is proving difficult to let. on the site. The Joint Venture partners are currently reviewing their strategy for 93 There is not much demand for a unit of this size in the current Walsall market. identifying an occupier for the development and the office accommodation will The building has a number of occupiers on the remaining floors including a firm probably be let in units at a minimum size of 10,000sq ft. of solicitors, Walsall Housing Group and Walsall MBC. The new De Vere 4 star hotel on this site is now open along with the leisure club Townend House is located on Park Street in Walsall. The building comprises and the food court. A 120 bedroom budget hotel and restaurant is proposed and 7 floors with floorplates of 4000 sqft each. The occupiers that currently have an operator has been identified to deliver this part of the development.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 93 B.4 Retail and is occupied by a number of multiples including WHSmiths, Boots and B.5 Hotel and leisure uses Iceland but otherwise is dominated by local retailers, with some charity and Walsall has around £1.13m sq ft of retail space much of which is concentrated discount retailers. It is well let with only one unit currently available at 875 sq The existing leisure offer within Walsall is served by cinemas, museums, within three streets: Bradford Street, Bridge Street and Park Street (Promis). ft comprising a sales area of 375 sq ft and storage area of 505 sq ft. A rent of libraries, the Walsall Art Gallery, the Walsall Arboretum, a number of theatres, There are three shopping centres within the town centre: The Saddlers, Old £6500 p.a. is being quoted representing an overall rent of £7.42psf. gyms/fitness centres, golf courses and parks/countryside. Walsall is particularly Square Shopping Centre and Park Place Shopping Centre. In addition, the well served by open space and countryside areas with approximately one third of prime pitch for retail space in Walsall, which is fully pedestrianised, includes the Outside the main centre, numbers 9 and 11 High Street are being marketed the borough being within greenbelt land. southern part of Park Street from The Bridge to the junction with Station Street. by McNaughton Associates. No. 9 at 857 sq ft is being marketed at a rent of Most of the major multiple retailers are located within the town, including Boots, £17,000 p.a and no. 11 at 1257 sq ft is being marketed at a rent of £23,400 p.a, The nearest cinema is the 5 screen Showcase cinema at Junction 10 of the M6 Marks and Spencers and Littlewoods. Town centre rents for prime retail units are representing rents of around £19psf. Also on the High Street, no. 45- 47, a 2 on Bentley Mill Way. Beyond the Showcase cinema, the nearest cinemas are in around £125psf zone A. storey retail unit is being marketed by Cooke Rudling. The property comprises Wolverhampton or Birmingham. There are two theatres in Walsall, the Grange two floors of around 700 sq ft each. A rent of £25,000 pa is being quoted Playhouse, located on Broadway North to the east of the town centre and the representing a rent of approximately £18 psf. Aldridge Youth Theatre. Walsall has 5 museums, including the Leather museum located on the Littleton Street West in the town centre. At the northern end of Park Street, near to the Art Gallery, is Town Wharf which Proposals for new retail within the town focus on the St Matthew’s Quarter to opened in the mid 1990’s. Occupiers here include Bhs and Woolworths. Beyond the south east of the town centre. A new ASDA supermarket will open in 2007 There are two casinos in the centre of Walsall and a third casino, the Grosvenor Town Wharf, on Wolverhampton Street is the more recently developed Crown and expansion of the Old Square Shopping Centre is proposed along with small casino, is located adjacent to the cinema at Bentley Mill Way. Walsall’s nearest Wharf which opened in 2001. This is an edge of town retail park that comprises speciality shops, new and improved public realm and pedestrian access to this Ten Pin Bowling facility is in the neighbouring city of Wolverhampton, some 5 around 15 retail units of between 4000 and 35000 sq ft, and associated customer part of town. miles away. The nearest ice rink is in Telford, 20 miles away. Walsall is well car parking. Occupiers here include Asda Living, TK Maxx, Next and JJB Sports. served by golf courses, with 5 within the borough and several others within easy reach in the neighbouring authorities. There are 5 local authority owned There are a number of large retail warehouse schemes within the town. The leisure centres within the borough and a further 6 privately owned leisure clubs, largest of these is at Alextree Way at Junction 9 of the M6, offering around including a Fitness First in Stafford Street. There will also be a number of 500,000 sq ft with consent for sale of bulky goods. This development includes privately run sports clubs within the borough. The new Village Hotel at Tempus the Gallagher Retail Park which is home to PC World, Curry’s and MFI. Located 10 which has now been open for over 12 months has a gym which is open to nearby are IKEA and B&Q. private members. Walsall does not have a large fitness/health centre operator such as Esporta, Livingwell or Virgin Active at present. Further out of town retail parks include Broadwalk Retail Park located to the east of the M6 near to Junction 9. This is home to Carpetright, Halfords and Matalan The hotel market within Walsall town centre is limited. The Royal Hotel on among others. The Reedswood Retail Park which opened in 1999 provides Ablewell Street has just 28 bedrooms and the County Hotel on Birmingham Road space for retailers including Lidl, Dunelm and Focus. The Keyway Retail Park has 45 rooms. However, beyond the town centre, on the main routes into the located just off the A454, one of the subject road corridors, opened at the end town, hotels are more prevalent. Recently, the sector has been boosted by the of 1995. There is around 55,000 sq ft of space occupied by Tiles R Us, Jolleys development of the new 125 bedroom Village Hotel at Tempus 10. A Premier (petfoods), Staples and Glyn Webb. On the opposite side of Armstrong Way are Travel Inn is located near to junction 10 of the M6 on Bentley Road North offering two car dealerships: Autoworld and Birmingham Bentley. Rents for the out of 40 bedrooms. There are a number of small hotels on the Bescot Road near to town retail parks in recent years have been agreed at between £15 and £25 psf, Junction 9 of the M6 and in May 2006, the 120 bed Ramada Encore Hotel is although the Gallagher retail park will achieve higher values than this at between due to open close to Junction 9. The Beverley Hotel and Barons Court Hotel £35 and £37psf and possibly as high as £50 psf. (Promis). are situated on the A454 towards Lichfield, and the Fairlawns Hotel is located in Aldridge. At the more local level along the subject routes of the study, there are a number of small retail centres serving the local community. Along the A461 to the east of Walsall, there are local retail centres within the settlements of Rushall, Shelfield, Walsall Wood and Streets Corner. At Streets Corner, there are a couple of units vacant of around 2,800 sq ft at a rent of £25,000 p.a. representing £8.88 p sq ft. These are located within the small shopping centre that houses the 10,000 sq ft Somerfield Store.

