Penkridge North

Home , Cannock, Penkridge, Stafford, Staffordshire Way

Vision Document

December 2019 II

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Date 11.12.2019 Status Final Contents

Contents 1

1. Vision 2

2. Introduction 4

3. Site Appraisal 8 3.1. Access and Movement 8 3.2. Landscape Appraisal 10 3.3. Enviornmental Assessment 12

4. Masterplan Evolution 16

5. Delivering the Vision 20

6. Summary of Key Benefits 36

SENSE OF PLACE HEALTHY LIVING COMMUNITY LIFESTYLE LANDSCAPE

SUSTAINABILITY LOCAL PRODUCE RIVERSIDE WILDLIFE PLAY ACCESS 2

1. Vision

North Penkridge aims to create a healthy, sustainable and connected settlement inspired by its unique setting to help secure the future viability and prosperity of Penkridge. The new and integrated community will be shaped by its place, responsive to local needs, and adaptable for future generations.

COMMUNITY Perceptions of a place are made up of layers of understanding, they arise from its physical and human geography, its history, the natural landscape and buildings, both within the place and around it. Consideration of the site’s regional identity, linkages to surroundings, local character, and natural features are key to the development of a new and integrated community, which forms the basis for our vision. SUSTAINABILITY Sustainable communities meet the diverse needs of existing and future residents. They embrace technological advances and emerging cultural trends to create places that are suitable for life today and in the future. By exploring how innovations can enhance our approach to design, construction and management of the place so that it better meets the needs the new community from transport to green space, education to energy, we will seek to create a place that genuinely meets the evolving needs of its inhabitants.

HEALTHY LIVING We will encourage healthy and sustainable movement through a network of green and blue corridors with dedicated pedestrian and cycle routes, making active travel an attractive and preferred option for local movements – trips to schools, to the shops, to work, to play areas and open spaces. We will provide and promote use of recreational sporting facilities and dedicate land for community agriculture where residents and pupils can grow, consume and even sell locally produced food. 4

2. Introduction

This Vision Document has been At the outset, this is a deliverable site which will make The Council’s Spatial Housing Strategy however sets a significant contribution towards meeting the housing out that there “is a current lack of landowner co- prepared on behalf of St Philips needs of the District. It will achieve this by creating an operation to deliver a single urban extension north of to demonstrate the continued exciting new neighbourhood which will be sufficient Penkridge with the necessary infrastructure required” in scale to viably deliver a range of social and green (Pg. 32). This position is incorrect. support for the allocation of infrastructure, meeting the needs of both future North Penkridge for residential residents and those living within the wider Penkridge St Philip’s controls the land to the north of Penkridge development in the emerging Local area. included within this Vision Document and which is crucially suitable, available and achievable within the Plan Review. The Council has set out within the Spatial Housing Plan period. The Vision Document describes how the Strategy Consultation that it has had regard to the land at North Penkridge can deliver a high quality and St Philips Limited (“St Philips”) is proposing a unique findings of the 2018 SGS, and the recommended mixed use comprehensive sustainable urban extension opportunity to deliver a fully integrated and accessible strategic locations for growth within the District, as far and that will include; mixed-use extension to Penkridge, South Staffordshire. as these could be achieved within a specific strategic The site comprises land entirely outside of the approach (Para 3.8). In particular, the growth proposed » Delivery of around 740 new dwellings and designated West Midlands Green Belt, with a capacity in Option D includes the villages identified as having affordable housing; potential for Sustainable Urban Extensions [SUE] in to provide approximately 750 dwellings in a mix of types » A new 2FE primary school; and tenures. the 2018 SGS, which includes the SUE at North of Penkridge (Pg. 30). » Creation of a new car park and enhanced bus route Following discussions with South Staffordshire link to Penkridge station; District Council, this document sets out St Philips’ The Council’s ‘Rural Services and Facilities Audit 2019’ revised masterplan for a residential-led mixed- [RSFA] identifies Penkridge as a Tier 1 settlement, » A new leisure centre; use development at North Penkridge. Crucially, it and the ‘Appendix 3 Options for Growth & Rationale’ » New sports and changing facilities; demonstrates how the site would come forward, having (“the Rationale”) states that Penkridge is well served by public transport in the form of rail and bus links regard to the development area immediately to the » A new riverside country park; south of the site, and the opportunity to create a new (Pg. 18). In this regard, the Council’s preferred sustainable urban extension to Penkridge. option (Option G) does seek to allocate growth within Critically the site offer a logical and spatially contained Penkridge; albeit, the Rationale states that there is only location for growth that is well placed to meet the available land for a single comprehensive extension strategic need for the future release of land for new into the Open Countryside to the north of the village housing as identified within the Strategic Growth Study (approximately 550 dwellings) (Pg. 18). 2018. Stafford Stn

