TIDBURY GREEN Vision Document

Land East of Tilehouse Lane TIDBURY GREEN Vision Document

March 2019

Land East of Tilehouse Lane, Tidbury Green 1 CONTENTS

1. Introduction p.4

2. The Site & Surroundings p.8

3. Planning Overview p.18

4. Landscape & Green Belt Review p.24

5. Site and Contextual Considerations p.30

6. Design Principles p.46

7. Emerging Masterplan Concept p.54

8. Sustainability Benefits p.58

9. Conclusion p.60

Job Number: 434224 Status Submission Copyright The contents of this document must not be copied or reproduced in whole or in part without Revision: REV D the written consent of Savills Plc. Author: Various All plans are reproduced from the Ordnance Survey digital map data @ Crown copyright 2009 Issue Date: March 2019 License number 0100031673. All rights reserved.

2 Land East of Tilehouse Lane, Tidbury Green Project Consultant Team:

Planning & Masterplanning: Savills & Savills Urban Design Studio

Landscape & Greenbelt Review: FPCR

Transport: Phil Jones Associates (PJA)

Drainage & Utilities: BWB Consulting

Ecology: Ecology Solutions

Archaeology & Heritage: Orion

Land East of Tilehouse Lane, Tidbury Green 3 1 INTRODUCTION THE OPPORTUNITY

1.1 The area of land east of Tilehouse Lane, Tidbury 1.6 The Site offers a real opportunity to enhance the Green (hereafter called the Site) has the potential to settlement function of Tidbury Green through the accommodate a new attractive residential development potential delivery of a mixed use or community use set within a high quality landscape led framework. The building and new public open spaces in relation to the development will be sustainable and will positively existing primary school. This addition will support the and sympathetically respond to both its urban and creation of a true village heart and focus. Furthermore, landscape context. new safe walking routes to school and public realm enhancements to existing streets can be delivered by 1.2 The Site affords an opportunity to create a development of the Site. development which will have a clear and recognisable identity, drawing on the best examples of existing local ABOUT BLOOR HOMES vernacular. 1.7 Established in 1962 by John Bloor, Bloor Homes 1.3 The Site boundaries are immediately adjacent to the are now the largest privately-owned house builder settlement edge of Dickens Heath and Tidbury Green. in the UK with 55 years of continuous experience in This relationship may be further reinforced by future promoting and developing major housing schemes development on draft allocated land immediately to across the UK. The long term family ownership and the north of the Site (Dickens Heath West). As such, simple management structure provides certainty through the design and layout of the development which is not susceptible to change or disruption and the opportunity exists to establish new distinctive the private status ensures clear long term decision settlement edges for both Dickens Heath and Tidbury making when it comes to strategic land promotion and Green. development. The business is now completing in excess of 3,500 homes per annum with plans to increase this 1.4 Proximity to existing local services and facilities, to 4,000 based on a sustainable growth model. including strong connections to public transport and a network of landscape open space will provide 1.8 Bloor has an enviable reputation for the the right ingredients for the creation of balanced identification, promotion and delivery of major and well considered additions to both settlements. strategic sites. Bloor is a company who actively engages It is envisaged that delivery of approximatively 300 with the local community and designs high quality dwellings will create sympathetic and logical spatial homes which integrate seamlessly into the surrounding additions. built and natural environment. An example of recent activity by Bloor in Solihull Borough includes the highly 1.5 The Site is well suited to deliver a broad mix of successful Cheswick Place development in Cheswick dwelling types of varying densities and architectural Green and the emerging development of new homes at character whilst addressing the housing needs of Blythe Valley. Solihull Metropolitan Borough.

Photo credit: Bloor Homes development, Cheswick Place, Cheswick Green. www.bloorhomes.com

Land East of Tilehouse Lane, Tidbury Green 5 WHY DEVELOP HERE?

SUPPORTING SUSTAINABLE GROWTH EXCELLENT TRANSPORT LINKS

It is recognised in both local policy and more widely The delivery of new residential development on the Site in national policy that urban extensions of all scales will provide future residents with close proximity to present the opportunity to provide new growth closest the existing settlement cores of Dickens Heath to the to where it is needed. This approach also benefits from east and Wythall Village to the west. Excellent local bus the services and infrastructure of existing settlements, connections from Dickens Heath and Wythall provide maximising the potential for sustainable transport. easy access to Solihull Town Centre.

The Land east of Tilehouse Lane (the Site) meets these Wythall Train Station to the East and Whitlocks End Train criteria being located within close proximity to a range Station to the North also provide frequent rail services of local services and facilities and with potential access to the centre of Birmingham in under 20 minutes, with to the local road network to the north, south and east. further direct services to Worcester, Kidderminster and Stourbridge. Both stations are within 10 minutes Alongside providing new housing opportunities, the walking / cycling distance (0.5 miles) of the Site and are Site is well suited to offer a new village heart and focus served by local bus routes. for Tidbury Green offering community facilities, centred around the existing Tidbury Green Primary School off Tidbury Green is also served by an extensive road Dickens Heath Road. network, allowing access to the M40 / M42 in under 15 minutes journey time.

6 Land East of Tilehouse Lane, Tidbury Green CREATING STRONG SETTLEMENT WIDE RANGING LOCAL FACILITIES EDGES & LANDSCAPE FEATURES

Dickens Heath village core is within comfortable The approach to landscape both in terms of physical walking distance of the Site (800m) and existing features on the Site and wider views has been a guiding pedestrian and vehicular routes connect the Site to principle of the design approach for the Site. a range of facilities. These include local high street amenities, schools and healthcare services. The Site is The network of existing landscape features (field drains, also within a short distance of local employment areas hedgerows and trees) on the Site and their ecological within Dickens Heath and Sandpits Trading Estate to and historical contribution has been assessed and has the north west. Solihull town centre is also accessible informed the underlying structure around which the from the Site by public transport with journey times of design concept has been progressed. under 20 minutes. The existing features have been supplemented with the The Site is well situated in relation to a range of creation of new linked open spaces and the addition multifunctional leisure and recreation facilities, of a new green corridor through the heart of the Site, including cricket grounds, rugby and football clubs, creating a distinctive physical separation between the golf courses and country clubs. villages of Tidbury Green and Dickens Heath.

The combination of new landscape structures embedded within the proposed development form will create a distinctive and high quality urban extension that will allow seamless connectivity to future development sites currently allocated within the local plan.

Land East of Tilehouse Lane, Tidbury Green 7 THE SITE & SURROUNDINGS

2 Photo View : View looking west across the Site from Birch Leasowes Lane. SURROUNDING CONTEXT

Photo : Typical Dickens Heath Residential Vernacular Photo : Typical Tidbury Green Residential Vernacular

2.1 The Site to the east of Tilehouse Lane is located 2.4 By contrast, Dickens Heath is a new settlement immediately north of the existing Tidbury Green constructed during the last twenty years. The village settlement and extends to the western boundary of offers a higher density and variation of contemporary Dickens Heath village. Further to the north of the Site is residential dwellings accommodating approximately the small hamlet of Whitlocks End. The Site falls within 4,000 inhabitants. The centre of Dickens Heath offers a the administrative boundaries of Solihull Metropolitan well-balanced variety of commercial and civic facilities Borough Council and is within close proximity (250m) including shops, restaurants, offices, a library and of the Bromsgrove District Council boundary. primary school.

2.2 For the purposes of this context study, the 2.5 The land between Dickens Heath and Tidbury prominent focus has been the villages of Dickens Green is characterised by narrow lanes, open fields Heath, Tidbury Green, Wythall and Whitlocks End, all of and occasional detached dwellings and farmsteads. which form the immediate context. Big Dickens and Little Dickens ancient woodlands are situated to the south of the Site and make a significant 2.3 Alongside residential accommodation, the local contribution to the overall landscape character of the area is served by excellent services and amenities area. including Dickens Heath Village high street and numerous civic and recreational facilities. Despite their 2.6 The area is served by two mainline national rail close proximity, Dickens Heath and Tidbury Green offer stations; Whitlocks End and Wythall, both offer a variation of character; Tidbury Green has a relatively frequent passenger services to Birmingham city centre. small settlement extent defined by large detached and semi-detached early 20th century properties in 2.7 Both Tidbury Green and Dickens Heath have linear arrangements along the main intersecting roads. recently expanded to accommodate new residential The centre of Tidbury Green is currently defined by a development along their settlement edges and future Primary School, Yew Tree Farm buildings and Tidbury site allocations within the Solihull Local Plan Site Green Farm, the latter of which is currently undergoing Allocations Document 2019, indicate that a further conversion to a public house/ restaurant. increase in development is planned.

Land East of Tilehouse Lane, Tidbury Green 9 SITE LOCATION MAPPING

Tr uemans H eath Lane HOLLYWOOD 1

Lane Tythe Barn

e n li in a M e ir h s k ic rw Dickens Heath a W Community h rt o Hou Primary School N nd Houndsfield Lane sfiel d La ne WHITLOCKS END

h g Figure 1: Historic map of the Site and surrounding context (Circa 1900) © Francis Firth. u ro o B t c n B ri ta irc t li hy is o L p ea D so M e ro w v t es a e i o La n r M n g l e S s l t u r m ih e ro l e B o t S e n a L

Overhead Electrici e ty Supply s u o h le i T DICKENS HEATH

oad Figure 2: Site Location and Context Plan. h R eat s H Little ken Dic Dickens Site Boundary (15.12ha) Stratford-upon-Avon Canal Wood

L e a Big Dickens Wood North Worcestershire Long Distance Gr 1 Whitlocks End Railway Station e Walking Route e n L 2 a ne 2 Wythall Railway Station Public Footpaths / Rights of Way Tidbury Green Primary School Photo viewpoint WYTHALL ne North Warwickshire Mainline Railway 1 5 k La broo 2 Low oad R on TIDBURY GREEN Overhead Powerlines & Pylon Towers Administrative Boundary ati St No rto n L an e Ordnance Survey, (c) Crown Copyright 2019. All rights reserved. Licence number 100022432

N 0 100m 200m 434224 - AI03

10 Land East of Tilehouse Lane, Tidbury Green Tr uemans H eath Lane HOLLYWOOD 1

Lane Tythe Barn

e n li in a M e ir h s k ic rw Dickens Heath a W Community h rt o Hou Primary School N nd Houndsfield Lane sfiel 1 d La ne WHITLOCKS END

h g u ro o B t c n B ri ta irc t li hy is o L 6 p ea D so M e ro w v t es a e i o La n r M n g l e S s l t u r m ih 4 e ro l e B o t S e n a L

Overhead Electrici e ty Supply s u o h le i T 8 DICKENS HEATH

oad h R eat s H Little ken Dic Dickens Site Boundary (15.12ha) Stratford-upon-Avon Canal Wood

L e a Big Dickens Wood North Worcestershire Long Distance Gr 1 Whitlocks End Railway Station e Walking Route e n 7 L 2 a ne 2 Wythall Railway Station Public Footpaths / Rights of Way Tidbury Green Primary School Photo viewpoint WYTHALL ne North Warwickshire Mainline Railway k La broo Low oad R on TIDBURY GREEN Overhead Powerlines & Pylon Towers Administrative Boundary ati St No rto n L an e Ordnance Survey, (c) Crown Copyright 2019. All rights reserved. Licence number 100022432 3 N 0 100m 200m 434224 - AI03

Land East of Tilehouse Lane, Tidbury Green 11 CONTEXTUAL PHOTOGRAPHY

1 2

St John’s Church, Whitlocks End and Tidbury Green Church. Wythall Village Typical House Types.