The Aldridge Shopping centre is designated as a District Centre. It was built in the 1960’s and comprises retail units set around a central square with a multi-storey car park above. The centre is managed by Kingston & Partners

94 Colin Buchanan | Walsall A454 & A461 Urban Design Framework 95

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 95 AppendixHistoric development of Walsall C C1 Walsall Metropolitan Borough C3 From the Norman Conquest to the Industrial C4 The Industrial Revolution

Walsall Metropolitan Borough was formed in 1974, and brought together the six Revolution The small, often cottage industries described above were transformed in the communities of Aldridge, Brownhills, Bloxwich, Darlaston, Walsall and Willenhall nineteenth century as the industrial revolution took hold. Canals and later under the control one local authority. Although distinct, the histories of these Until the industrial revolution, a predominantly agrarian society existed around railways provided methods of transporting mined materials and worked metals to places are often interwoven, having been affected by common trends and events. Walsall. Other industries did exist – some of them common across the area, much larger markets than was previously possible. In the same period, numerous others more specific to individual settlements. Many of those industries, technological advances led to much quicker rates of manufacture and extraction, particularly mineral extraction and metalwork, when later practiced on a larger while significant benefits from increasing economies of scale were achieved. C2 Early History scale were key to the industrialisation of the Walsall area. Increased demands for labour were met as rural workers migrated into towns. As evidenced by the discovery of ancient flint tools, burial mounds, and Rapidly increasing populations occurred as death rates fell at far faster rates pathways, the Walsall area has been inhabited since prehistoric times. The Aldridge than birth rates. These increasing populations provided further demand for Roman Watling Street and Ricknield Street pass through the area, and they built goods, but also additional labour. a (long-since demolished) watch post at Knaves Castle. The medieval parish church of St Mary the Virgin, sited on top of the rise, marks the focus of the medieval settlement of Aldridge. The High Street runs towards Locally, the populations, manufacturing base, and physical size of Walsall and the church from the west. Six ancient routes converge upon the settlement, the its surrounding towns boomed in the late 18th and 19th centuries. The small- Place Names modern town having expanded along them, apart from to the north-east where scale metal-works industries became larger foundries, drawing-upon the larger the Georgian urban-edge remains. quantities of raw iron-ore being mined. Often this was imported by canals, The area’s place names are largely Anglo-Saxon. Walsall and Willenhall both and Aldridge, Brownhills and Walsall were all served by these ‘motorways’ of incorporate the element ‘halh’ meaning sheltered place. Aldridge comes from Trades in the village included charcoal burning, nail making, and mining for the late 18th and early 19th centuries. Later, loriners grew-up alongside the the Saxon ‘Alrewic’ meaning “ridge with Alders’. Bloxwich is a modernisation of limestone and coal. The1666 Hearth Tax showed 93 households in Aldridge, 736 metalworks, treating and shaping leather to use alongside the metal products in ‘Bloc’s village’, with the Blocs being a Saxon family. It is likely, yet uncertain, people were recorded in the1801 census. the production of saddles. In turn, works focussing purely on leather developed. whether Darlaston (Deorlaf’s settlement) pre-dates the Norman Conquest, but In Walsall these grouped around the Railway Station (1849). it certainly was recorded in the 12th century. Brownhills is a much later name, first appearing on maps in the early 1700s. It replaced the earlier ‘Ogley Hay’ – a Brownhills There was also a major trade in building materials, with extracted lime used for clearing belonging to Ocga. building rubble and mortar, and later, the practice of firing brick-earth into bricks Brownhills High Street follows the alignment of Chester Road, the Anglo-Saxon and tiles began. herepath (military road) running along Shire Oak ridge. The settlement probably began due to its position where this path crosses the ancient Wolverhampton to As trade and populations expanded, so did the towns. Streets of working-class Lichfield route. The area around Pelsall was settled in the early 1700s by coal terraces, inter-dispersed with religious and municipal buildings and industry miners. were developed around town centres that were re-developed and expanded to become largely Victorian in nature. In some of the towns, wealthier middle-class populations developed - generally either local industrialists, or escapees from the Walsall industrial urbanity of Birmingham.