Stafford

Cannock Chase

A449

Site

Penkridge Stn Penkridge

Hednesford Stn

Cannock

Cannock Stn

Landywood Stn

Wolverhampton Codsall Stn Bloxwich North Stn Bilbrook Stn Wider Context Plan

Bloxwich Stn 6

2.1. Planning Policy Context

With the above in mind, St Philips have taken a With key infrastructure such as a new leisure centre The site is situated within the measured approach in considering the full range and country park, focusing growth at North Penkridge administrative area of South of spatial growth options identified within the will ensure that the village’s existing residents are able current consultation. The evidence set out in the to leverage considerable benefits from development Staffordshire District Council and representations that accompany this Vision document here, as opposed to a separate settlement which lies outside of the designated Green demonstrates that a combination of Options B, C and D would not achieve this objective and serve only to risk Belt, north of Penkridge. would be the most appropriate strategy for the Council. coalescence between Stafford and Penkridge. St Philips’ recommended approach would enable The Council will also be aware of the importance The Council has now begun to review its adopted sustainable growth to be realised at North Penkridge; in demonstrating the deliverability of all sites that Core Strategy (December 2012) and Site Allocations Option D would principally assign sufficient growth are proposed for allocation when the Local Plan Document (SAD) (2018) and is currently consulting to this area, ensuring that the range of infrastructure is examined for soundness. The Vision for North on the ‘Spatial Housing Strategy & Infrastructure required and identified in the Vision can be delivered, Penkridge is predicated upon evidence which Delivery’. The Local Plan Review is proposed to cover which is otherwise not possible with the very limited ensures that there are no environmental or technical the 2018 to 2037 period, and the Council will need to growth identified under Option G (558 dwellings). constraints to development of this site. identify suitable sites for allocation in order to meet its housing requirements. A further consideration is the Council’s ‘Rural Services In further considering this site’s deliverability, and Facilities Audit 2019’, which identifies Penkridge it is important to be clear as to the landowners’ Importantly, the Council recognises that it must meet as a Tier 1 settlement that is well-served by public intentions: there is a single, unified approach that is the District’s objectively assessed housing needs, transport in the form of rail and bus links, services conveyed through this Vision document and which the as well as a proportion of the unmet need arising and facilities. This is, moreover, a key observation landowners are categorically committed to delivering. from the Greater Birmingham and Black Country of the ‘Greater Birmingham HMA Strategic Growth Housing Market Area (GBBCHMA). This is welcomed Study’ (February 2018). This document highlighted the by St Philips and is explored in detail within the Housing Need and the Duty to strategic location of the settlement, recognising its representations that accompany this Vision Document. good level of accessibility for existing bus and rail links. Cooperate This was an important contributary factor in concluding In terms of its objectively assessed housing needs, A Sustainable Distribution of that Penkridge is one of the strongest-performing SUE it is welcomed that the Council has utilised the options that should be given detailed consideration Growth local housing need [LHN] figure generated by the when assigning growth. NPPF’s standard method. However, as demonstrated The Council is still at an early stage of plan-making, through the representations, it is also important to with progression to Preferred Options expected Notwithstanding the ability to deliver new acknowledge that the LHN figure is a minimum, as set in March 2020. At this stage, the Council has infrastructure, North Penkridge has the ability to out in both the National Planning Policy Framework derived seven spatial options, of which ‘Option G: deliver the sustainable growth that the Council is [NPPF] and Planning Practice Guidance [PPG]. Infrastructure-led development with a garden village considering for the A449 corridor. In this regard it area of search beyond the plan period’ is currently is in tune with the spirit of what is intended by the Indeed, the PPG differentiates between the minimum identified as being preferable. Council and articulated through Option G; the site lies figure generated through the standard method within the area of search for delivering future growth. and ‘actual’ housing need which can be higher. It St Philips recognise the importance of providing strong However, it does so in a way that builds upon and links is ‘actual’ housing need that represents objectively infrastructure to facilitate sustainable growth. To with the existing sustainable credentials of Penkridge, assessed need to which the tests in para 11 apply. achieve this, however, development must of the right as an established and desirable Tier 1 settlement. Importantly, the PPG (ID: 2a-010) sets out when it scale and focused in the most appropriate locations would be appropriate for a higher figure to be adopted, to ensure that all necessary infrastructure is both for example on the basis of employment growth, the financially viable (therefore being deliverable) and that delivery of infrastructure, affordable housing or unmet its benefits can be felt by existing as well as future housing needs. residents within the area. To ensure the soundness of its new Local Plan, it is Fundamentally, the allocation of North Penkridge important that the Council explores all circumstances Summary of Development would align with the recommendations of the Growth when a higher figure than that generated by the Potential Study, and accord with the NPPF, which is supportive standard method might be appropriate. To this end, of accommodating development within strategic there is a cogent need to consider whether an uplift The development envisaged for North Penkridge lends urban extensions. The site is demonstrably suitable, to c.254 dwellings per annum [dpa] LHN figure is itself well to achieving one of the key objectives of the available and achievable, and the landowners are fully required. NPPF: committed to delivering the envisaged development in its entirety. St Philips wish to press upon the Council With regard to addressing any needs that cannot be “The supply of large numbers of new homes can often the importance of this site as a strategic allocation in met within neighbouring areas, the NPPF is also clear be best achieved through planning for larger scale achieving a sound Local Plan. that Local Plans should be “based on effective joint development, such as new settlements or significant working on cross-boundary strategic matters that have extensions to existing villages and towns, provided they been dealt with rather than deferred, as evidenced by are well located and designed, and supported by the the statement of common ground” (Para 35c). necessary infrastructure and facilities” (Para 72)

The Council has rightly acknowledged the longstanding The site is located on the edge of Penkridge – an scale of unmet housing needs across the Greater established settlement which is one of the most Birmingham and Black Country Housing Market sustainable in the District. Penkridge is strategically Area [GBBCHMA] and is proposing to accommodate located with good access to the existing transport c.4,000 dwellings of this need. St Philips welcomes the network (rail and bus links), and local services and Council’s commitment to addressing part of this need. amenities. Critically, it lies within an area that lies entirely outside of the designated West Midlands Green Crucially, however, a commitment to addressing Belt. unmet need must be supported by an evidence- based approach. Ensuring that the District’s housing With the ability to build upon and significantly enhance requirement is sufficiently evidenced will be scrutinised the sustainability of Penkridge as a whole, the scale of by an examining Inspector and the Council is now development envisaged on the site would be sufficient at a critical juncture in plan process. It is within the to deliver a range of important infrastructure for the Council’s gift to meaningfully deal with the crucial local community, whilst being of an appropriate size issue of cross-boundary unmet need in way that is relative to the existing settlement. robustly evidenced and sets an example to other authorities which may otherwise choose to defer on the This would be an infrastructure-led development, issue. designed to achieve a highly sustainable neighbourhood. It would deliver the right mix and Worthy of note is the identified shortfall of 60,855 balance of development: 750 new homes, a new (2011-2036), which is likely to have changed, if not local centre, primary school, leisure centre and worsened, under the auspices of the NPPF’s standard country park, delivered within a wider network of method LHN figures (plus any increases to reflect multifunctional green space and legible routes for ‘actual need’). The Council is encouraged to work walking and cycling. The array of benefits to the local with the other GBBCHMA authorities in updating this community, and the ability to maximise their health evidence in order to provide certainty going forward and and wellbeing, is unparalleled by any other site in this enable a fully justifiable position to be reached on the part of the District. spatial distribution of housing. South Staffordshire Council Spatial Housing Option G 8