3 4

Bellway Homes; Tidbury Heights, New Housing Development. Farmstead Conversions, Birchy Leasowes Lane.

12 Land East of Tilehouse Lane, Tidbury Green 5 6

Wythall Village Railway Station Platforms. Dickens Heath Village Centre.

7 8

Junction of Tilehouse Lane and Dickens Heath Road Typical Dwelling / Street Arrangement along Tilehouse Lane.

Land East of Tilehouse Lane, Tidbury Green 13 THE SITE

2.8 The Site comprises approximately 15.12 ha (37.06 2.10 To the south, the Site is bounded by Dickens Heath acres) of agricultural fields divided by prominent Road which provides separation from Big Dickens hedgerows, oak trees and field drains. The Site has no Woodland. The western end of Dickens Heath Road public rights of way or public access points. Overhead leads to the Tilehouse Lane intersection. This highway electricity cabling and two pylon towers are located intersection forms the focal centre of Tidbury Green. within the Site boundary following an east to west Dickens Heath Road also provides access to Tidbury alignment across the Site. Green Primary School (south) and Yew Tree Farm buildings (north). 2.9 As illustrated by Figure 3 the north eastern boundary of the Site is defined by Birchy Leasowes 2.11 The western boundary of the Site runs, in part, Lane. The narrow lane is fronted by a small cluster of along Tilehouse Lane and then to the rear of property large detached dwellings with private drive access boundaries which front Tilehouse Lane. Tilehouse Lane and a converted farmstead. Birchy Leasowes Lane offers a footpath connection directly to Whitlocks End is currently a primary vehicular connection between Station. Whitlocks End and Dickens Heath. However, the lane does not offer suitable footpath / cycle facilities. The most easterly point of the Site / Birchy Leasowes Lane is occupied by a small woodland which is designated as a Local Wildlife Site, this point currently marks the transition into Dickens Heath Village.

Hedgerows along site boundary. Birchy Leasowes Lane (behind hedgerow). Private Farmstead Overhead Electricity cabling and Pylon Tower.

View looking east across the Site from Tilehouse Lane.

14 Land East of Tilehouse Lane, Tidbury Green B irc hy Lea so we s Lan e

Dickens Heath Nursery

an L

e s u

ho e il T

C Development d le Now Complete oa o R b th u ( ea ry s H en L ck Little a Di n Dickens e Wood Yew Tree Farm Big Dickens Wood

Tidbury Green Tidbury Green School and Nursey

Bellway Homes Tidbury Heights Site

N 0 100m 200m 434224 - AI02

Site Boundary (15.12 ha) Dickens Heath Existing Settlement Extent Future Site Allocation - Dickens Heath West (2019 Draft Local Plan)

Overhead Electricity Supply Cables

Figure 3: Site Plan / Aerial Photograph.

Land East of Tilehouse Lane, Tidbury Green 15 DEFINING SETTLEMENT BOUNDARIES

2.12 Figure 5 illustrates the current built settlement extents of Dickens Heath, Tidbury Green, Whitlocks End and Wythall Village. Understanding the existing and emerging built context illustrates the opportunity that the Site can offer in terms of supporting appropriate, resolved, robust and distinctive extensions to existing settlement patterns.

2.13 Recent expansion of Tidbury Green has extended the village boundaries to the south east with the completion of Tidbury Heights (Bellway development). Further development by Miller Homes at Regency Fields (To the north west of the village) is currently under construction, again extending the settlement extents.

2.14 The Solihull Local Plan Site Allocations Document 2019 indicates that the land currently occupied by Old Yardleians Rugby Club to the west of Dickens Heath and

north of the Site, is expected to deliver a residential Figure 4: Illustrative masterplan diagram for Dickens extension to Dickens Heath (Dickens Heath West). As Heath West, sourced via the Solihull Local Plan Site illustrated at Figure 4 an extension to Dickens Heath Allocations Document 2019 (pg. 43). is likely to unite the village of Dickens Heath and the hamlet of Whitlocks End as well as extend down to adjoin the northern boundary of the Site.

2.15 It is therefore considered that any built form on the proposed Site would require careful placement in order to support maintenance of a level of settlement distinction between the villages of Tidbury Green and Dickens Heath. Such separation would be provided through a cetnral ‘green corridor’ and variations in urban character and built form to visually differentiate between Dickens Heath Village and Tidbury Green Photo : Bellway Homes Development - Tidbury Heights Village.

16 Land East of Tilehouse Lane, Tidbury Green WHITLOCKS END DRAFT Site Allocation Dickens West

1 DICKENS HEATH

Bloor Homes

Miller Homes - Under Construction

WYTHALL TIDBURY

GREEN 3

0 250m 500m N 434224 - AI01a

Potential Settlement Expansion? Existing Settlement Extent Site Currently Under Construction (Dickens Heath)

Potential Settlement Expansion? Existing Road Network Existing Woodland (Tidbury Green)

Existing Railway Infrastructure Green / Open Space to Retain Separation Between Settlements?

Figure 5: Settlement Pattern Diagram

Land East of Tilehouse Lane, Tidbury Green 17 PLANNING 3OVERVIEW PLANNING OVERVIEW

3.1 The Site is located in the Green Belt and is not HOUSING NEED currently proposed for release from the Green Belt through the emerging Solihull Local Plan Review. 3.4 The extent of housing need in Solihull is significant. The adopted plan identifies a housing need 3.2 Although the Site can be promoted and brought of a minimum of 11,000 additional homes for the plan forward independently, it is also capable of being period 2006-2028, which equates to an annual housing brought forward for development alongside requirement of a minimum of 500 dwellings per annum. Richborough Estates land promotion to the north, as part of a more comprehensive development strategy. 3.5 However, the adopted plan was subject to a High Court Review following its adoption on 3rd December 3.3 Richborough Estate’s Land is included as a potential 2013. Following the hearings on 14-15 April 2014, the allocation in the Solihull Local Plan Site Allocations- judgement resulted in the non-adoption of the housing Masterplans that was published in January 2019 which land provision target (as set by Policy P5). As such, the is currently being consulted on as part of the Draft Council endorsed a Policy Position Statement clarifying Local Plan Supplementary Consultation. Richborough’s how the Council will calculate its five year supply 41 hectare site is currently in the Green Belt and if the requirement as well as reiterating how Policy P5 allows site is allocated it will likely accommodate around 700 allocated sites for future phases to be brought forward dwellings over the plan period. This provides further if the housing land supply falls below the requirements evidence that the Site will no longer be able to perform as stated in the National Planning Policy Framework a Green Belt function. (‘NPPF’). PLANNING OVERVIEW

Land East of Tilehouse Lane, Tidbury Green 19 EMERGING LOCAL PLAN AND EVIDENCE BASE

3.6 Solihull Council has commenced work on a new “Once established, Green Belt boundaries should only Local Plan Review since the legal challenge of the be altered where exceptional circumstances are fully adopted Local Plan resulted in the overall housing evidenced and justified, through the preparation or requirement being deleted and remitted back to updating of plans. Strategic policies should establish the Council, in addition to HS2 being passed through the need for any changes to Green Belt boundaries, Parliament. having regard to their intended permanence in the long term, so they can endure beyond the plan GREEN BELT REVIEW period”.

3.7 The Site is assessed in detail in the Green Belt 3.10 Paragraph 137 of the NPPF states that: Review which was published in July 2016. Atkins “the strategic policy-making authority should be able Limited completed a strategic review of the Green Belt to demonstrate that it has examined fully all other in Solihull to inform the Council’s Local Plan Review. reasonable options for meeting its identified need for development. This will be assessed through the 3.8 The assessment was used to assess the extent examination of its strategic policies, which will take to which the land currently designated as Green Belt into account the preceding paragraph, and whether fulfils the purposes of the Green Belt land as set out in the strategy: paragraphs 133 and 134 of the NPPF. Further landscape analysis has also been undertaken by FPCR on behalf • makes as much use as possible of suitable of the client, and a summary is provided in Section 4 of brownfield sites and underutilised land; this document. • optimises the density of development in line Green Belt- Exceptional Circumstances with the policies in chapter 11 of this Framework, including whether policies promote a significant 3.9 The NPPF is clear that there must be justification uplift in minimum density standards in town and for development on Green Belt land to be permitted. city centres and other locations well served by Inappropriate development such as new housing is public transport; and referred to as requiring “exceptional circumstances” • has been informed by discussions with to be permitted as set out in Paragraph 136 of the neighbouring authorities about whether they NPPF. A key paragraph in relation to the consideration could accommodate some of the identified need of these ‘very special circumstances’ is paragraph 136 for development, as demonstrated through the which states: statement of common ground.”

3.11 In light of this, we set out below the exceptional circumstances which we consider to outweigh any harm that is considered to be caused to the Green Belt.

20 Land East of Tilehouse Lane, Tidbury Green GREATER BIRMINGHAM HOUSING MARKET AREA

3.12 The Birmingham Development Plan adopted 3.14 In accordance with paragraph 24 of the National in January 2017 identified an unmet need of 37,900 Planning Policy Framework (NPPF), local planning dwellings for the plan period 2011-2031. The GBHMA authorities “are under a duty to cooperate with each commissioned a Strategic Growth Study that was other, and with other subscribed bodies, on strategic published in February 2018 which identified an matters that cross administrative boundaries”. In light outstanding minimum shortfall of 28,150 dwellings to of this, neighbouring authorities within the Greater 2031 and 60,900 homes to 2036. As this is a minimum Birmingham Housing Market Area (GBHMA), such as shortfall, it is expected that more houses may need to Solihull, will be expected to accommodate additional be accommodated across the HMA. housing in order to address the housing shortfall. A Statement of Common Ground has yet to be signed but 3.13 The Strategic Growth Study February 2018 provides it is understood that the GBHMA authorities are working justification for the GBHMA that there are not enough together to accommodate the housing shortfall across brownfield sites to accommodate all of the HMA boundaries (NPPF paragraph 137(c)). shortfall nor will increasing densities on sites meet the entire shortfall. 3.15 In light of the above, it is therefore considered that there are exceptional circumstance which can justify changes to Green Belt boundaries within Solihull and the other GBHMA authorities. We consider that there are exceptional circumstances that justify the release of land at Tidbury Green, Solihull.