St Mathews Church, which marks the centre of medieval Walsall, stands on a narrow summit. Until the beginning of the twentieth century, the church was Aldridge surrounded by a tightly packed old-town bearing the street-pattern of an originally medieval development. As the medieval town prospered, the High Street The canals that opened between 1803 and 1847 changed Aldridge into a was lengthened towards the river, and what is now the Bridge Public House. predominantly industrial village, although in the early 19th century, it was small Development then occurred beyond the bridge, on what is now Park Street. enough in scale to maintain its rural character and to attract the residences of Upper Rushall Street and Peal Street mark the original roads to Lichﬁeld and early Birmingham industrialists. Several examples of upmarket Georgian houses Wednesbury and hence the shape of the town was once that of a cross centered remain, with the most signiﬁcant being Shutt Cross House, Cedar Court, The on the church. Ablewell Street is also medieval in origin – built to bypass the Moot House, The Manor House and the Shrubbery. original centre. Later, large scale mining developed, such as the lime works at Hay Head Wood, Although Walsall was primarily an agrarian centre and market town, the presence which was abandoned in 1870. Brick and tile works developed, and coal was of iron ore, coal and limestone enabled the development of a small-scale mined near Coppice Road and at Leighswood. metalwork industry from the 1500s. As noted above, this was also true of several of the other local centres, but it was Walsall that was the focus of this trade. Several corn and malt mills were built along the river.

96 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The coming of the railways (1879 and 1884) led to the expansion of industries C5 The Twentieth Century The medieval St Mary the Virgin Church however still remains. Brownhills and a population surge. The population reached 11,500 in 1921. In the 1930s the predominantly displays a mix of low-rise buildings along its High Street, which mines closed, marking the end of an era in Aldridge’s history. vary in age over the last century and a quarter. Infrastructure

Brownhills The Twentieth Century saw the decline of traditional industries across the study area. There was also a major modal shift in transportation as the development The arrival of the South Staffordshire railway in Brownhills in 1850 led to of the car led to many new major roads, including the M6, being built in the area. increased trading in the town and the growth of its centre. The High Street Many major roads do however follow the route of earlier lanes or even ancient developed as a focal centre, and when Walsall Wood extension to the east of the pathways. Although the A34 now follows a bypass route to the south of Walsall, town was cut in 1858, this re-afﬁrmed the High Street importance as communities it and the A461 predominantly follow the same routes, and link the same towns move east to avoid being severed from the High Street. The development of the that they have done for hundreds of years. Indeed, the two roads still meet in the town was marked by the building of the gothic St. James’ Church in 1851. centre of the Walsall almost as they did in medieval times.

1884 mapping shows several collieries around Brownhills (e.g. Coppice, Conduit, Many railway lines (including the South Staffordshire Line) that appear on Brownhills, Walsall Wood) and coal was the town’s main industry into the nineteenth and early twentieth century mapping are now no longer in service, twentieth century. some having been identiﬁed for closure in the 1963 Beeching Report, others having shut earlier. There was also a steep decline in the number of goods sheds and sidings as manufacturing fell and road haulage became the primary method Walsall of transporting goods.

The Industrial areas of Walsall tended to be in the south and west of the town, and centrally where they clustered around the Walsall Canal and later the railway Economy and development station. Housing for the afﬂuent therefore tended to be developed in the east of the town. The traditional industries of Walsall declined in the 20th century, replaced by new forms of manufacturing and later by the growth in the services sector. The last Lichﬁeld and Bradford Streets date from the 1820s, and were originally lined limeworks in the area closed in 1903, the last brickworks in 1951. In Brownhills, with stucco villas. Larger detached villas were built further out of town. This the last colliery shut in the 1950s. Aldridge has lost its last pit twenty years geography was unusual in England as the richer residential areas lay downwind earlier, but the twentieth century saw the town more than double in population of the industry. as people and businesses moved out from Birmingham into large new housing and industrial estates. Twentieth century Aldridge expanded westwards along the A454, a road the 1864 mapping shows as being exclusively rural, and the 1937 mapping shows as sparsely populated. The population and size of Brownhills also expanded rapidly. In Walsall, post-war housing estates encircle the town of 80 years ago.