3. Site Appraisal

3.1. Access and Movement Highway Network Rail Local Amenity Accessibility

The development site is located off the A449, Penkridge railway station is located approximately The site is well located in proximity to a number of approximately 1km to the north of Penkridge town 1.4km to the south of the site and is easily accessible by local services and amenities. Penkridge village centre centre. The A449 connects onto the M6 at Junction 13 cycle and bus. Penkridge station offers direct services is located within walking distance from the site and (to the north) and M54 at Junction 2 (to the south) via between Birmingham and Liverpool (two services per includes a number of core amenities, including a Penkridge. This provides links onto the strategic road hour in each direction), calling at Wolverhampton, Co-operative Food, Sainsburys Local, Penkridge network and forms an alternative to those travelling on Stafford and Crewe amongst others. Passengers can Post Office, Penkridge Medical Practice, Northwood the M6. also travel onwards from these locations to wider Pharmacy and Marshbrook First School. destinations on the mainline rail network. In the vicinity of the development site, Stafford Road The development will also provide a number of on-site (A449) is a single carriageway road, and subject to a The site is considered to be sustainable, with good amenities of which are likely to include a mixed-use national speed limit, reducing to a 30mph limit on the connections to employment opportunities and a high local centre, first school, country park and leisure approach to Penkridge village. level of public transport provision for commuters to facilities. These facilities would add to the existing Pedestrian/Cycle Facilities Stafford, Crewe, Wolverhampton, Birmingham and amenity offer within Penkridge. further afield. The site is considered to be sustainably located for Currently, pedestrian footways extend to the existing Penkridge Rail Station Parking residential development, given its proximity to key local edge of the Penkridge settlement boundary. These amenities. Pedestrian facilities and public transport footways would be extended to the north alongside the The site will include delivery of additional car parking provision promote accessibility from the site to retail A449 for the length of the development, with a 2m wide for the use of rail passengers and which will deliver and employment opportunities. footway provided on the eastern carriageway edge and much needed additional parking capacity over and 4m shared footway/cycleway facility provided on the above the current limited provision at the station. This western carriageway edge. will be supported by an enhanced bus service that will serve the development and will enable passenger to be Between the two access roundabouts an enhanced transported to a location in close proximity and within character area will be provided in the form of a local easy walking distance of the station. plaza around the local centre and A449. The area would comprise a high-quality local centre, enhanced The development will increae bus provision along A449 pedestrian and cycle facilities with a 4m shared connecting the site to the station. This “informal” park footway/cycleway both sides of the carriageway, and ride facility will ensure adequate parking exists signalised pedestrian crossings and a planted central to meet demand at the station alleviating current reservation creating a ‘boulevard’ streetscape. problems and increasing the use of the rail service and Public Transport sustainable patters of travel. Bus Provision of an informal Park and Ride facility on-site, with station users utilising parking associated with the There are a number of bus stops located within on-site facilities. The development site could increase close proximity to the site, providing regular services bus provision along the A449, connecting the site to the to a number of local towns and villages including station. This informal Park and Ride facility could reduce Wolverhampton, Stafford and Cannock. the number of vehicles requiring parking at the station.

Facilities Plan A449 Stafford Road

Teddesley Road

Penkridge Town Centre M6

Cannock Road

B5012 Wolgarston Way 10

3.2. Landscape Appraisal

» The site comprises small to large fields of an Views and Visual Amenity irregular pattern clearly delineated by intact, dense hedgerows with mature hedgerow trees. It is a » The site is generally flat to the east of the A449 landscape of arable and pasture farmland with and gently rolling to the west of the A449. Views several field ponds within the site - characteristic from the higher grounds of the site looking east of NCA 61. The landscape at the eastern side of provides views across this low-lying landform to the site, along River Penk, is different from the the higher wooded grounds of the neighbouring remainder of the site. This is an area of low-lying NCA 67. Views therefore generally have a well- river meadow that is concealed from the wider treed background supplemented further by dense setting due to the M6 to its east and higher ground field boundaries and the wooded Staffordshire and to its west. Worcestershire Canal.