Land East of Tilehouse Lane, Tidbury Green 21 SUSTAINABLE DEVELOPMENT OPPORTUNITIES AFFORDABLE HOUSING

3.16 The Site is located between Tidbury Green and 3.18 The release of Green Belt for the delivery of Dickens Heath. Tidbury Green Primary School has housing will also significantly boost the supply of been expanded to provide additional capacity for the affordable housing. The adopted Solihull Local Plan pupils arising from new residential developments at requires sites of 0.2 hectares or more, or housing Tidbury Green Farm and Lowbrook Farm. The concept developments of 3 or more (net) homes to meet the masterplan shows how this site can connect the school housing needs of the Borough. Contributions will be with the land being promoted by Richborough Estates expected to be made in the form of 40% affordable to the north and can link directly through this proposed dwelling units on each development site, but will take development to Whitlocks Road Railway Station which into account: site size; accessibility to local services lies approximately 0.32km from the Site and offers a and facilities; the economics of provision; whether the regular service to Birmingham Moor Street (every 20 provision of affordable housing would prejudice the minutes). realisation of other planning objectives; the need to secure a range of house types and sizes and; the need 3.17 Dickens Heath, which lies immediately to the to achieve a successful housing development. east / north east of the Site, provides a wide range of community facilities including a two-form entry primary school, library, GP surgery, shops and services.

22 Land East of Tilehouse Lane, Tidbury Green THE ABILITY TO DELIVER A COMPREHENSIVE ECONOMIC AND ENVIRONMENTAL BENEFITS DEVELOPMENT 3.21 Release of the Site from Green Belt would also 3.19 The Site is bound to the north by a potential provide an increase in support to existing shops and allocation for residential development (Dickens Heath services and contribute to the vitality and viability West). This Site is being promoted by Richborough of uses within the existing urban area. The Site is Estates and is included in the Solihull Local Plan Site unconstrained by significant environmental features Allocations - Masterplans that was published in January and will provide a range of infrastructure which will 2019. This is currently being consulted on as part of improve the environmental quality of the Site. the Draft Local Plan Supplementary Consultation. The 41ha site is currently in the Green Belt and if the site CONCLUSIONS is allocated it is proposed to accommodate 700 homes over the plan period. This provides further evidence 3.22 Individually, these matters are very significant that the Tidbury Green Site will have a completely and taken together they clearly outweigh the harm different position in the Green Belt. The delivery of the by way of inappropriateness. It is concluded that Tidbury Green Site will also allow for a comprehensive “Exceptional Circumstances” required by the NPPF in development to take place in the area, with the Site order to approve inappropriate development in the surrounded by existing or proposed development on all Green Belt exist in this instance and that the proposals sides. accord with Green Belt policy. It is considered that Bloor’s land is in a suitable location for development of CONTRIBUTIONS TO COMMUNITY FACILITIES housing to meet the needs of Solihull and the GBHMA. The Site is in a sustainable location, adjacent to two 3.20 The proposed development at Land off Dickens existing settlements which offers a range of services Heath Road, Tidbury Green will provide contributions and facilities. towards education and health facilities. This will ensure that improvements to existing local community facilities are provided to deliver public benefits. Public open space and a contribution towards leisure facilities will also provide further benefits to potential residents. There is also potential for the Site to deliver new community infrastructure, green infrastructure and play areas which will complement and integrate with Tidbury Green Primary School to the south of the Site.

Land East of Tilehouse Lane, Tidbury Green 23 GREENBELT 4REVIEW GREEN BELT REVIEW

4.1 The NPPF requires at paragraph 136 that 4.4 The Council commissioned a Green Belt Assessment (Atkins, July 2016) as part of the evidence base to inform “Green Belt boundaries should only be altered where the emerging Local Plan. This assessed the function exceptional circumstances are fully evidenced and of identified ‘parcels’ and ‘broad areas’ covering the justified, through the preparation or updating of entire borough against the first four purposes of Green plans”. Belt as defined within the NPPF. The broad conclusions of the report were, that almost all of the undeveloped 4.2 The Solihull Draft Local Plan Supplementary (greenfield) land in the borough is either ‘moderately’ Consultation (January 2019) proposes revisions to parts or ‘highly’ performing Green Belt. of the West Midlands Green Belt within the Solihull Borough. Within the consultation document the Council 4.5 The Draft Local Plan Supplementary Consultation also define the exceptional circumstances that justify Site Assessment (January 2019) applies the Atkins their review of the Green Belt. These exceptional Green Belt Assessment findings to the Council’s overall circumstances are summarised in the earlier Planning assessment of the development suitability of sites Overview section, which also sets out the exceptional received in response to the Council’s call for sites. circumstances for release of the promoted land at The site and land proposed for allocation to the north Tidbury Green, Solihull. (‘West of Dickens Heath’) are noted as being within ‘moderately performing’ Green Belt. The document and 4.3 In relation to the Blythe area, paragraph 144 of other evidence base publications, including the Solihull the Draft Local Plan Supplementary Guidance (January Landscape Character Assessment (Waterman, 2016), 2019) states: - recognise the development pressures facing Dickens Heath and its surrounding settlement areas. GREENBELT “Given that the opportunities to develop on previously developed land in Blythe are extremely limited, Green Belt release will be required and a redefined Green Belt REVIEW boundary will need to be established. In accordance with national planning policy, such boundaries should be defined clearly, using physical features that are readily recognisable and likely to be permanent. Sites that are close to the existing settlement or are / can be well-served by public transport will be preferable, subject to their performance against the purposes of including land Green Belt as supported in the Green Belt assessment and any other evidence base and constraints”.

Land East of Tilehouse Lane, Tidbury Green 25 4.6 Figure 6 illustrates the current situation with to remove these settlements from Green Belt and to regard to Green Belt encroachment and developments allocate ‘Land West of Dickens Heath’ for residential already under construction within Dickens Heath and development. In the absence of a Council plan to show Tidbury Green. Substantial recent development is these elements in combination, Figure 7, sets out the currently occurring at Tidbury Green on land outside interpretation of the Draft Local Plan Supplementary of Green Belt. Tidbury Green and Whitlock’s End are Consultation proposals. currently ‘washed over’ by Green Belt and the Council, in accordance with the NPPF paragraph 140, propose in the Draft Local Plan Supplementary Consultation

MAJOR'S GREEN

KEY KEY KEY Whitlocks Site Boundary Site Boundary EndSite Boundary - Potential Additional Allocation Train Sports Facility Station Proposed Green Belt Revision Existing Green Belt (Interpreted from the text of the Solihull Draft Local Plan Potential Alternative Green Belt Revision Supplementary Consultation, Jan 2019)

Proposed 'West of Dickens Heath' Allocation Proposed 'West of Dickens Heath' Allocation Permitted Residential (Solihull Draft Local Plan Supplementary Consultation, Jan (Solihull Draft Local Plan Supplementary Consultation, Jan Development 2019 - Draft Masterplans) 2019 - Draft Masterplans) TRUEMAN'S HEATH Potential Green Infrastructure Connection Local Nature Reserve WHITLOCK'S(Recreational, Pedestrian/CycleSports Connections, Facility Wildlife END Corridors) Stratford upon Avon Canal

Local Wildlife Site Potential for new Facilities / Services focus for Tidbury Green

Sports Facility Potential for new Play Facilities Play Facility

Play Facility Birchy Leasowes Lane

N.Worcestershire Path North Warwickshire Mainline DICKENS HEATH Golf Course Public Right of Way (Countryside Access) Solihull Borough Boundary

Train Station

Tilehouse Lane Construction now complete MIller Homes (under construction) Little Play Facility Dickens Heath Road Dickens Wood

Big Dickens Wood Dickens Heath Country Park Tidbury Green (Local Nature Reserve) Primary School

Wythall Train Station Sports Facility

TIDBURY GREEN Bellway Homes 'Tidbury Heights'

Figure 6: Existing Green Belt Performance Existing

26 Land East of Tilehouse Lane, Tidbury Green 4.7 A piecemeal development approach, particularly settlement areas. Additionally, the development of at Tidbury Green, has also led to a lack of cohesion or ‘Land West of Dickens Heath’ would further encroach logical settlement structure. From Dickens Heath there on the remaining land between Dickens Heath and is poor access to the train station at Whitlock’s End. Tidbury Green, leaving just a single field and a gap of Tidbury Green and Whitlock’s End have developed with 250 metres between the settlements along Tilehouse poor access to services, facilities, public open space and Lane. The Council state at paragraph 159 of the Draft countryside. Whilst the logic of the ‘West of Dickens Local Plan Supplementary Consultation that: Heath’ proposed allocation is evident in sustainability terms, and will provide for much improved accessibility “300m should be seen as the minimum necessary to between the Whitlock’s End train station and Dickens provide a meaningful gap provided it only occurs over Heath, this compromises the Green Belt in this location, a narrow front (pinch point) rather than over a broad with development leading to the merging of the two front that simply results in a corridor like gap…” MAJOR'S GREEN

KEY KEY KEY Whitlocks End Site Boundary Site Boundary Site Boundary - Potential Additional AllocationTrain Station

Proposed Green Belt Revision Existing Green Belt (Interpreted from the text of the Solihull Draft Local Plan Potential Alternative Green Belt Revision Supplementary Consultation, Jan 2019)

Proposed 'West of Dickens Heath' Allocation Proposed 'West of Dickens Heath' Allocation Permitted Residential (Solihull Draft Local Plan Supplementary Consultation, Jan (Solihull Draft Local Plan Supplementary Consultation, Jan Development 2019 - Draft Masterplans) 2019 - Draft Masterplans) TRUEMAN'S HEATH Potential Green Infrastructure Connection Local Nature Reserve (Recreational, Pedestrian/Cycle Connections,WHITLOCK'S Wildlife END Corridors) Stratford upon Avon Canal

Local Wildlife Site Potential for new Facilities / Services focus for Tidbury Green

Sports Facility Potential for new Play Facilities Play Facility

Play Facility Birchy Leasowes Lane

N.Worcestershire Path North Warwickshire Mainline DICKENS HEATH Golf Course Public Right of Way (Countryside Access) Solihull Borough Boundary 250 metres

Train Station

Tilehouse Lane Construction now complete MIller Homes (under construction) Little Play Facility Dickens Heath Road Dickens Wood

Big Dickens Wood Dickens Heath Country Park Tidbury Green (Local Nature Reserve) Primary School

Wythall Train Station Sports Facility

TIDBURY GREEN Bellway Homes 'Tidbury Heights'