Town centre developments

In the centre of Walsall, the Victorian High Street and Digbeth were demolished in the 1960s to make way for a shopping development. However, many fine Victorian buildings survive, such as the Old Court House, the Guildhall, the former Taylor’s Music Shop and The Chambers on Bridge Street, and the Lloyds Bank at The Bridge. Noteworthy early twentieth century buildings include the 97 Council House and the Post Office on Darwall Street. A selection of high-quality nineteenth century industrial buildings still survive and very much add to the flavour of the town.

In Aldridge, the old shops on the High Street were replaced by a modern shopping centre that sought to better serve the expanded population.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 97 AppendixExisting and potential development sites D D1 A454 Keyway – M6 Junction 10 developed for commercial purposes. These include the European Distribution D.2 A454 Wolverhampton Road centre for Poundland on the northern side of the road alongside Citylink’s The junction of the Keyway and the Willenhall Road provides the western distribution centre. On the southern side is a parcel of land that has planning From J10 of the M6, the A454 proceeds in an easterly direction towards Walsall gateway into the borough of Walsall. It is a tight junction which sits closely to permission for employment purposes. The Central Point industrial park is located town centre. At this junction, the Tempus 10 development is currently underway. the Walsall to Wolverhampton railway line that runs through a cutting to the north off the junction with Marshland Way. This has permission for employment This development will eventually comprise the following: east of the roundabout. use. Just before the junction with Marshland Way (Bentley Road) land to the south is allocated as employment al, New Proposals JP1. Beyond this junction, • 80,000 sq ft ofﬁces, There is currently a vacant site owned by Wolverhampton City Council which again on the southern side of the road another site has planning permission for • Village Hotel (125 bedrooms) and leisure club and food court. This is now fronts the southern and western sides of the roundabout is to be redeveloped employment use. The remainder of the road is surrounded by existing residential built. to provide residential accommodation of 3 – 4 storeys and a PCT facility. or commercial development leading up to J10 of the M6 motorway. • A budget hotel and restaurant. 120 bed. Operator has been found. Wolverhampton City Council hopes to take the sites to the market in Spring 2006. • B8 unit • A fast food outlet – a KFC is now operational The former Chubb factory (now Abas Alboy), is also located here. This is a 1950’s 3 storey ofﬁce/factory development which is somewhat dated in Opposite this site, is the scrapyard site which is fronted by a small car appearance and in average condition in terms of repair and maintenance. showroom, café and 7 residential dwellings. The Council has been in dialogue Advertising hoardings currently occupy the land fronting the railway line on the with the owner of the scrapyard site regarding its redevelopment for residential northern side of the roundabout and the Allba building sits on the other side of use. There may be an opportunity to incorporate the allotment land that runs the railway line beyond this. A small war memorial is located on the eastern edge between the canal and Lane Side Gardens/More Side Gardens, within any new of the roundabout but this is barely visible from the road. development. There is no history of planning applications for this site.

Land is allocated along the northern side of The Keyway, as a Core Employment The Wolverhampton Road is fronted largely by residential development on Area (Policy JP5) and Spar has a large delivery centre located here on the both sides with a few small local shops such as newsagents, dry cleaners and Longacre Industrial Estate. The Willenhall Trading Estate is also located here. takeaway restaurants, former petrol stations and some small industrial/motor The accommodation is in a reasonable condition and most is occupied. The local related uses. Some of the housing is turn of the century terraced housing, with agent, Bulleys are currently marketing one unit. There is no visible frontage of direct access from front door to pavement, or small front gardens. Other housing these developments onto the road itself. is more recent council development from the 1970s set back from the road and not directly accessible from the A454 itself. There are three pubs: the Parkbrook; The western side of the junction and to the south of The Keyway is land within the Cottage Inn and the Orange Tree, and the African Caribbean Association has the adjacent authority of Wolverhampton City Council, and is largely residential its local ofﬁce and community facilities fronting onto this road, within a former use, again it is not visible from the road. school building.