» Honey Pots wood forms the largest area of tree » Views to Penkridge are generally well filtered by cover on the highest ground on site. A further the dense field boundaries comprising hedgerows area of woodland is situated to the south west with mature oaks from the west and north of the of River Penk. Occasionally, small clusters of site. Views from PRoW Penkridge 33 looking south trees are also present within the eastern fields. provides expansive views of the site and the tower Scattered individual trees occur within some of of the Collegiate Church of St Michael and All the fields, mostly within the north-western extent. Angels, a Grade II* listed building. The remainder Generally, trees within the site are contained in the of Penkridge, being of a low height, is obscured hedgerows along the field boundaries. from this location. Penkridge 2 provides views of the river meadow landscape along the River Penk » The site is located to the north of Penkridge, to of the site. the east of the railway line and to the west of the » Views of the settlement edge at Penkridge, along Staffordshire and Worcestershire Canal. The M6 Teddesley Road, are afforded from the south- motorway runs north to south and cuts a sharp eastern extent of the site. Occasional views of line through the landscape to the east. The site is Lower Drayton Farm are also seen, although subject to urban influences due to the proximity of filtered by intervening vegetation to the north of the Penkridge to the south the A449, the M6 and the site. This is primarily due to the proximity of the main railway line. farm buildings to the site. » The site is visible from the A449; however, this is limited to the hedgerow boundaries and Honey Pot woods being situated on higher ground. The moving vehicles on Teddesley Road and the M6 are also visible from the site. Views of the site from the long-distance path Staffordshire Way along the canal tow path are generally absent. The site is however visible at the closest point of the path to the site, through gaps in vegetation.

Landscape Appraisal Plan A449

Stafford Road

Teddesley Road 12

3.3. Environmental Assessment This section presents a series Ecology and Arboriculture of summaries for each technical » The land within the red line boundary appears to be » Published geology indicates ground conditions are discipline. This ensures that the largely agricultural and therefore likely to be of low expected to comprise topsoil and limited Made proposals set out in this document ecological value. Boundary hedgerows and areas Ground over Till in the far west, Alluvium in the far of woodland on-site are likely to be classed as east with Glaciofluvial Sheet Deposits over the west are robust and deliverable. Priority Habitats under the NERC Act 2006. Several of the site. The centre of the site is largely devoid ponds are located within 500m of the boundary and of superficial deposits, directly overlying bedrock of Air Quality within the site itself which may support populations the Mercia Mudstone Group. of amphibians. The adjacent River Penk may have » Road traffic emissions were identified as being potential to support otter, water voles and crayfish. » Based on the review of information, the the principal source of air pollution in the vicinity The habitats in general are likely to be used by current and historical use of the site is not of the site, especially vehicles travelling on the foraging and commuting and bats and breeding considered to represent any significant risk to A449 and the M6 motorway to the east. The M6 in birds with the hedgerows and woodland likely to the environment. Localised made ground may be particular may influence air quality at the site and offer the best opportunities. The site may also present associated with infilled pits and ponds, therefore a standoff may be required to prevent support reptiles, badgers and hedgehogs. There as well as the former tanks and pumping station, exposure of future occupants of the development are no statutory designations within 2km of the although all are unlikely to represent a significant to elevated pollutant concentrations. However, as site but it is within Site of Special Scientific Interest source of contamination. Ground conditions indicated in the Concept Masterplan, it is likely that Risk Zones. Overall, it is considered likely that loss are unlikely to represent any significant hazard a substantial buffer would be provided in any case. of valuable habitats and protected species can to new structures constructed on the site and be prevented or mitigated for. There is also the the land is likely to be suitable for a residential » With regard to impacts on existing sensitive potential for significant habitat enhancements and development end use. Should any issues relating receptors, it is anticipated that any construction biodiversity net gain within the boundary in line to potential contamination be identified on site, phase impacts would be minimised through with requirements of the National Planning Policy the appropriate measures would be undertaken the implementation of suitable best practice Framework. to negate or reduce any significant risks posed to mitigation measures. During the operation of the Ground Conditions and Agricultural Land the development in accordance with best practice development, development-generated traffic has guidance. the potential to impact pollutant concentrations Classification locally. Should any of these impacts be considered » The agricultural land classification has indicated significant, sustainable transport methods could » The site comprises approximately 54.30ha of that soils at the site are likely to be classified be utilised to minimise transport emissions largely agricultural farmland. A dirt track is as Grade 2 to 4, based on the findings on three associated with the development. present in the eastern area of the site as well as other sites within the area of the site. The main a paintball field in the north. Historical mapping limitations are likely to be droughtiness, soil » A number of potential odour sources were indicates the site has always been agricultural land wetness, stoniness and flood risk. Impacts on soil identified in the broader surrounding area, with several farms, small pits and ponds identified, resources can be mitigated through appropriate including a Wastewater Treatment Works (WwTW) the majority of which appear to be infilled by 2014. re-use and disposal. and a poultry farm. However, it is considered In 1958, tanks are present in the south of the unlikely that odours from these sources would site, and in 1977, the area is labelled as a sewage significantly affect the amenity of future occupants pumping station. of the proposed development, given the separation distances present. Noise Archaeology and Heritage