Figure 7: Solihull MBC Local Plan Development Proposals Local Plan Proposals

Land East of Tilehouse Lane, Tidbury Green 27 MAJOR'S GREEN

4.8 The current proposed allocation misses an

opportunity to deliver a joined-up settlement Whitlocks approach. Release of the remnant Green Belt between End Train the settlements of Tidbury Green and Dickens Heath/ Station Whitlock’s End would present the opportunity for sustainable settlement expansion, that would better address NPPF paragraph 138 with regard to access to public transport and the provision of compensatory improvements to the environmental quality and TRUEMAN'S accessibility of the surrounding Green Belt / green HEATH WHITLOCK'S END infrastructure, which can be delivered by the promoted Stratford upon Avon Canal sites. Essentially, with a joined-up approach, it would be possible for the settlements of Dickens Heath, Tidbury Green and Whitlock’s End to maintain their individual identity, with the opportunity for the settlements and train stations to be better connected via sustainable Play Play Facility

cycle/pedestrian links and new useable public open Birchy Leasowes Lane

space networks. One potential alternative concept is N.Worcestershire Path North Warwickshire Mainline DICKENS HEATH indicated at Figure 8 adjacent, although a number of Golf Course

approaches could be explored. Solihull Borough Boundary

Tilehouse Lane Construction now complete MIller Homes (under construction) Play Little KEY KEY KEY Play Facility Dickens Heath Road Dickens Facilities Wood Site Boundary Site Boundary Site Boundary - Potential Additional Allocation Big Dickens Wood Dickens Heath Country Park Proposed Green Belt Revision (Local Nature Reserve) Existing Green Belt (Interpreted from the text of the Solihull Draft Local Plan Potential Alternative Green Belt Revision Tidbury Green Supplementary Consultation, Jan 2019) Primary School

Proposed 'West of Dickens Heath' Allocation Proposed 'West of Dickens Heath' Allocation Permitted Residential (Solihull Draft Local Plan Supplementary Consultation, Jan (Solihull Draft Local Plan Supplementary Consultation,Wythall Jan Development 2019 - Draft Masterplans) 2019 - Draft Masterplans) Train Station Sports Facility Potential Green Infrastructure Connection Local Nature Reserve (Recreational, Pedestrian/Cycle Connections, Wildlife Corridors) TIDBURY GREEN

Local Wildlife Site Potential for new Facilities / Services focus for Tidbury Bellway Homes Green 'Tidbury Heights'

Sports Facility Potential for new Play Facilities

Play Facility

Public Right of Way Figure 8: Solihull MBC Local Plan Development Proposals (Countryside Access)

Train Station 28 Land East of Tilehouse Lane, Tidbury Green Alternative MAJOR'S GREEN

Whitlocks End Train Station

TRUEMAN'S HEATH WHITLOCK'S END Stratford upon Avon Canal

Play Play Facility

Birchy Leasowes Lane

N.Worcestershire Path North Warwickshire Mainline DICKENS HEATH Golf Course

Solihull Borough Boundary

Tilehouse Lane Construction now complete MIller Homes (under construction) Play Little Play Facility Dickens Heath Road Dickens Facilities Wood

Big Dickens Wood Dickens Heath Country Park Tidbury Green (Local Nature Reserve) Primary School

Wythall Train Station Sports Facility

TIDBURY GREEN Bellway Homes 'Tidbury Heights'

AlternativeLand East of Tilehouse Lane, Tidbury Green 29 SITE & CONTEXTUAL CONSIDERATIONS

Photo : View looking south along Tilehouse Lane towards the boundary of 5 Tidbury Green. LOCAL FACILITIES

5.1 The Site adjoins Tidbury Green and is ideally located 5.2 Existing footpaths on Tilehouse Lane and Dickens for access to local amenities due to its proximity to Heath Road link the Site to all of these amenities. Dickens Heath to the east and Whitlock’s End to the Therefore, the Site is sustainably located for journeys north, as illustrated in Figure 9. All amenities are on foot. accessible via walking, with good footpath provision in the area surrounding the Site. Key points relating 5.3 The proximity of train stations means that to the accessibility of the Site can be summarised as the Site is ideally located to support commuting or follows: recreational journeys into central Birmingham and other key regional destinations such as Worcester and • Tidbury Green Primary School is immediately to the Stratford-upon-Avon, without reliance on the private south of the Site and is less than a 150m walk from motor car. the proposed Site access on Dickens Heath Road;

• Whitlock’s End Railway Station is just 700m (circa 8-minute walk) from the northern boundary of the Site and provides services every 20 minutes to and from Birmingham Moor Street;

• A variety of amenities are located in nearby Dickens Heath and within IHT recommended walking distances. These include: Tesco Express; A pharmacy and GP; Dickens Heath Village Hall; A restaurant and SITE & deli; A cafe and bar; and Dickens Heath Library. CONTEXTUAL CONSIDERATIONS

Land East of Tilehouse Lane, Tidbury Green 31 B 1 2

Whitlocks End Station 3

Leafield Athletic Football Club Little Tyburn Whitlocks End Highgate Coppice Football Club 2 Whitlocks End Station Wythall Village Shops 4 B 2 3 3 4 Old Yardleians Rugby / Football Ground

Dickens Heath Common

B B

Dickens Heath Village Centre Yew Tree Farm

Figure 9: Local Facilities B

Overhead Power Cables LWS 400m 800m Site Boundary (15.12ha) A Wythall Village Centre (Features:) • Convenience Shop Wythall • Pharmacy 1 Direct Line Walking Radii • Medical Centre • Take-Away Restaurant (400m / 800m / 1200m)

Dickens Heath Centre (Features:) Overhead Power Cable and B Little • Convenience Shops Dickens Pylon Towers • Library Wood • Medical Centre • Restaurants and Café’s National Rail Stations • Pharmacy B Big Dickens Wood • ATM B 2 Dickens Heath 1 B Local Bus Stops Employment Areas Tidbury Green 1 1. Dickens Heath Wharf Wythall Station 2. Sandpits Trading Estate Sports and Recreational Grounds Tanworth & Camp Hill B Cricket Ground Educational Facilities B 1. Tidbury Green Primary School Woodlands A 2. Dickens Heath Community School 2 3. Tidbury Green Private Day Nursery Local Wildlife Site Stand-Alone Facilities B 1. Tidbury Green Farm (Pub / Restaurant) 2. Yew Tree Farm (Shop / Farm) 3. Akamba Heritage & Garden Centre 4. Restaurant Dal Forno

32 Land East of Tilehouse Lane, Tidbury Green 1 B

Whitlocks End Station 3

Leafield Athletic Football Club Little Tyburn Whitlocks End Highgate Coppice Football Club 2 Whitlocks End Station Wythall Village Shops 4 B 2 3 Old Yardleians Rugby / Football Ground

Dickens Heath Common

B B

3 Dickens Heath Village Centre Yew Tree Farm

Dickens Heath Centre (Features:) Overhead Power Cable and B Little • Convenience Shops Dickens Pylon Towers • Library Wood • Medical Centre 4 • Restaurants and Café’s National Rail Stations • Pharmacy B Big Dickens Wood • ATM B 2 Dickens Heath 1 B Local Bus Stops Employment Areas Tidbury Green 1 1. Dickens Heath Wharf Wythall Station 2. Sandpits Trading Estate Sports and Recreational Grounds Tanworth & Camp Hill B Cricket Ground Educational Facilities B 1. Tidbury Green Primary School A Woodlands 2. Dickens Heath Community School 3. Tidbury Green Private Day Nursery Local Wildlife Site Stand-Alone Facilities B 1. Tidbury Green Farm (Pub / Restaurant) 2. Yew Tree Farm (Shop / Farm) 3. Akamba Heritage & Garden Centre 4. Restaurant Dal Forno

Land East of Tilehouse Lane, Tidbury Green 33 LANDSCAPE

5.4 The Site predominantly comprises agricultural land, 5.7 The Solihull LCA acknowledges the pressures for divided by well-trimmed hedgerows. It is enclosed by growth around Dickens Heath and the impact of the settlement, urban fringe uses and peripheral roads, all urban edge on rural character. Guidelines include of which influence its character. The peripheral roads retention of hedgerow structure, trees and woodlands, are lined by mature specimen trees, hedgerows and with tree planting on the approaches to Tidbury Green woodland. Agricultural intensification has increased and Dickens Heath recognised as important to their field size and resulted in the loss of traditional field setting, new woodland planting is promoted. It is also pattern on the Site, remnant traditional field pattern recommended that opportunities to improve public is evident on land to the north which forms part of the access around the area for recreation be explored. proposed ‘West of Dickens Heath’ allocation. Woodland at the eastern corner of the Site contains Dickens 5.8 The LCA also recommends: - Heath. “Protect the landscape setting of Dickens Heath and 5.5 The Site is contained within the wider landscape resist development that would further impact upon the by trees, woodland and settlement edge properties character of the landscape between Solihull and Dickens and views across the Site are therefore limited to the Heath and Dickens Heath and Cheswick Green” and “resist coalescence of the built settlements to preserve peripheral roads. The Site is recognised as being a: - the landscape character of the area”.

“Well contained greenfield site which is in close proximity to existing residential uses” within the Solihull SHELAA 5.9 However, this advice, does not allow room for (Peter Brett Associated, November 2016). settlement growth across a substantial part of the borough and is out of step with current housing 5.6 The Solihull Borough Landscape Character requirements. A development strategy can be devised Assessment (LCA) locates the Site within landscape that allows for sustainable growth of Tidbury Green character area 2: ‘Southern Countryside’ which covers and Dickens Heath whilst protecting the most sensitive an extensive tract of land south of Solihull, between landscape elements, and importantly, delivers new the western borough boundary and extending beyond green infrastructure, biodiversity and public access the M42 motorway to the east, encompassing land opportunities. around Dickens Heath. The character description for this area includes: -

“The narrow lanes, strong hedgerow structure lend an enclosed and intimate feeling to this area… This LCA is a largely rural area with active farms, horsiculture and scattered settlement pattern, where in contrast urban influences prevail near the urban edge of Solihull. Sub- urban influences are also present in and around Tidbury Green”.

34 Land East of Tilehouse Lane, Tidbury Green Figure 10: Landscape Constraints Plan

Land East of Tilehouse Lane, Tidbury Green 35 ECOLOGY

5.10 The Site comprises a number of large, mainly 5.12 It should also be noted that Big Dickens Wood and improved, grassland fields of little ecology value Little Dickens Wood to the south of Dickens Heath bounded by hedgerows. The hedgerows contain a Road are identified on the MAGIC website as being number of standard trees and are generally associated Ancient Woodland (semi-natural). Guidance suggests with wet ditches. There is a single, small semi-improved that a minimum 15m buffer from any Ancient Woodland grassland field in the north of the Site (albeit not of is required (and should not include back gardens). any particular intrinsic value) and a small area of wet In this case, given the presence of the existing road, woodland in the south-east of the Site. There are three this buffering requirement may not be as applicable. ponds within the boundary of the Site, two of which Notwithstanding this view, it is recommended that any are associated with the small area of woodland in new access into the Site opposite this area of Ancient the south-east, and a third along the north-western Woodland be designed so as to not impact on the boundary of the Site. There is also a dry (at the time of woodland (e.g. road widening or roundabouts) to the survey) pond adjacent to the small area of woodland. south of Dickens Heath Road. In general, the habitats of higher ecological value are the wet woodland, wet ponds and ditches, and the 5.13 In terms of protected species, a number of the hedgerows (in particular, those that are ‘species-rich’ trees within the hedgerows were recorded as having or likely to qualify as ‘important’ under the Hedgerow potential to support roosting bats (Figure 11), such regulations 1997) and trees, and it is recommended that as woodpecker holes and cracks in branches. It is these be retained and safeguarded wherever possible. recommended that these trees are buffered from the development (and connected in green corridors 5.11 In addition, the small area of woodland in the to allow movement through the Site), but if any are south-east of the Site is designated as part of Dickens scheduled to be removed/isolated, further surveys Heath Local Wildlife Site (LWS). The LWS comprises (such as tree-climbing or emergence / re-entry surveys) Big Dickens Wood and Little Dickens Wood (off-site to for bats would need to be carried out for any planning the south of Dickens Heath Road) as well as the small application to determine whether roosting bats are area of wet woodland within the Site itself (which present. also continues adjacent to the east of the Site). It is recommended that this be buffered with open space (which could co-function as a newt receptor area if this species were found to be present in future surveys).