At the junction with Bilston Lane, either side of the roundabout, land is allocated On the corner of the Tempus 10 Development site, is the Evangelical Church, for housing purposes and has been redeveloped by Persimmon Homes as the adjacent to Primley Close. This site has been the subject of a planning Scholars Heath development. application for signiﬁcant alterations to provide meeting and conference facilities. These will be restricted to Church related activities. At the next roundabout, access is provided to the Keyway Retail Park which houses multiple operators such as Staples, Autoworld, Blockbuster, Burger On the southern side of the road, on the corner of Primley Avenue, a petrol King and Glyn Webb. The 1.43 ha Armstrong Way site on the corner of The station is currently being rebuilt for which planning permission was granted Keyway, which is allocated in the UDP has been redeveloped and now houses in June 2005. There is a small car park site almost opposite this garage that the Autoworld unit. Within the Keyway Retail Park is the Willenhall District is currently underused. Further along the southern side of the A454, close to Centre. This comprises two larger units occupied by Iceland and Kwik Save and Alumwell Road, another petrol station was the subject of a planning application a number of smaller units, most of which are vacant. The centre sits within a for the redevelopment as an audio service centre. This application was refused large site with an abundance of car parking spaces, most of which were empty at in November 2004. This site is currently used as a car wash centre. the time of visiting, on a weekday morning. The site is not allocated for any use within the UDP. A new development that is currently under construction is the Health Centre that was granted planning permission in 2004 and is situated on the southern side of The A454 proceeds to join the last stretch of the Black Country Route which the road on the corner of the A454 and Pleck Road. This will be accessed from skirts to the north of Darlaston. This area is within the URC Darlaston proposals Forrester Street and Checketts Street and will be a 2 storey building providing for a “high quality, 4th generation logistics operations and distribution centres”. local Primary Care Trust facilities. A number of sites to the north of the Black Country Route have already been

98 Colin Buchanan | Walsall A454 & A461 Urban Design Framework On the northern side of the road, the former Dairy site which also has access D.3 A461 - Pleck Road/ Bescot Road On the eastern side of the road, are six residential tower blocks. Following from Rayleigh Street, was the subject of a planning application in 2004, for a the stock transfer of Walsall Council’s housing stock, these are now owned change of use to residential to provide 65 no. 1,2 and 3 bedroom apartments. This section of the road corridor provides a mixed development profile with by Walsall Housing Group. There are proposals to demolish all six towers The application was refused in June 2005 as it was considered to be an residential, commercial, industrial uses, as well as the Manor Hospital. and redevelop the site by Bovis Homes. This redevelopment will include the overdevelopment and out of keeping with the surrounding area. The applicant Marianne Talbot house development which lies to the west of Bescot Road just was Urban Exposure. Fronting the A454 adjacent to this site is Manns Carpets Travelling southwards from the A454, the first sites to the east of the road have north of Slaters Lane. This site extends to 1.5 ha (- check). There is a small and Alamo car rental. There is no planning history for these latter two properties. been developed as housing. Persimmon Homes built an apartment scheme council owned social services centre opposite the housing estate. at the junction overlooking the canal, approximately 3 years ago. Beyond this To the rear of this site, between Rayleigh Road and Hollyhedge Lane is the housing, is older residential stock leading up to the junction with Bridgeman South of the junction with Wednesbury Road, Pleck Road becomes Bescot Road. William Price Bakery site. This site is the subject of a masterplan exercise Road. Opposite the Persimmon scheme on the western side of the Pleck Road, On the western side of Bescot Road is a small site of 0.2ha which is owned by initiated by the Council. The masterplan may incorporate two further sites that is a relatively narrow site that is currently used as a lorry park. Part of the Walton Homes and has a planning permission for a new residential scheme are situated to the east of Hollyhedge Lane and include an unused car park frontage of this site will be required for road widening and the remainder of the of eighteen apartments. Walton Homes expect to start on site in 2007. The owned by the Council. This proposal is one of those included within the second site will not provide a feasible development opportunity due to its narrow shape. remaining development either side of the road towards junction 9 of the M6 is tranche of priority projects identified by the URC. residential dwellings in good quality. There is one hotel, the Bescot Hotel on Beyond the next junction of Moat Road and Bridgeman Street, on the western the eastern side of the road just to the north of the junction. The building is of On the northern side of the A454, to the west of Hollyhedge Lane, is a vacant site side of the road is the hospital. To the east there are three industrial estates: average condition. with advertising hoardings fronting onto the A454. The owner of this site is, at Pleck Road, Manor Industrial Estate and Rollingmill Business Park between present thought to be reluctant to sell the site for redevelopment. Between this Bridgeman Street and Rollingmill Street. One other hospital building and site and the Caribbean Association is a motor trade use, Mr Tyres. associated car park is located in the centre of these industrial units.

Beyond Hollyhedge Lane, on the northern side of the road, the Orange Tree Approaching the next junction of Ida Road and Rollingmill Street, there is a Public house has a planning permission for a car park and boundary fencing. tyre company, a window sales centre, an mot centre and a small newsagent, This was granted in April 2005. Next to this site, opposite the entrance to Pleck which formerly housed the Post Ofﬁce. These three sites total 0.36 ha. South Road, is a small site that was formerly considered suitable as employment land. of Ida Road is a public house, the Forge and Fettle. On the eastern side of the This site is owned by the Council and is now the subject of a proposal for a high road, north of Rollingmill Street is another window centre and a vacant site on density residential scheme. the southern side. All of these properties are in a poor condition other than the public house.

The Walsall canal runs in a north/south direction to the east of these sites. The UDP Plan allocates part of the Rollingmill site as a Best Quality Site within Core Employment areas or land already with planning permission. The Reg Vardy, car dealership is located within the Rollingmill Industrial Estate.