» The existing noise climate is likely to be dominated » This assessment has identified that there are no » The Site has already been impacted upon by by road traffic on the M6 motorway, located to the Scheduled Ancient Monuments, Registered Parks the construction of the Railway which forms the east of the proposed development site, Stafford and Gardens or Battlefields within the proposed western boundary, which will have disturbed or Road, located through the development, and rail development site. It has also established that destroyed any archaeological remains. Stafford noise from the west coast mainline to the west. there are three recorded heritage assets within the Road which bisects the Site will also have had a proposed development site. There is documentary detrimental effect on any archaeological remains. » A standoff together with some boundary mitigation evidence for the site of a cross, there is no longer Although the road follows the same course as (such as a bund, or a barrier/bund combination) a cross in the vicinity, and its location within the shown on historic maps it has been widened and may be required to reduce noise levels from the south-western part of the Site is unclear. A water undergone maintenance in recent years. A line M6 motorway at proposed dwellings. Gardens meadow system has been identified from historic of telegraph poles carrying an overhead line also may also need to be located on the screened side mapping and aerial photography in the south- crosses the site will also have impacted upon any of dwellings. To mitigate noise levels from road eastern part of the Site. A complete cast copper archaeological remains. The north-eastern part traffic on Stafford Road and rail noise, gardens alloy stirrup strap mount was recovered during of the Site is occupied by an Air Soft target range, could be located on the screened side of dwellings. metal detecting in the south-eastern part of the its associated temporary building and car-parking Alternatively, localised barriers may be required. Site. which may also have had an impact on any shallow archaeological remains. Recent disturbance to » It is considered unlikely that vibration from the » The Site is split into three historic landscape the south of Lower Drayton Farm includes the railway line will be significant on the proposed characters a ‘post-medieval piecemeal enclosure’ construction of a Moto X track and temporary development site. to the east of the site. An ‘industrial reorganised buildings housing Chase Aqua Rural Enterprise. piecemeal enclosure’ to the north-west and a » It is anticipated that with an appropriate acoustic » Given the agricultural focus of this area from the mitigation strategy, levels of amenity could be ‘post-war reorganised piecemeal enclosure to the medieval period onwards, it is also possible that achieved that are appropriate for residential use. south-west. Any change to the land use within the development will affect this characterisation. the Site may contain some evidence of this, such as » Subject to further assessment and proposed ridge and furrow ploughing and night soiling. mitigation, it is not anticipated that noise will » There are seven Grade II Listed Buildings and » Overall, it is considered that, provided the prejudice development on the site. eleven locally listed buildings within the search area. Lower Drayton Cottages, a row of houses development is designed respectfully around any built in the 17th-century, are located on the eastern heritage assets, there should be no constraints boundary of the Site. to development from an Archaeological/Heritage perspective. 14

Utilities Water

» The site vicinity appears to be well served by » The proposed development is located in Flood Electricity, BT and Clean and Foul Water, and we Zone 1 (Land at Low Risk of Fluvial Flooding) and anticipate a potential point of connection to be is raised significantly above the River Penk. The made within the A449, crossing the proposed site. Flood Zone 2 and 3 extents associated with the Furthermore, there is a pumping station beyond watercourse are relatively confined through the the southern site boundary, and a pressurized foul site. The site is at low risk of flooding from all sewer crossing the site boundary. Further utilities other sources, including pluvial, reservoir and have been recorded in the vicinity of Lower Drayton groundwater. Farm including electricity and clean water supply. » To ensure that the site does not have a detrimental » Within the site boundary, multiple utilities impact on flood risk outside the site boundary, have been recorded crossing the site, mostly an appropriate surface water drainage strategy in association with the A449. It is anticipated will be incorporated to manage surface water. that these will not require diversion and can be Surface water runoff will be restricted to greenfield incorporated within the final site masterplan. rates and attenuation storage will be provided in detention basins. These will provide additional » The proposed masterplan shows multiple site ecological and aesthetic benefits, as well as access from and around the A449, shown to improvements to water quality. contain clean water, gas and telecoms. As such it is unclear whether the specific locations of these services would impact the final proposal, and it is recommended that cover levels and protection are adequately reviewed within the final masterplan and site proposals.

Opportunities and Constraints Plan A449

Stafford Road

Teddesley Road PENKRIDGE

4. Masterplan PENKRIDGE N 50 150 250m Evolution 0 100 200

The scaling of this drawing cannot be assured Rev A (22.11.18) - adjacent sites updated (GR) Rev B (23.11.18) - landscape buffer added to western edge (GR) Rev C (27.11.18) - key updated (GR) Representations, including the Framework Masterplan Site Boundary Pedestrian Access Nearby Listed Buildings Enhanced Natural Parkland shown opposite, were submitted to South Staffordshire Indicative Development Area Potential Access into Adjacent Northern Gateway Connected Green Corridors District Council’s Issues and Options consultation Development Land on their Local Plan Review in November 2018. The Mixed-Use Centre PENKRIDGEPublic Rights of Way Multifunctional Public Open Space Key View (with visibility of Saint Michael Framework Masterplan (Nov 2018) expressed a and All Angels Penkridge) NPenkridge capacity of between 1,500 and 2,000 new homes north Indicative Development50 Area of Adjacent150 250m Local Centres Primary Movement Route Indicative Drainage Features A of Penkridge, inclusive of the 525 dwellings proposed (facilitating strategic cycle network) Bloor and McCarthy0 & Stone100 Scheme 200 by Bloor Homes. Since then, the master plan has been School Secondary Access Routes New Parkland Indicative Development Area of Adjacent Framework Masterplan B Trine Developments Scheme amended in line with discussions with the council in The scaling of this drawing cannot be assured Vehicular Access Bus Stops Key Green Spaces Rev A (22.11.18) - adjacent sites updated (GR) relation to housing need and to ensure the proposals Rev B (23.11.18) - landscape buffer added to western edge (GR) integrate successfully with the wider sustainable urban Rev C (27.11.18) - key updated (GR) 21.11.18 1:5000@A2 GR JdH extension. Site Boundary Pedestrian Access Nearby Listed Buildings Enhanced Natural Parkland 29719 9310 C Indicative Development Area Potential Access into Adjacent Northern Gateway Connected Green Corridors Development Land

Mixed-Use Centre PENKRIDGEPublic Rights of Way Multifunctional Public Open Space Key View (with visibility of Saint Michael and All Angels Penkridge) NPenkridge 50 150 250m Indicative Development Area of Adjacent Planning ● Master Planning & Urban Design ● Architecture ● Local Centres Primary Movement Route Indicative Drainage Features (facilitating strategic cycle network) A Landscape Planning & Design ● Environmental Planning ● Graphic Bloor and McCarthy0 & Stone100 Scheme 200 Communication ● Public Engagement ● Development Economics School Secondary Access Routes New Parkland Indicative Development Area of Adjacent Framework Masterplan B Trine Developments SchemeThe scaling of this drawing cannot be assured