36 Land East of Tilehouse Lane, Tidbury Green Figure 11: Ecological Constraints Plan

Land East of Tilehouse Lane, Tidbury Green 37 5.14 General bat activity surveys are likely to be were recorded throughout the Site, appearing to required to determine use of the Site, particularly given originate from the off-site woodlands to the south. the presence of the adjacent ancient woodland areas. No evidence of Badger was recorded associated with As such, provision of strengthened green corridors these pathways, and no setts were recorded within building on the existing hedgerows would be beneficial. the Site. Evidence of deer droppings were recorded associated with a number of these pathways, although 5.15 Given the presence of ponds on and adjacent to the it is possible the pathways are also used by Badgers and Site, surveys for Great Crested Newts will inevitably other mammals. As such, a watching brief for Badgers need to be carried out for any planning application to would be carried out at the same time as the other determine whether this species is present. Although further surveys recommended above for planning. there are a number of additional ponds in the vicinity of the Site given the Site is surrounded by roads, it 5.18 Overall, it is considered there is sufficient scope is considered that surveys should focus on the ponds in the likely future areas of public open space within (and wet ditches) within the triangle of roads. A buffer the Site to accommodate necessary mitigation/ of open space around the wet woodland in vicinity of enhancements with regard to the above habitats/ the majority of ponds would be recommended as a species issues. receptor area for newts if present. Enhancement of the dry pond (i.e. to make wet) would provide further aquatic habitat for this group and the green corridors through the Site (as recommended for bats) would also benefit this species, if present.

5.16 The hedgerows offer potentially suitable habitat for Dormice, although no records of Dormice were returned from the search area and the nearest record on the NBN atlas is from around 3.5km south of the Site, south of the M42. However, given the habitats present within the Site (hedgerows) and adjacent habitat (Ancient Woodland), it is possible that surveys for Dormice would be required for any planning application. If present, the provision of green corridors building on the existing hedgerow network and areas of block planting would provide appropriate habitat for this species and offset any losses (ideally, hedge loss should not exceed that proposed).

5.17 Evidence of mammal pathways and push- throughs

38 Land East of Tilehouse Lane, Tidbury Green HERITAGE & ARCHAEOLOGY

HERITAGE ARCHAEOLOGY

5.19 There are no designated heritage assets within 5.21 There are no known archaeological constraints the Site; Tidbury Green farmhouse, along with its barn, for masterplaning of the Site. Further archaeological stables, cowhouse and pigsties (all Grade II listed), is assessment and investigation will be carried out to located on the opposite side of Dickens Heath Road, qualify the archaeological potential as the Site moves at the south western tip of the Site and is currently forward. However, based on the available evidence, well-screened from the Site by intervening landscape. any archaeological remains which may be present on The non-designated buildings of Yew Tree Farm, again Site are unlikely to be of more than local significance located at the south western tip of the Site, are also and will not constrain or preclude development. noted. The relationship of the Site with these historic buildings presents opportunities and has informed 5.22 Several of the hedgerows on Site have been development of the concept masterplan. identified as being potentially historic; the concept framework has, in conjunction with ecological 5.20 Further, more detailed, heritage assessment will recommendations, sought to retain these hedgerows. be carried out as the concept framework progresses towards detailed design.

Figure 12: Historical Tithe Mapping, circa 1845 (Orion Heritage).

Land East of Tilehouse Lane, Tidbury Green 39 FLOOD RISK, DRAINAGE & UTILITIES

FLOODING DRAINAGE

5.23 The nearest Environment Agency Main River is 5.27 An appropriate Surface Water Management the River Blyth, approximately 1.6km southeast of the Strategy which complies with the latest local and Site. The nearest minor watercourse, the River Cole is national advice will be implemented on the Site to located approximately 0.5km north west of the Site. attenuate the increase in surface water runoff caused According to the Environment Agency Flood Map for by development. As a first option, infiltration should Planning, the Site is located primarily within Flood Zone be considered for the disposal of surface water. If 1 (Low Probability), which is land defined as having infiltration is not viable, the rate at which the runoff less than a 1 in 1000 annual probability of river or sea is discharged into the wider network will be restricted flooding. to the equivalent greenfield runoff rate, preventing an increase in flows leaving the Site and thus ensuring the 5.24 The existing Site is entirely greenfield in nature development does not have a detrimental impact upon with no apparent positive drainage points. However, flood risk elsewhere. available mapping shows there to be a number of field drains, thought to be associated with field boundaries. 5.28 Through the application of Sustainable Urban The topography of the Site falls to the east. Drainage Systems (SuDS), the additional surface water will be stored within the Site and subjected 5.25 A review of Environment Agency mapping to treatment to guarantee that the water quality in identifies the Site as at low risk of flooding from canals, the wider drainage network is protected. Wherever groundwater emergence, reservoir breach inundation possible SuDS features will be above ground to and surface water flooding. Severn Trent Water sewer enhance the aesthetic amenity of the development and records show the Site to be bound by surface water provide valuable habitats for the local wildlife. The and foul sewers. No sewers pass through the Site. attenuation provided will be appropriately sized to The topography of the Site is such that in the event include an allowance for an increase of 40% in rainfall of sewer capacity exceedance, flows may be directed intensity, to take account of climate change, and 10% towards the Site along the northern and southern site allowance for urban creep. Example SuDS features that boundaries. Further topographical data will be required will be incorporated into the development wherever to confirm the likely direction of these flow routes. possible include attenuation basins, permeable paving and swales. Figure 13, provides an indication of the UTILITIES SuDS catchments for the Site and the potential size and location of surface water attenuation features. The 5.26 The site surrounds are well served by high and low exact size and location of these features will be refined voltage electricity, foul drainage, gas, potable water as design work is progressed for the Site. and telecoms apparatus. New supplies to serve the proposed development should not be problematical with a mature utilities infrastructure in close proximity to the site. Overhead electricity apparatus is present within the development footprint and these will be accommodated as part of the land use framework or diverted accordingly.

40 Land East of Tilehouse Lane, Tidbury Green Notes 1. Do not scale this drawing. All dimensions must be checked/ verified CATCHMENT A: on site. If in doubt ask. Total area = 3.4ha 2. This drawing is to be read in conjunction with all relevant architects, engineers and specialists drawings and specifications.

Impermeable area = 2.01ha 3. All dimensions in millimetres unless noted otherwise. All levels in metres unless noted otherwise.

4. Any discrepancies noted on site are to be reported to the engineer DETENTION BASIN immediately. IL: TBC upon receipt of topo 5. Do not construct from this drawing. 6. All levels subject to confirmation upon receipt of topographical survey. Levels may influence achievable basin depths and GF Restriction Rate: 16.6l/s associated land take.

Storage Volume (100 + 40% + Urban 7. Field drain positions identified using aerial imagery and subject to Creep): 1820m3 @1m deep with 1:3 change receipt of topographical survey. sides Key Plan Plan area: 2170m2 Attenuation Basin PROPOSED OUTFALL Surface Water Drainage FOR CATCHMENT A Surface Water Outfall Discharge to the field drain. Pond moved from Catchment A original position due to Catchment B the lack of outfall Catchment C

Catchment D CATCHMENT B: CATCHMENT E: Total area = 3.5ha Catchment E Total area = 1.6ha Impermeable area = 2.34ha Field Drain Impermeable area: 1.04ha DETENTION BASIN DETENTION BASIN IL: TBC upon receipt of topo IL: TBC upon receipt of topo GF Restriction Rate: 17.6l/s GF Restriction Rate: 7.8l/s Storage Volume (100 + 40% + Storage Volume (100 + 40% + Urban Creep): 1920m3 Urban Creep): 840m3 @1m @1mdeep with 1:3 sides deep with 1:3 sides Plan area: 2170m2 Plan area: 1010m2

PROPOSED OUTFALL PROPOSED OUTFALL FOR CATCHMENT B FOR CATCHMENT E Discharge to the field Discharge to the field drain. Pond moved from drain original position due to the lack of outfall CATCHMENT D: Total area = 2.0ha Notes Impermeable area = P01 31.01.19 Preliminary Issue AE HG 1. Do not scale this drawing. All dimensions must be checked/ verified Rev Date Details of issue / revision Drw Rev CATCHMENT1.23ha A: on site. If in doubt ask. Issues & Revisions Birmingham | 0121 233 3322 Total areaDETENTION = 3.4ha BASIN 2. This drawing is to be read in conjunction with all relevant architects, Leeds | 0113 233 8000 engineers and specialists drawings and specifications. London | 020 7407 3879 IL: TBC upon receipt of PROPOSED OUTFALL Manchester | 0161 233 4260 CONSULTANCY | ENVIRONMENT Nottingham | 0115 924 1100 Impermeabletopo area = 2.01ha 3. All dimensions in millimetres unless noted otherwise. All levels in INFRASTRUCTURE | BUILDINGS FOR CATCHMENT C www.bwbconsulting.com GF Restriction Rate: metres unless noted otherwise. Discharge to the field Client 9.8l/s drain 4. Any discrepancies noted on site are to be reported to the engineer BLOOR HOMES LIMITED DETENTIONStorage Volume BASIN (100 + immediately. 40% + Urban Creep): 5. Do not construct from this drawing. IL: TBC1060m upon3 @1m receipt deep with of topo 1:3 sides 6. All levels subject to confirmation upon receipt of topographical 2 survey. Levels may influence achievable basin depths and Plan area: 1250m CATCHMENT C: Project Title GF Restriction Rate: 16.6l/s associated land take. Total area = 4.8ha DICKENS HEATH ROAD, Storage Volume (100 + 40% + Urban Impermeable area = 7. Field drain positions identified using aerial imagery and subject to TIDBURY GREEN Creep): 1820m3 @1m deep with 1:3 3.12ha change receipt of topographical survey. PROPOSED OUTFALL DETENTION BASIN Key Plan sides FOR CATCHMENT D IL: TBC upon receipt of Drawing Title 2 Discharge to the field topo SURFACE WATER Plan area: 2170m drain. Although field GF Restriction Rate: Attenuation Basin DRAINAGE CONCEPT boundary adjacent to 23.5l/s STRATEGY proposed pond is closer Storage Volume (100 + there isn't thought to be 40% + Urban Creep): Surface Water Drainage PROPOSED OUTFALL Drawn: A Elman Reviewed: H Griffiths a field drain and as such 2580m3 @1m deep with the pond will need to BWB Ref: BMW 2961 Date: 31.01.19 Scale@A1: 1:1250 FOR CATCHMENT A 1:3 sides Surface Water Outfall Drawing Status outfall to the field drain Plan area: 2950m2 PRELIMINARY Discharge to the field to the north (shown) Project - Originator - Zone - Level - Type - Role - Number Status Rev DHR-BWB-ZZ-XX-DR-CD-0001 S1 P01 © Copyright BWB Consulting Ltd Catchment A C:\Users\joe.williams\Box\UK Urban Design Dept\UK Birmingham Urban Design Dept\434224 - BLOOR - Tidbury Green, Solihull\C) Background docs+data\Drainage\DHR-BWB-HDG-00-DR-CD-0001-Drainagedrain. Pond Startegy-S0-P1.01.dwg moved from Figure 13: Indicative Surface Water Drainage Strategy original position due to Catchment B the lack of outfall Catchment C