South of Rollingmill street is the Brineton Industrial Estate. A recent planning for the site on the corner of Pleck Road and Rollingmill Street for a change of use to a Function Hall, was refused in March 2005.

Between Ida Road and St Johns Road is largely residential development of relatively good quality, owned by a housing association. On the corner south of St Johns Road, planning permission has been granted for this 0.2 ha site for a new car showroom which is currently under construction. Opposite this stretch of road, to the east of Pleck Road is a long back of pavement terrace of residential dwellings that are of relatively poor quality. In the midst of this row of terraces is access to the Pleck Industrial estate, a small industrial estate that 99 backs on the Walsall Canal.

The road crosses the Walsall Canal at this point. There is a Sikh temple on the western side of the road between Wellington Street and the canal.

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 99 D.4 Town centre ring road (A4181 north) Opposite this site, between the railway line and Hatherton Street is further land D.5 A461 – Lichfield Road that could be redeveloped. A small motor sales user fronts this site onto Littleton This section of road corridor is the subject of much interest for new development Street West. Hatherton Street proceeds south towards the Civic Centre complex. The Queen Mary’s High School for Girls is the first building on this stretch of opportunities. The Office Corridor proposals by the URC form the central part of The Council owns the Challenge Building to the south of this site on the corner road. Beyond this, the first stretch of this road is dominated by large Victorian this area. However, the western fringe of this section also has a number of key of Hatherton Street and Hatherton Road. The Council also owns two car parks villas that would previously have been individual residential dwellings but are development opportunities. within this site. Other buildings are in private ownership. now either health related services, vets or financial services. Most of these buildings are in a good condition. On the eastern side of the road is the Walsall Proceeding eastwards from the Pleck Road junction, along Blue Lane West, the To the east of Teddersley Road is the Littleton Arms public house and Council Arboretum. former Flour Mill is the first development to the north of Blue Lane west and to owned car park, which offer a development opportunity. There are a number of the east of the Walsall canal. This has a planning permission for residential use. tower blocks owned by Walsall Housing Group to the rear of this site. The future There is a small parade of shops beyond the Arboretum that are in poor Adjacent to this is a school playing fields site which is currently unused. The use of these is currently being considered. This site offers the potential for early condition. At the Mellish Road roundabout is The Butts local centre which Council is seeking approval from the Government for this site to be declared redevelopment as it is mostly owned by the Council. Opposite this site is the is subject to Policy S5 of the UDP. The development of shops and services as surplus for recreational use so that it can be redeveloped. In the short term new Persimmon Homes residential apartment scheme. is encouraged within local centres. The Hatherton Arms pub and a former it is a contender for the equipment and materials compound whilst the road Methodist church front onto this island. The pub is adjacent to advertising improvements are being undertaken. To the south of Littleton Street East is a site owned by Jabez Cliff. A residential hoardings. The church is in a particularly poor state of repair, suffering from use is considered viable for this site, but at present, the owner has indicated a structural damage. This was granted planning permission for change of use and Beyond the playing fields is a mosque that is fronted by advertising hoardings. desire to remain in the property. conversion to offices in 2001. However, there is no sign of any implementation of To the east of Birchills Sreet is the new Sure Start nursery and next to this this proposal as yet. There is poor opportunity for passing trade to make use of is the fire station site. This site measures 0.775 ha. A small public house is the retail provision here. located between the fire station and the Walsall Housing Group development on the corner of Green Lane. This housing is run by a Tenant Management Beyond the roundabout, the road is characterised by residential development. Organisation. Most of this is Victorian villas but there are some apartment schemes built during the latter part of the twentieth century. This stretch of the road is typical of ribbon To the south of Blue Lane West is land owned by AWM and Urban Splash which development with smaller detached houses and bungalows built in the interwar will form part of the redevelopment of the Town Wharf Waterfront. These will and post-war period extending up to the greenbelt zone. Beyond the short be developed as mixed-use scheme providing leisure, residential and office stretch of greenbelt, the road is similarly lined by residential dwellings leading up accommodation. The URC proposals for this area include the provision of a new to the local centre of Rushall. Gallery Square project. To the east of this is the Crown Wharf Retail Park. Rushall is developed around the junction with Pelsall Lane and Daw End Lane Crossing the Green Lane junction, into Court Way, the Police Station and (the B4154). There are around 20 small local shops here, ranging from the magistrates courts are the first buildings to the north of the road. These are local post office to funeral directors. Although there will be much traffic that identified for potential redevelopment for offices. The Council has been in passes through this centre, parking is not easy and the number of roads and discussion with both the Police and the Magistrates Court regarding their crossing points will make movement around the centre difficult for pedestrians. relocation. A couple of the shops were closed at the time of visiting on a weekday morning. The local Labour Club, a MacDonalds and a Health Centre provide the larger On the corner of Blue Lane West and Wolverhampton Street, near the entrance developments within the centre. into the Crown Wharf site, is a small industrial unit utilised by Albert Jagger. Crossing Stafford Street, into Littleton Street West, there are two council owned Approximately 100m beyond the centre, on the western side of the road is a large car parks, on Stafford Street and Bate Street. Both of these are designated for site that was formerly a Saw Mill. It is currently unused and there is no allocation future office use and the existing WALCAT site to the south will be home to the in the UDP for its future use. Westbury Homes submitted a planning application new Tesco development. The new WALCAT will relocate to the opposite site for a residential scheme on this site for 33 dwellings, which was refused in along with a business campus. Approximately one third of the WALCAT site will September 2005 because of poor accessibility. The site is separated from the be business use and will include incubator units for start up businesses. The nearby Travis Perkins site by a small row of semi-detached houses set back from WALCAT site lies between Wisemore Street and the railway line. the main road and accessed by a private road.