Certificate FS 29637 Rev A (22.11.18) - adjacent sites updated (GR) Vehicular Access Bus Stops Key Green Spaces Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Rev B (23.11.18) - landscape buffer added to western edge (GR) Leeds London Manchester Newcastle Reading Southampton Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Rev C (27.11.18) - kJ:\29000ey upda -t 29999\29700ed (GR) - 29799\2971921.11.18 - Penkridge\A41:5000@A2 - Drawings & Registers\Masterplanning\PDFsGR JdH Site Boundary Pedestrian Access Nearby Listed Buildings Enhanced Natural Parkland 29719 9310 C Indicative Development Area Potential Access into Adjacent Northern Gateway Connected Green Corridors Development Land

Mixed-Use Centre Public Rights of Way Multifunctional Public Open Space Key View (with visibility of Saint Michael and All Angels Penkridge) NPenkridge Indicative Development50 Area of Adjacent150 250m Local Centres Primary Movement Route Indicative Drainage Features Planning ● Master Planning & Urban Design ● Architecture ● (facilitating strategic cycle network) A Bloor and McCarthy0 & Stone100 Scheme 200 Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics School Secondary Access Routes New Parkland B Indicative Development Area of Adjacent Framework Masterplan Trine Developments SchemeThe scaling of this drawing cannot be assured

Certificate FS 29637 Rev A (22.11.18) - adjacent sites updated (GR) Vehicular Access Bus Stops Key Green Spaces Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Rev B (23.11.18) - landscape buffer added to western edge (GR) Leeds London Manchester Newcastle Reading Southampton Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Rev C (27.11.18) - kJ:\29000ey upda t-e 29999\29700d (GR) - 29799\2971921.11.18 - Penkridge\A41:5000@A2 - Drawings & Registers\Masterplanning\PDFsGR JdH Site Boundary Pedestrian Access Nearby Listed Buildings Enhanced Natural Parkland 29719 9310 C Indicative Development Area Potential Access into Adjacent Northern Gateway Connected Green Corridors Development Land

Mixed-Use Centre Public Rights of Way Multifunctional Public Open Space Key View (with visibility of Saint Michael and All Angels Penkridge) Penkridge Indicative Development Area of Adjacent Local Centres Primary Movement Route Indicative Drainage Features Planning ● Master Planning & Urban Design ● Architecture ● (facilitating strategic cycle network) A Bloor and McCarthy & Stone Scheme Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics School Secondary Access Routes New Parkland Indicative Development Area of Adjacent Framework Masterplan B Trine Developments Scheme

Certificate FS 29637

Vehicular Access Bus Stops Key Green Spaces Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds London Manchester Newcastle Reading Southampton Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. J:\29000 - 29999\29700 - 29799\2971921.11.18 - Penkridge\A41:5000@A2 - Drawings & Registers\Masterplanning\PDFsGR JdH

29719 9310 C

Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics Framework Masterplan, Nov 2018

Certificate FS 29637

Offices at Birmingham Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds London Manchester Newcastle Reading Southampton Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. J:\29000 - 29999\29700 - 29799\29719 - Penkridge\A4 - Drawings & Registers\Masterplanning\PDFs A449

Stafford Road

Teddesley Road

PENKRIDGE

N 50 150 250m 0 100 200

Indicative Development Area Potential Access into Adjacent Northern Gateway Connected Green Corridors Development Land

School Secondary Access Routes New Parkland Indicative Development Area of Adjacent Framework Masterplan B Trine Developments Scheme

Vehicular Access Bus Stops Key Green Spaces 21.11.18 1:5000@A2 GR JdH

29719 9310 C

Planning ● Master Planning & Urban Design ● Architecture ● Landscape Planning & Design ● Environmental Planning ● Graphic Communication ● Public Engagement ● Development Economics

Certificate FS 29637

1 1

5 4

BLOOR, MCCARTHY & STONE, TRINE PROPOSALS

3 1 1

4 2

18 5

BLOOR, MCCARTHY & STONE, TRINE PROPOSALS

The scheme has been shaped by the following design » Improvements to the A449 providing clear, principles: sustainable and direct connections into Penkridge PENKRIDGE via bus, bike and foot. » The development site would take vehicular access from Stafford Road (A449). Safe and suitable » A centrally located village green incorporating a access can be achieved by the provision of either landscaped attenuation feature and children’s play ghost right turn or roundabout junctions. However, space. the preferred access arrangement is two four-arm roundabout junctions. These would allow access to » Provision of formal play facilities at key locations both development parcels (either side of the A449) across the site and new sports pitches located at slow speeds and maintain sufficient carriageway the entrance to the site within the country park. width given that the road is a Highways England diversion route, whilst ensuring turning vehicles do » Management of surface water run off through the N integration of a sustainable drainage strategy, not block the mainline flow. 50 150 250m including a series of landscaped attenuation 0 100 200 » The northernmost roundabout junction would act features as a gateway feature to the extended urban area, PENKRIDGE The scaling of this drawing cannot be assured Rev A (08.05.19) - Spatial and graphic updates (GR) reducing speeds on the A449. Two roundabouts Rev B (17.05.19) - Spatial and graphic updates (GR) would also allow for the provision of pedestrian Rev C (24.05.19) - Spatial and graphic updates (GR) Residential Area Village Greens - incorporating existing landscape features crossings across the A449, providing an east to 1 west connection between the development parcels Mixed-Use Area - incl. local centre / retail uses 2 Village Centre - characterised by strong building lines, mixed-uses, high quality public realm, slow moving trafﬁc, bus stops, tree planting, clear connections into the wider development