Catchment D CATCHMENT B: CATCHMENT E: Total area = 3.5ha Catchment E Total area = 1.6ha Impermeable area = 2.34ha Field Drain Impermeable area: 1.04ha DETENTION BASIN DETENTION BASIN IL: TBC upon receipt of topo Land East of Tilehouse Lane, Tidbury Green 41 IL: TBC upon receipt of topo GF Restriction Rate: 17.6l/s GF Restriction Rate: 7.8l/s Storage Volume (100 + 40% + Storage Volume (100 + 40% + Urban Creep): 1920m3 Urban Creep): 840m3 @1m @1mdeep with 1:3 sides deep with 1:3 sides Plan area: 2170m2 Plan area: 1010m2

PROPOSED OUTFALL PROPOSED OUTFALL FOR CATCHMENT B FOR CATCHMENT E Discharge to the field Discharge to the field drain. Pond moved from drain original position due to the lack of outfall CATCHMENT D: Total area = 2.0ha P01 31.01.19 Preliminary Issue AE HG Impermeable area = Rev Date Details of issue / revision Drw Rev 1.23ha Issues & Revisions

Birmingham | 0121 233 3322 DETENTION BASIN Leeds | 0113 233 8000 London | 020 7407 3879 IL: TBC upon receipt of PROPOSED OUTFALL Manchester | 0161 233 4260 CONSULTANCY | ENVIRONMENT Nottingham | 0115 924 1100 topo INFRASTRUCTURE | BUILDINGS FOR CATCHMENT C www.bwbconsulting.com GF Restriction Rate: Discharge to the field Client 9.8l/s drain BLOOR HOMES LIMITED Storage Volume (100 + 40% + Urban Creep): 1060m3 @1m deep with 1:3 sides 2 Plan area: 1250m CATCHMENT C: Project Title Total area = 4.8ha DICKENS HEATH ROAD, Impermeable area = TIDBURY GREEN 3.12ha

PROPOSED OUTFALL DETENTION BASIN FOR CATCHMENT D IL: TBC upon receipt of Drawing Title Discharge to the field topo SURFACE WATER drain. Although field GF Restriction Rate: DRAINAGE CONCEPT boundary adjacent to 23.5l/s STRATEGY proposed pond is closer Storage Volume (100 + there isn't thought to be 40% + Urban Creep): Drawn: A Elman Reviewed: H Griffiths a field drain and as such 2580m3 @1m deep with the pond will need to BWB Ref: BMW 2961 Date: 31.01.19 Scale@A1: 1:1250 1:3 sides Drawing Status outfall to the field drain Plan area: 2950m2 PRELIMINARY to the north (shown) Project - Originator - Zone - Level - Type - Role - Number Status Rev DHR-BWB-ZZ-XX-DR-CD-0001 S1 P01 © Copyright BWB Consulting Ltd C:\Users\joe.williams\Box\UK Urban Design Dept\UK Birmingham Urban Design Dept\434224 - BLOOR - Tidbury Green, Solihull\C) Background docs+data\Drainage\DHR-BWB-HDG-00-DR-CD-0001-Drainage Startegy-S0-P1.01.dwg ACCESS AND MOVEMENT

5.29 The Site is bound by Dickens Heath Road to the ACCESS AND MOVEMENT CONSTRAINTS SUMMARY south, Tilehouse Lane to the west and Birchy Leasowes Lane to the north and east. • Birchy Leasowes Lane which forms the northern and eastern boundary of the Site is narrow, unlit, and 5.30 Dickens Heath Road connects Tidbury Green to has no footway provision. Dickens Heath, from a crossroads with Tilehouse Lane, Lowbrook Lane and Fulford Hall Road to the south west • There are existing safety and capacity issues at the Dickens Heath/Tilehouse Lane/Lowbrook Lane/ of the Site continuing in an eastward direction towards Fulford Hall Road crossroads to the south west of Dickens Heath village centre. Tilehouse Lane runs in the Site. a northward direction towards the village of Major’s Green. Birchy Leasowes Lane runs between Tilehouse • There are safety (visibility) constraints at the Lane and Dickens Heath Road, forming a T-junction at junction of Birchy Leasowes Road/Tilehouse Lane. either end. ACCESS AND MOVEMENT OPPORTUNITIES SUMMARY 5.31 Vehicular access is proposed to be taken from: • Realign Birchy Leasowes Lane to improve visibility • Dickens Heath Road; to the north at the T-junction with Tilehouse Lane.

• Tilehouse Lane and; • Realign Dickens Heath Road to form a new priority junction with Tilehouse Lane, north of the existing • Birchy Leasowes Lane crossroads. This will:

5.32 The accesses to Dickens Heath Road at the - Remove traffic from the existing cross roads southern boundary of the Site will be provided in thus improving capacity. accordance with the relevant design standards. The access road will have footways on both sides which will - Create an opportunity to create a ‘no tie into the existing provision on Dickens Heath Road. through traffic’ environment outside Tidbury Green Primary School and allow for a 5.33 It is proposed to realign Birchy Leasowes Lane in pedestrian / cycle connection from / to the order to improve visibility to the north at the T-junction school from the south and west. with Tilehouse Lane. The second vehicular access will - Provide a pedestrian crossing on Tilehouse be taken at a point along the realigned section of Lane to facilitate improved access to Whitlock’s Birchy Leasowes Lane and again will be designed in End Railway Station on foot. accordance with the relevant design standards. • Provide a pedestrian crossing on Tilehouse Lane to facilitate improved access to Whitlock’s End Railway Station on foot.

42 Land East of Tilehouse Lane, Tidbury Green Ponds 1:250 4 6 8 10 12 14 16 18 NOTES These drawings have been produced with reference to the CDM Regulations 2015. Please note that these are

56 pre-construction phase drawings and should be subject to

FB 242 further design risk management as required in accordance with Regulation 9 KEY: Moat House 147.2m

E 54 53 Junction visibility in accordance with DMRB W

(40mph) - 4.5m from give-way S

Pond Junction visibility in accordance with DMRB 51 (40mph) - 2.4m from give-way

52 Junction visibility in accordance with DMRB

49 (30mph) - 4.5 from give-way

Close arm of the junction and 48 Junction visibility in accordance with DMRB (30mph) - 2.4m from give-way re-locate to the south to GP 147.5m

BIRCHY CLOSE improve visibility 43 Junction visibility in accordance with MFS 40 (30mph) - 2.4m from give-way Area of existing carriageway to be closed to vehicular traffic Junction visibility in accordance with 85th percentile measured speeds - 2.4m from give-way

Indicative internal development roads (subject to master plan) Pond Proposed area of carriageway to be closed to

34 TILEHOUSE LANE TILEHOUSE vehicular traffic

79a 35

32 31

79b Golf Course 29 30 79

2.4m x 93m visibility (DMRB 40mph) BIRCHY LEASOWES LANE

Ponds 2.4m x 90m visibility (DMRB 40mph) Birchy Farm 25 148.7m

79c 21 Proposed site access junction

Proposed priority junction 17

77 11

Proposed re-alignment of through 2.4m x 90m visibility (DMRB 40mph) 81 route and combined site access

274 149.7m Ponds Maypole Nurseries Nursery FB 2.4m x 93m visibility (DMRB 40mph) 93 270 95

Proposed turning head based on 272 276 Large Refuse vehicle

Drain swept path analysis

Indicative internal development roads The Gatehouse

379 (subject to master plan)

Pond 5 150.9m 368

1 10

NEW

MEADOW 2 Ponds DICKENS HEATH ROAD

56 to 73

393 Pond

378

22 52 to 55 to 52

Drain 9

FB 11

BEECH LANE

30 15 Proposed re-alignment of through 5

2.4 x 56m visibility (DMRBPond 30mph) route and combined site access 17 21 19

388

Proposed priority junction 2.4m x 43m visibility (MFS 30mph) 23 1 1 2.4m x 90m visibility (DMRB 30mph)

42 ACRE

SIX 153.0m 8

2.4m x 43m visibility (MFS 30mph) Proposed site access junction

25 398 48 2.4m x 58m visibility (DMRB 30mph) 4.5m x 90m visibility (DMRB 30mph)

400 Ponds closed to vehicular traffic 7

1:250 4 6 8 10 12 14 16 18 Proposed tie-in to the existing alignment of Dickens Heath Road 8 NOTES MARLPIT CLOSE These drawings have been produced with reference to the CDM Regulations 2015. Please note that these are 153.9m

TCB DICKENS HEATH ROAD Little Dickens' Wood 56

410 pre-construction phase drawings and should be subject to 11 FB 242 further design risk management as required in accordance New priority junction providing access to Tidbury Green school with Regulation 9 Yewtree Farm

Well KEY: 147.2m 62 Moat House Big Dickens' Wood

418 E 54

53 Junction visibility in accordance with DMRB

W (40mph) - 4.5m from give-way

Through traffic removed from vicinity of school entrance, 30 S PondExisting arm removed from cross-roads, Area of existing carriageway to improving safety and reducing congestion Junction visibility in accordance with DMRB REV DATE REVISION NOTE BY Seven House ú High Street Longbridge ú Birmingham simplifying junction layout and improving 426flows be closed to vehicular traffic (40mph) - 2.4m from give-way B31 2UQ ú Tel: 0121 475 0234 Tidbury Green London ú Birmingham Pond 31 Bristol ú Reading ú Exeter

GP www.pja.co.uk 2 Farm 51 CLIENT 153.9m Tidbury Green Junction visibility in accordance with DMRB Pump Bloor Homes Western 4 School 52 (30mph) - 4.5 from give-way (primary) PROJECT

LB Junction visibility in accordance with DMRB Dickens Heath Road 6 (30mph) - 2.4m from give-way Tidbury Green

8 JunctionSports visibility Pavilion in accordance with MFS Site access and proposed Close arm of the junction and re-locate to the south to improve visibility 48 (30mph) - 2.4m from give-way realignment

16 DRAWING ISSUE STATUS 9 Pond 7 8 INFORMATION 46 42 Junction visibility in accordance with 85th JOB CODE SUB-CODE DRAWING NO. REVISION 40 36 28 26 04037 - A - SK001 - 01 GP 20 18 El Sub Sta 29 percentile measured speeds - 2.4m 147.5m from give-way A0@ 1:500 RMB CS 12/03/19 SCALE DRAWN REVIEWED DATE