Between the railway line and Teddersley Road, a site owned by the Council The Lichfield Road continues through residential development to Shelfield, fronts Littleton Street West. To the rear of this land is mixed use including offices another local centre designated as such in the UDP. On the eastern side of owned by Norate, a public house and residential development owned by a the road is a former petrol station site that is currently boarded up. There is housing association. This land is earmarked for redevelopment in the UDP. no allocation for this site within the UDP. An application for redevelopment of the site for the same use was submitted in 2002 but was not determined. No

100 Colin Buchanan | Walsall A454 & A461 Urban Design Framework further planning information is available. The site would appear to be suitable for centre. There is no immediate off-road parking facility at the centre and parking D.6 A454 Aldridge Road residential purposes, given that surrounding uses are residential. However, no appears to be restricted to the roadside outside the shops. information is known about the ground condition. The A454 from Mellish Road island runs through a mix of open fields and Following the shops is the former St John’s School, an attractive Victorian recreational space as well as the more attractive built up residential areas On the corner of Willows Road is the existing Council’s Social Services office. A building that is now in a poor condition and boarded up. A children’s nursery is towards Aldridge. The first stretch of the road is characterised by large Victorian development brief is being prepared to market this site in late 2006. situated to the front of this property. villas that remains as residential use. Four Seasons Healthcare have obtained a planning permission for 25 residential apartments on a small site on the corner At the junction with Mill Road and Spring Road is the Shelfield centre with a The Council run Oak Park Leisure Centre is situated on the western side of of Fernleigh Road and Mellish Road. Beyond here, development ceases as the number of small shops. A Post office, newsagents, small electrical shop and the road. Planning permission was granted in 2005 for a drive through KFC road runs eastwards with the Calderfields Golf course to the south of the road takeaway are located at this site. On the corner of Lichfield Street and Spring takeaway which is now being constructed at the front of the centre. Opposite the and farmland to the north. The road crosses the Rushall Canal at Longwood Road is a former retail unit that is now boarded up with land to the rear and leisure centre is a small porta-cabin that houses the local library. The building is Bridge. There is access to the Golf Club from the Aldridge Road. side. A planning permission was granted in January 2005 for a small residential in a poor condition and in need of repair and redecoration externally. Beyond the scheme on this site comprising 9 apartments. library on the eastern side of the road is a Fitness First leisure centre. The UDP identifies a proposal for a Best Quality Employment Site at Longwood Basin for recreational uses including a marina extension (see UDP Chapter 2). Shelfield has recently benefited from a new housing development by Walton At Street’s Corner, there is a small retail development housing a Somerfield Homes on the western side of the road to the north of the junction with Spring supermarket. Above the supermarket there is a dance studio and some The road turns northwards at this point towards Aldridge. There are a number Road. Opposite this site is a small site that is the subject of a planning residential use. Parking is available at the rear, shared with Fitness First. On of commercial developments to the east of the road fronting the Aldridge Airport. application for 9 apartments and is currently awaiting decision. Beyond the new the western side of the road is a car showroom, a dental surgery, pharmacy and These include a Peugeot garage and a 2 acre site for sale. At the next junction housing is a car sales centre. A short stretch of greenbelt land is followed by hairdressers. To the north of the junction is residential use. A large apartment with Bosty Lane there are a number of corner shops that trade well and the a quarry site on the eastern side of the road. This site is allocated as M1 iv a scheme has recently been developed on the western side of the junction. White Horse public house. Beyond here, the road is characterised by residential Mineral Safeguarding Area at Highfields South. development. A new scheme by Bellway Homes is being developed to the east The remainder of existing development up to the crossroads at Church Street is of the road as it approaches Aldridge. The initial stretch of road in Walsall Wood is characterised by single storey predominantly residential. At the crossroads, the Shire House public house is industrial development (Barons Court Trading Estate) or other employment situated to the west of Lichfield Road and residential is to the north. There is a and leisure uses with retail counters rather than pure retail uses. There is good new housing site allocated in UDP close to the Church Street junction but this is vehicular access to all of the units here with customer parking available at the hidden from view of the road itself. The site to the north east of Church Street front of each unit. The Barons Court Industrial Estate on the left hand side offers is currently occupied for motor trade purposes. The road is characterised by a number of single storey industrial uses such as motor repairs, storage, heavy residential development as it proceeds towards the A5 and the borough boundary metal pressing and a pine warehouse. of Walsall.