» Provision of a well connected and permeable Education Land - incl. potential dual-use sports provision 3 Sports Pitch Provision movement network that encourages active travel DRAFT and enables vehicular access and movement within Leisure Centre Area 4 Retained Woodland - key site feature the site. Development blocks arranged to ensure North Penkridge Primary Movement Routes overlooking of public areas. 5 ‘River Penk Country Park’ N 50 150 250m Key Green Links 6 Northern Gateway Concept Masterplan » Retention of existing public rights of way that 0 100 200 are integrated within a network of other informal Indicative Attenuation footpaths and cycleways. This network will be The scaling of this drawing cannot be assured 30.04.19 1:5000@A2 GR JdH Formal Play Provision Locations Rev A (08.05.19) - Spatial and graphic updates (GR) located within areas of open space, connecting with Rev B (17.05.19) - Spatial and graphic updates (GR) surrounding routes and the proposed residential Rev C (24.05.19) - Spatial and graphic updates (GR) 29719 9320 C Residential Area Village Greens - incorporating existing landscape features streets and spaces. 1 Mixed-Use Area - incl. local centre / retail uses 2 Village Centre - characterised by strong building lines, mixed-uses, high quality public realm, » Provision of a mixed-use centre at the centre of the slow moving trafﬁc, bus stops, tree planting, clear connections into the wider development wider SUE, located along the A449. Education Land - incl. potential dual-use sports provision 3 Sports Pitch Provision DRAFT » A country park extending along the eastern edge Leisure Centre Area Reproduced4 fromRetained the Ordnance Woodland Survey Map with the- key permission site featureof the Controller of HMSO. Crown Copyright Reserved. of the site in response to the existing site features, North Penkridge including the existing linear strip of woodland and Primary Movement Routes 5 ‘River Penk Country Park’ River Penk, providing a multi-functional green infrastructure resource for people and wildlife. Key Green Links 6 Northern Gateway Concept Masterplan Indicative Attenuation

30.04.19 1:5000@A2 GR JdH Formal Play Provision Locations

29719 9320 C

Concept Masterplan, Nov 2019

Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. A449

Stafford Road M6

Teddesley Road 20

5. Delivering the Vision

5.1. Healthy Lifestyles

The benefits of spending time outside in nature in A new leisure centre located adjacent to the local centre relation to health and wellbeing are widely recognised. will provide an invaluable facility for the new community Therefore, the provision of accessible green space and a place for people of all ages to exercise, socialise on the doorstep of all homes is a fundamental aim and play. There is potential for the leisure facility to be of the development proposals. As such, the concept increased in size through accommodating the Monkton master plan is underpinned by a comprehensive green Centre on site. This further enhances the benefits of the infrastructure network comprising large scale areas of scheme, providing significant opportunities for residents public open space, green corridors and pocket parks, to lead active lifestyles, benefitting the physical, mental resulting in a scheme that emphasises interaction and social wellbeing of the whole community. The with nature and encourages time outdoors. Connected leisure centre facilities will be supplemented by the green routes and spaces throughout the site provide provision of sports pitches located at the entrance to the multi-functional links for recreation and movement. country park. Existing watercourses, lanes and public footpaths form the basis for green routes through the site, linking A healthy community is one that leads a healthy lifestyle. residents to key spaces and community facilities via The site has the potential to accommodate allotments, safe and accessible routes that promote walking and community gardens and / or a community orchard, cycling, in turn encouraging active lifestyles. within the country park and within the smaller incidental spaces dispersed throughout the development. A new country park will connect residents with the Providing spaces for residents to grow their own food surrounding countryside, providing a recreational supports healthy and sustainable lifestyle choices and resource for all to visit and enjoy. It will provide a contributes towards the physical and mental wellbeing generous area for wildlife habitats to thrive; comprise of the community. a network of attractive pedestrian links to the wider countryside and waterways; and provide a delightful space for residents to exercise, relax and interact.

HEALTHY LIVING LIFESTYLE

» Delivery of a new leisure centre LOCAL PRODUCE COMMUNITY » Delivery of a new riverside Country Park

» New sports and changing facilities

» Open space and opportunities for walking and cycling

» Provsion of allotments Concept Masterplan: Health and Wellbeing Principles Central Green with pond

Connected green routes PRoW

Areas for play

Local Centre & School

Links to the adjoing development and associated open spaces Country Park

Leisure Centre

A449 Sports pitches associated in leisure centre

Park and Ride facility and leisure centre

River Penk M6 22

Multi Functional Green Space Opportunity for Integrated multi-functional green space

Development North Penkridge

Community grown food for local residents

HEALTHY LIVING School + Leisure LIFESTYLE

Learn to grow, food technology and food growing Country schemes Park

Community Community grown food to market Orchards Market Green Waste Compost Square

LOCAL PRODUCE Local COMMUNITY Centre Community Community Shops Allotments Produce to local centre (restaurants, cafes, bars etc)

Produce to local supermarket 24

HEALTHY LIFESTYLES

The delivery of healthy lifestyles key points: Provision of a new country park Provision of significant green infrastructure that is multi-functional Open space on the doorstep Open space and opportunities New walking and cycling routes to enhance for walking and cycling existing paths, prioritising physical activity Creation of spaces that encourage community interaction Opportunity for local food growth

HEALTHY LIVING LOCAL PRODUCE

Provision of allotments

COMMUNITY LIFESTYLE

New sports pitches and changing facilities Children’s play facilities incorporated into the green infrastructure network

Space to meet, play and exercise

Delivery of a new leisure centre Connected station car park (co-located within leisure centre) COMMUNITY

To support the creation of a happy and vibrant community at North Penkridge, a range of community facilities are proposed that seek to encourage social interaction and meet the day-to-day needs of residents. The proposals including a new school, local centre, leisure centre and extensive green infrastructure network all connected by an accessible pedestrian and cycle movement network.