5 BIRCHY CLOSE 43 Indicative internal development roads 40 (subject to master plan)

Proposed area of carriageway to be closed to Area of existing carriageway to be closed to vehicular traffic vehicular traffic

Figure 14: Indicative Site Access Locations and Junctions

Pond

34 TILEHOUSE LANE TILEHOUSE Land East of Tilehouse Lane, Tidbury Green 43

79a 35

31 21

79b Golf Course 29 30

79 17

2.4m x 93m visibility (DMRB 40mph) BIRCHY LEASOWES LANE 15

Ponds 2.4m x 90m visibility (DMRB 40mph) Birchy Farm 25

148.7m 11

79c

21 9 Proposed site access junction

Proposed priority junction 17

77 11

2.4m x 90m visibility (DMRB 40mph) 81

22 Proposed re-alignment of through route and combined site access

274 149.7m

Ponds 266 Maypole Nurseries 7 Nursery LB FB 2.4m x 93m visibility (DMRB 40mph) 93 270 95

Proposed turning head based on Large Refuse vehicle 272 251 swept path analysis 276

Drain 263

Indicative internal development roads (subject to master plan) The Gatehouse

1 379

Pond 5 150.9m 368 7

1 10

10 to 14 NEW

MEADOW 2 Ponds CLOSE DICKENS HEATH ROAD

56 to 73

393 Pond

378

35 22 52 to 55 to 52

Drain 9

FB 11 BEECH LANE FB

30 15 Proposed re-alignment of through route and combined site access

2.4 x 56m visibility (DMRBPond 30mph) 17 21 Balancing 19 Pond 388 El Sub Sta

Proposed priority junction 2.4m x 43m visibility (MFS 30mph) 23

1 1 DRIVE 2.4m x 90m visibility (DMRB 30mph) 6

42 ACRE

SIX 153.0m 8

2.4m x 43m visibility (MFS 30mph) Proposed site access junction

25 33 398 48 2.4m x 58m visibility (DMRB 30mph) 4.5m x 90m visibility (DMRB 30mph) Area of existing carriageway to be closed to vehicular traffic

400 7

Proposed tie-in to the existing alignment of Dickens Heath Road 8

MARLPIT CLOSE 54

153.9m

TCB DICKENS HEATH ROAD Little Dickens' Wood

410 11

New priority junction providing access to Tidbury Green school Yewtree Farm

Well

Big Dickens' Wood 62 143.3m

418

Through traffic removed from vicinity of school entrance, improving safety and reducing congestion

Existing arm removed from cross-roads, simplifying junction layout and improving flows Pond Area of existing carriageway to be closed to vehicular traffic REV DATE REVISION NOTE BY

Seven House ú High Street Longbridge ú Birmingham 426 B31 2UQ ú Tel: 0121 475 0234 Issues Tidbury Green London ú Birmingham Bristol ú Reading ú Exeter GP 144.5m www.pja.co.uk 2 Farm GP CLIENT 153.9m Tidbury Green Pump Bloor Homes Western 4 School (primary) PROJECT

LB Dickens Heath Road

6 Tidbury Green

8 Sports Pavilion Site access and proposed realignment

16 DRAWING ISSUE STATUS 9 Pond 7 8 INFORMATION 46 42 JOB CODE SUB-CODE DRAWING NO. REVISION 40 36 28 26 04037 - A - SK001 - 01 20 18 El Sub Sta A0@ 1:500 RMB CS 12/03/19 SCALE DRAWN REVIEWED DATE 5 THREE ACRES LANE

El Sub Sta SITE OPPORTUNITIES AND Whitlocks End

h CONSTRAINTS g u ro o B ct i n HOUNDSFIELD LANE tr ta li is o D e op v tr ro e Future Allocated Development Site g M MEADOW PLECK LANE s ll m u (Dickens Heath West) o h r li B o S

CLOSE ROUND

LANE

PLECK

MEADOW

ROUND CLOSE Figure 15: Site Opportunities and Constraints Mapping

BIRCHY CLO

Greenbelt

Site Boundary (15.12ha) (Source: GIS Data) SE TILEHOUSE LANE TILEHOUSE Existing Woodland

15m Easement from Ancient Woodland ROAD (Source: GIS Data) PRIMROSE LANE

(Source: Ecology Solutions) CAMPION WAY HEATH

BIRCHY LEASOWES LANE

KENS DIC Existing Ancient Woodland EA Surface Water Flooding Zone 2 FISHERS DRIVE (Source: GIS Data) (Source: GIS Data) DICKENS HEATH ROAD

Dickens’ Heath LWS Local Wildlife Site EA Surface Water Flooding Zone 3 (Source: Ecology Solutions) (Source: GIS Data)

RUMBUSH LANE

Overhead Power Cables / Pylon Towers Waterbodies BIRCH (Source: GIS Data) LWS (Source: GIS Data) SILVER

Potential for SUDs subject to 30m No Build Easement quantum and positioning of ELVASTON WAY development LWS

NEW Y Junction With Poor Visibility/Capacity Field Drain Network MEADOW CLOSE ONSWA (Source: PJA Transport) (Source: BWB Drainage / Utilities) DICKENS HEATH ROAD

HIRDEM

Potential To Create New Road Link Potential to Incorporate Mixed Uses BEECH LANE

RUMBUSH LANE

WREN'S NEST CLOSE Tidbury Green Primary School DRIVE Potential to Downgrade Road to ACRE SIX Pedestrian / Cycle Access Only (Source: GIS Data)

Little Dickens' Potential Site Access Potentially Significant Oak Trees Wood MARLPIT CLOSE (TBC by Arboricultural Survey) Miller Homes Site: Regency Fields

KILN LANE OLD GROVE LANE

DYKENS WAY LANE DICKENS HEATH ROAD (Under Construction) PALEY DRIVE

HALL

Proposed Dickens Heath West Extent Approximate Location of Other LADYS (Source: Solihull Local Plan Draft Allocations 2019) Trees / Landscape Features Big Dickens' Wood Existing Rear Property Boundaries Important Hedgerows (Source: Ecology Solutions)

Potential Frontage of Dickens Heath Historic Hedgerows West (Draft Allocation 2019) (Source: Orion Heritage)

Grade II Listed Buildings District Boundary (Tidbury Green Farm) (Source: GIS Data) (Source: Orion Heritage) Non-Listed Heritage Asset LOWBROOK LANE Tidbury Green (Yew Tree Farm) MULBERRY GROVE (Source: Orion Heritage) CLEOBURY LANE

CHERRY DRIVE

N 0 100m 200m

434224 - AI05b FULFORD HALL ROAD

44 Land East of Tilehouse Lane, Tidbury Green THREE ACRES LANE

El Sub Sta Whitlocks End h g u ro o B ct i n HOUNDSFIELD LANE tr ta li is o D e op v tr ro e Future Allocated Development Site g M MEADOW PLECK LANE s ll m u (Dickens Heath West) o h r li B o S

CLOSE ROUND

LANE

PLECK

MEADOW

ROUND CLOSE

BIRCHY CLOSE

Greenbelt

Site Boundary (15.12ha) (Source: GIS Data) TILEHOUSE LANE TILEHOUSE Existing Woodland

15m Easement from Ancient Woodland ROAD (Source: GIS Data) PRIMROSE LANE

(Source: Ecology Solutions) CAMPION WAY HEATH

BIRCHY LEASOWES LANE DICKENS Existing Ancient Woodland EA Surface Water Flooding Zone 2 FISHERS DRIVE (Source: GIS Data) (Source: GIS Data) DICKENS HEATH ROAD

Dickens’ Heath LWS Local Wildlife Site EA Surface Water Flooding Zone 3 (Source: Ecology Solutions) (Source: GIS Data)

RUMBUSH LANE

Overhead Power Cables / Pylon Towers Waterbodies BIRCH (Source: GIS Data) LWS (Source: GIS Data) SILVER

Potential for SUDs subject to 30m No Build Easement quantum and positioning of ELVASTON WAY development LWS

NEW Junction With Poor Visibility/Capacity Field Drain Network MEADOW CLOSE (Source: PJA Transport) (Source: BWB Drainage / Utilities) DICKENS HEATH ROAD

HIRDEMONSWAY

Potential To Create New Road Link Potential to Incorporate Mixed Uses BEECH LANE

RUMBUSH LANE

WREN'S NEST CLOSE Tidbury Green Primary School DRIVE Potential to Downgrade Road to ACRE SIX Pedestrian / Cycle Access Only (Source: GIS Data)

Little Dickens' Potential Site Access Potentially Significant Oak Trees Wood MARLPIT CLOSE (TBC by Arboricultural Survey) Miller Homes Site: Regency Fields

KILN LANE OLD GROVE LANE

DYKENS WAY LANE DICKENS HEATH ROAD (Under Construction) PALEY DRIVE

HALL

Potential Frontage of Dickens Heath Historic Hedgerows West (Draft Allocation 2019) (Source: Orion Heritage)

CHERRY DRIVE

N 0 100m 200m

434224 - AI05b FULFORD HALL ROAD

Land East of Tilehouse Lane, Tidbury Green 45 DESIGN PRINCIPLES

46 6Land East of Tilehouse Lane, Tidbury Green Principle considerations to inform development of the Site are as follows:

• The Site is practically flat, but with a very • Vehicular, pedestrian and cycle access into gradual fall towards the eastern corner. the Site can be provided from Tilehouse Lane, Birchy Leasowes Lane and Dickens • The Site comprises a series of fields Heath Road. subdivided by hedgerows, trees and field drains of ecological and historical • Surveys have identified existing road importance which should be retained network junctions with poor visibility and and sympathetically incorporated into capacity issues. These can potentially be development proposals where possible. addressed through the provision of improved Hedgerow easements of around 5 meters and logical connecting routes through the should be maintained at this time and Site, enabling some downgrading of existing subject to detailed surveys. routes.

• The existing overhead electricity cables and • Existing dry ponds and field drains on the associated pylon towers will be retained Site can be utilised and enhanced to form and incorporated into the proposals at this part of the sustainable drainage strategy. time. A 30 meter no build easement should be included in any design proposal. • Development of the Site should improve pedestrian connectivity between existing • Sensitivity will be required towards the amenities such as Tidbury Green Primary adjacent Big Dickens Ancient Woodland to School, Whitlocks End Station and the south east of the Site. A 10-15 meter Wythall Station. Connectivity into future separation between the woodland and development Sites surrounding the Site developable area is required, the majority should also be fully explored to enhance of this separation is already provided by integration. Dickens Heath Road. DESIGN • Pedestrian walking routes along existing • There is a low risk of significant roads should be improved where possible contamination or surface water flooding to provide safe walking environments along PRINCIPLES being present on the Site. key roads such as Birchy Leasowes Lane.