Part of the estate is owned by Darvis Estates and it provides a good income for the company. They have no plans for redevelopment at present. Other occupiers at the centre include a pet shop warehouse, a snooker hall, kitchen showroom, tile centre, car repair and car sales centre. On the eastern side of the road is the Barons Court hotel with a Waves Health and Leisure club facility.

There is one key development site at the centre which fronts onto the canal. The road bridges the canal which ﬂows in a north west/south easterly direction through Walsall Woods and the site lies to the east of the Lichﬁeld Road. The site currently houses boarded up industrial units but is not allocated within the UDP. A planning permission was granted in July 2005 on this site for 27 apartments. The car showroom adjacent to this turned down the opportunity to secure a residential planning consent on their site in conjunction with the corner site. Close to this stretch of the A461, on Brickyard Road, there has been a recent 101 planning permission for residential use on a former industrial site.

Beyond the canal bridge, the Walsall Wood centre is dominated by retail units fronting onto the eastern side of the Lichfield Road. There are around 20 to 30 small units within a Victorian terraced development offering a range of local services from post office, café and florist to mobile phone shop and car hire

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 101 AppendixProject locations E The Black Country Gateway

1 Portobello Roundabout

2 Artscape

3 Keyway Industrial Sites

4 All Saint Church

5 Darlaston Employment Area

6 Junction 10 1

2 2

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project)

Theme 3 project - Strengthening communities (public realm project with community focus) 4

102 Colin Buchanan | Walsall A454 & A461 Urban Design Framework N

103

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 103 The Walsall Gateway N

7 Scrapyard site

8 Wolverhampton Road public realm

9 Forrester Road precinct (Star ﬂats0

10 Former diary and surrounding sites

11 Canal bridge

10 8 9 11 6

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project)

Theme 3 project - Strengthening communities (public realm project with community focus)

104 Colin Buchanan | Walsall A454 & A461 Urban Design Framework N The Urban Village N

12 Junction 9

13 Bescot Road / Pleck Road public realm

14 Bescot Road hotel 12 15 Bescot Road / Wallow Lane junction

16 Stanley Road site 15 16 19 14 18 17 Pleck Road ﬂats 13

18 Canal bridge 17

19 Sikh temple

20 Rollingmill Street junction 20

21 Pleck Business Park and Manor Industrial estate 21 22 Forrester Road gateway site 22

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project) 105

Theme 3 project - Strengthening communities (public realm project with community focus)

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 105 The Central Boulevard N

23 Central Boulevard public realm

24 Smiths Flour Mill

25 Playing ﬁelds 29e 26 Crown Wharf Retai, Park 29c 31 27 Mosque and Sure Start building 29a 28 29b 30 29f 28 Leather Museum 26 29d 27 29 Ofﬁce corridor development sites 25 24 30 Arboretum junction 23 31 Arboretum entrance

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project)

Theme 3 project - Strengthening communities (public realm project with community focus)

106 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Walsall Urban Park

32 Mellish Roundabout

33 Walsall Urban Park

34 Railway viaduct 30 31

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project) 33 107 Theme 3 project - Strengthening communities (public realm project with community focus) N

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 107 The Walsall Urban Park cont.

35 Rushall village centre

36 Timber yard

37 Travis Perkins site

38 Shelﬁeld development sites

39 Shelﬁeld village centre 33 35

36 37

39 38

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project)

Theme 3 project - Strengthening communities (public realm project with community focus) N

108 Colin Buchanan | Walsall A454 & A461 Urban Design Framework The Walsall Urban Park cont.

40 Walsall Wood village entrance

41 Canal bridge 40 42 Walsall Wood village centres

43 Corridor park

44 Library site 41

45 Somerﬁeld site 42 46 Shire Oaks site 33

42 44 45

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough 46 (public realm project) 109

Theme 3 project - Strengthening communities (public realm project with community focus) N

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 109 The Walsall Urban Park cont. N

47 Canal bridge 52 48 Aldridge village entrance

49 Green verges 51 50 Aldridge bypass 53

51 Anchor meadows Sports Ground- 50

52 High Street site

53 Aldridge conservation area

Theme 1 project - Building distinctive places (redevelopment project)

Theme 2 project - Presentation of the borough (public realm project) 47 Theme 3 project - Strengthening communities (public realm project with community focus)

110 Colin Buchanan | Walsall A454 & A461 Urban Design Framework N

111

Colin Buchanan | Walsall A454 & A461 Urban Design Framework 111