New housing and affordable housing

SENSE OF PLACE

COMMUNITY RIVERSIDE 2FE Primary School

New Local Centre

Walking and cycling network 28 Sport and leisure facilities encouraging active lifestyles

SUSTAINABILITY Connected station car park Provision of local centre to (co-located within leisure centre) meet the daily needs of residents Provision of a new school and leisure Centrally located local centre and primary school meeting the daily needs centre adjacent to the local centre, which of residents and providing a space for will be accesible to the weight of population people of all ages to meet and interact Significant areas of open green space incorporating existing site features and a network of footpaths A range of dwelling types and tenure to meet the needs of the whole community Network of accessible and connected spaces

The new local centre will reflect the needs of the The proposed green infrastructure strategy reflects local community whilst supplementing the facilities and enhances the existing landscape, integrating available within Penkridge town centre. It will provide existing vegetation, waterways and footpaths, in turn a space for people of all ages to meet and interact creating a distinctive place with a unique identity. within the heart of the neighbourhood, providing Green spaces will be connected to form a network opportunities for residents to form connections with of biodiverse, linked spaces, as well as providing other members of the community. connections to the surrounding area. Links to blue infrastructure including the River Penk and A new 2FE Primary School to serve the new Staffordshire and Worcestershire Canal further community is to be located within the heart of the contribute towards fostering a sense of place and development and within walking distance of the local identity. new homes. Potential also exists for the provision of additional informal educational facilities at Lower The design of new homes will reflect the existing Drayton Farm which currently offers educational vernacular of Penkridge, incorporating traditional experiences for children. architectural materials and details with contemporary design approaches. A range of dwelling tenure and type will be provided throughout the scheme to meet the needs of the whole community. Central park providing an attractive recreational space for the community

Rear garden amenity private and protected

Network of accessible and connected footpaths

Attractive views across green spaces

Streets and green spaces overlooked by dwellings

SENSE OF PLACE

Positive interpretation COMMUNITY RIVERSIDE of local vernacular 30

SUSTAINABLE TRAVEL

Key points: Improved links to the railway station, including improvements to the A449 Provision of a new park and ride facility within the heart of the SUE, offering an alternative to travelling into Penkridge town centre by car A network of safe and attractive pedestrian and cyclist linkstenure to meet the needs of the whole community

Penkridge offers regular and direct links to the major centres of Wolverhampton, Birmingham and Stafford. Enhancing links to the town centre and railway station is therefore key to making the development a truly connected and accessible place. Through the provision of clear and direct links to the town centre and railway station, sustainable trips can become a real possibility for residents of the new community. In addition, proposals include improvements to the A449 and connections into Penkridge town centre.

The provision of a new connected station car park located within the leisure centre car park will provide At a local level, dedicated pedestrian and cyclist routes, a preferable alternative to travelling by car directly including the retention of the existing PRoW, providing HEALTHY LIVING into Penkridge, helping alleviate pressure on traffic an attractive and preferable option for local travel. The ACCESS within Penkridge town centre. The new P&R facility centrally located local centre within walking distance of will offer quick and direct routes to the railway station all homes will include a range of facilities, meeting the encouraging the use of public transport and reducing basic day-to-day needs of residents and allowing them the reliance on the private car. to live life locally.

SUSTAINABILITY LIFESTYLE SUSTAINABLE WIDER CONNECTIONS 32

LOCALLY SUSTAINABLE TRIPS RECREATIONAL OFFER

Recreational Offer 34

5.2. Penkridge Town Centre: Challenges and Opportunities

Stafford Road (A449) is often congested and its Efforts would be best focused on: excessively wide carriageway allows for heavy vehicles » Consolidating the carriageway width and traffic to bypass the M6. Its character is not pedestrian- speeds along Stafford Road to allow for a safer and friendly and detracts from the quality and experience of more pedestrian-focused experience; Penkridge’s town centre. » Improving and enhancing active frontages, The challenges and opportunities are demonstrated by encouraging local businesses to make use of wider the diagram and images shown opposite, citing a lack footways where possible to add vibrancy to the of civic amenity, inactive frontages, and poor visual street; connections to local assets including the Saint Michael and All Angels Penkridge church. » Drawing attention to the local assets within the area, including the church and other heritage- As part of the development vision, significant listed buildings, and making these more visible to investment would be made to improving the A449 passing pedestrians and traffic; through Penkridge, delivering a rejuvenated town centre and creating sustainable connections with the » Providing improved street treatments and furniture new community. with new civic spaces; » Greening the street, with bespoke landscaping and planting; and » Returning the public realm to the pedestrian through the removal of the roundabout and creation of new public civic space.

Streetscape No seating Poor frontage, Public realm dominated Unattractive and with frequent Unattractive and has a tired and by wide unwelcoming / signage unwelcoming provided for heavy vehicle use empty looking carriageway pedestrian pedestrian appearance environment bus stop environment

Penkridge Local Centre Study A449

Sainsbury’s Local

Pinfold Mill Lane Street

The Co- Op 36

6. Summary

» The provision of approximately 750 dwellings delivered in a mix of types and tenures. » The creation of a distinctive and attractive place that aims to inspire a sense of community pride and ensure the creation of a place where people aspire to live. » A development that is shaped by a multifunctional and connected green infrastructure that encourages happy and healthy lifestyles. » A new Country Park that provides a significant and valuable recreational and ecological resource. » The provision of a new local centre, primary school and leisure centre which will be highly accessible to the weight of population within the development and encourage sustainable trips via foot and bike. » Potential provision of a connected station car park (co-located with the new leisure centre) which will facilitate sustainable travel choices and help to alleviate traffic within the town centre. » Proposed improvements to the A449 and Penkridge town centre, including enhanced links to the railway station.