• Due to the close proximity of the Site • The south western edge of the Site, adjacent to Dickens Heath and Tidbury Green, to the Primary School, Yew Tree Farm and visual separation between settlements Tidbury Green Farm has the potential to could be supported by carefully placed accommodate mixed commercial, community landscape corridors and variation in built uses and children’s play features to create characteristics. an adequately sized communal village centre for Tidbury Green. • The Local Wildlife Site along the south eastern boundary can be retained and • Opportunities to resolve school pick up / incorporated into proposed development. drop off congestion at peak times will be explored.

Land East of Tilehouse Lane, Tidbury Green 47 LAND USE

BIRCHY C

LOSE TILEHOUSE LANE TILEHOUSE

BIRCHY LEASOWES LANE

NEW MEADOW

CLOSE DICKENS HEATH ROAD

BEECH LANE

DRIVE

ACRE SIX

Little Dickens' Wood

MARLPIT CLOSE

DICKENS HEATH ROAD

Big Dickens' Wood

Photo credit: Bloor Homes development, Cheswick Place, Cheswick Green. www.bloorhomes.com

• Multiple access points into the development to • Potential to create an extensive network of green maximise permeability and assist with development spaces, retaining existing landscape features

delivery and phasing. such as historical hedgerows and significant El Sub Sta trees. Green infrastructure is supported by N 0 100m 200m • Connectivity to Dickens Heath West and Dickens extensive pedestrian footpath routes with onward 434224 - AI09a Heath Village with medium density development connections to neighbouring amenities and a to the northeast of the Site to reflect the existing networks of children’s play areas. Site Boundary (15.12ha) Potential Low Density Residential Potential Medium Density Residential context and character of the Dickens Heath settlement. • Potential to create a new Tidbury Green village Surrounding Woodlands Adjacent Woodland / Local Wildlife Site Existing Built Environment centre adjacent to the existing primary school Indicative Location of Mixed Use / • Lower density patterns of development adjacent enhanced with central green spaces and mixed Indicative Location of Children’s Potential location of SUDS Play Areas Community Use Buildings to Tidbury Green village (southwest) in keeping use / community uses incorporated within the with existing settlement patterns, providing visual development. Existing Highways Retained Hedgerows Potential Footpath Connections separation and distinguishing character between Dickens Heath and Tidbury Green. Potential Vehicular Access

48 Land East of Tilehouse Lane, Tidbury Green

BIRCHY CLOSE TILEHOUSE LANE TILEHOUSE

BIRCHY LEASOWES LANE

NEW MEADOW

CLOSE DICKENS HEATH ROAD

BEECH LANE

DRIVE

ACRE SIX

Little Dickens' Wood

MARLPIT CLOSE

DICKENS HEATH ROAD

Big Dickens' Wood

El Sub Sta Figure 16: Indicative Land Use Principles Diagram N 0 100m 200m 434224 - AI09a

Site Boundary (15.12ha) Potential Low Density Residential Potential Medium Density Residential

Surrounding Woodlands Adjacent Woodland / Local Wildlife Site Existing Built Environment

Indicative Location of Mixed Use / Indicative Location of Children’s Potential location of SUDS Play Areas Community Use Buildings

Existing Highways Retained Hedgerows Potential Footpath Connections

Potential Vehicular Access

Land East of Tilehouse Lane, Tidbury Green 49 MOVEMENT

Photo credit: Bloor Homes development, The Hamptons, Evesham. www.bloorhomes.com

• Multiple vehicle, pedestrian and cycle access points • A north / south pedestrian link along a strategic into the development with onward connectivity to green corridor, creating a safe walking route neighbouring facilities. between Dickens Heath, Tidbury Green Primary School and Whitlocks End Railway Station. • Improvements to existing highways along the perimeter of the Site achieved by re-routing primary • A hierarchy of new streets which support reduced roads through the Site including; Dickens Heath traffic speeds, disperse traffic and contribute to Road and Birchy Leasowes Lane. Improvements development of character areas throughout the will incorporating enhanced pedestrian footpaths, Site. improved junction visibilities and partial alterations to existing highways to create designated cycle / • Parking provision will be in line with Solihull pedestrian routes. Metropolitan District policy requirements.

50 Land East of Tilehouse Lane, Tidbury Green Towards Whitlocks End Village & Station

BIRCHY CLOSE

Future Allocated

Site TILEHOUSE LANE TILEHOUSE

BIRCHY LEASOWES LANE

Towards Dickens Heath Village Centre

NEW MEADOW

CLOSE DICKENS HEATH ROAD

BEECH LANE

DRIVE

ACRE SIX

MARLPIT CLOSE

DICKENS HEATH ROAD Little Dickens' Wood

Big Dickens' Wood

Primary School

Towards Wythall Village & Station

El Sub Sta Figure 17: Indicative Movement Principles Diagram N 0 100m 200m 434224 - AI07a

Site Boundary (15.12ha) Indicative Primary Access Roads Existing Built Environment

Proposed Developable Area Highway Downgraded to Foot / Cycle Existing Highways Access only

Potential Greenlink Walk Towards Potential Greenlink Walk Towards Potential Greenlink Walk Towards Tidbury Green Primary School Whitlocks End Station Dickens Heath Village Centre

Surrounding Woodlands Adjacent Woodland / Local Wildlife Site

Land East of Tilehouse Lane, Tidbury Green 51 GREEN INFRASTRUCTURE

Photo credit: Bloor Homes development, Tewkesbury Meadows, Tewkesbury. www.bloorhomes.com

• Creation of two strategic green infrastructure • Children’s outdoor play can be located within the corridors (north-south and east-west) along green infrastructure network. existing hedgerows lines supporting the ecology and biodiversity of the Site and providing future • Incorporation of appropriate SUDS features safeguarding of significant hedgerows and trees. dispersed across the landscape.

• The north-south green corridor provides a direct • Sensitivity towards surrounding landscape connection between Dickens Heath West and attributes such as Big Dickens’ Woodland; and Tidbury Green Primary School offering a robust the adjacent Local Wildlife Site through the open space network for recreation and the delivery incorporation of 10-15m no build easements along of safe walking routes to the school and railway sensitive perimeters. station. • 5-10m no build easements surrounding ecologically • The east-west green corridor provides distinctive rich and historically significant hedgerows and separation between Dickens Heath and Tidbury trees, and particularly to the northern and Green settlements and enables the retention southern boundaries of the Site. of existing overhead electricity supply cables and pylon towers, as well as accommodation of • Potential to create a ‘village green’ at the heart hedgerow features and a SuDS network. of Tidbury Green adjacent to the existing Primary School creating a safe and pleasant focal point for the village.

52 Land East of Tilehouse Lane, Tidbury Green

BIRCHY CLOSE TILEHOUSE LANE TILEHOUSE

BIRCHY LEASOWES LANE

NEW MEADOW

CLOSE DICKENS HEATH ROAD

BEECH LANE

DRIVE

ACRE SIX

Little Dickens' Wood MARLPIT CLOSE

DICKENS HEATH ROAD

Big Dickens' Wood

El Sub Sta Figure 18: Indicative Green Infrastructure Diagram. N 0 100m 200m 434224 - AI08a

Site Boundary (15.12ha) Existing Highways Existing Built Environment

Potential Open Space, Recreation, Surrounding Woodlands Adjacent Woodland / Local Wildlife Site Watercourse and Ecological Network

5-10m Green Easements Around Indicative Location of SUDS Potential Space for Village Green Significant Hedgerows and Woodland

Indicative Location of Children’s Play Retained Significant Trees Existing Trees Areas North / South Green Corridor Along East / West Green Corridor Along Retained Hedgerows Retained Hedgerows Retained Hedgerows

Land East of Tilehouse Lane, Tidbury Green 53 EMERGING MASTERPLAN CONCEPT

547 Land East of Tilehouse Lane, Tidbury Green EMERGING MASTERPLAN CONCEPT

7.1 The Vision for development is founded upon the following principles: 7.2 The indicative master plan proposal comprises:

• To produce a new living environment of the highest • A residential development area capable of standard, with a clear and recognisable identity accommodating approximately 300 dwellings, which reflects the vernacular and character of both including 40% affordable housing provision, and Tidbury Green and the emerging Dickens Heath, potentially some extra care provision. while also introducing opportunities for distinctive new architecture showcasing high quality modern • A net development area of approximately 8.55 design and construction. hectares (21.13 acres) offering an average net density around 35 dwellings per hectare. • To provide the right ingredients for a balanced and sustainable new development, providing a range • A mix of housing types and sizes that align of high quality homes and publicly accessible open with policy requirements and offer increased spaces. choice within the local area, including specialist dwellings specifically designed to support the • To establish safe, attractive and secure needs of elderly residents with some provisions neighbourhoods, streets and places which promote for on-site care and or bungalows. social interaction and afford access and movement priority to pedestrians and cyclists. In particular, a • A hierarchy of characterful streets and a network choice of walking routes which improve accessibility of pedestrian routes which integrate the existing to existing facilities and particularly towards the public footpath, hedgerows and trees within a train stations at Wythall and Whitlocks End. series of green corridors.

• To provide a locally inspired and meaningful green • An extension of the existing urban grain into space network which enhances the character of the Site, assimilating new buildings into existing the Site and the natural environment, particularly residential streetscapes and retaining end of around the existing tree and hedgerow networks; street views. EMERGING while also working to support distinction between the two neighbouring settlements. • Mainly buildings heights of 2 storeys, with some 2.5 storeys in key locations within the MASTERPLAN • To create a place which will enhance the attraction development. of Tidbury Green as a place to live, incorporating aspects of local character, landscape, heritage, • Areas of significant landscape and open space CONCEPT visual amenity and biodiversity. suitable for accommodation of sustainable urban drainage as well as offering locations for children’s play, rest and relaxation.

Land East of Tilehouse Lane, Tidbury Green 55

BIRCHY CLOSE TILEHOUSE LANE TILEHOUSE

BIRCHY LEASOWES LANE

Figure 19: Emerging Illustrative Concept Masterplan

Site Boundary (15.12ha) Potential Children’s Play Network

Potential Village Green / Recreation Proposed Residential Parcels Space

Potential Open Space / Green Corridor / LWS Indicative Building Frontages Recreation / Ecological Network

Potential Location of Mixed Uses Existing Woodland DICKENS HEATH ROAD

Potential Focal Building Location LWS Existing Local Wildlife Site / Woodland

BEECH LANE Potential Road Network Tidbury Green Primary School

Historic & Ecological Hedgerow Potential Vehicular Access To Network - Retained and Integrated Private Drives / Lanes Where Possible Existing Trees of Ecological Potential Vehicular Access To Site Significance - Retained and Integrated Where possible. Potential Footpath Network Existing Trees - Retained and Integrated Where Possible MARLPIT CLOSE

Onward Connection to Dickens Onward Connection to Tidbury Heath West (2019 Allocated Site) Green Primary School DICKENS HEATH ROAD

Existing Overhead Power Cables 30m No Build Easement & Pylon Towers

Highway Downgraded to Foot / Cycle Potential Location of SUDS Access Only

0 50m 100m N 434224 - AI06

56 Land East of Tilehouse Lane, Tidbury Green