17 Willenhall District Centre

17 WILLENHALL DISTRICT CENTRE INTRODUCTION 17.1 Willenhall has been fortunate in avoiding the extensive redevelopment that has affected many other settlements in the conurbation and is widely regarded as one of the most intact and unaltered small town centres in the Black Country. While mainly comprising nineteenth and twentieth century buildings, there are some earlier survivals and the irregular street pattern reflects the town’s medieval origins. Much of the Town Centre is a designated conservation area and the Town Centre and surrounding area is also of potential archaeological significance. The area of archaeological interest, as defined on the Black Country Sites and Monuments Record, will be protected under Policy ENV25 in Chapter 3; and the conservation area will be protected under Policy ENV29. 17.2 Historically, Willenhall has specialised in the production of locks. The decline in the fortunes of this and other local industries, together with increased competition from other centres and out-of-centre developments, means that the centre is likely to contract over the Plan period. These policies will help to manage necessary changes and to guide new development into appropriate locations. LAND USE AND DEVELOPMENT Policy WH1: Primary Shopping Area (a) The primary shopping area is identified on the Inset Map. New developments, at an appropriate scale, for shopping and services will be directed towards this area, to sustain the health and vitality of the centre. A particular opportunity for new shopping development is identified at Union Street/ Stafford Street/ Market Place (see Policy WH4 VII). (b) Outside the primary shopping area the Council will encourage investment in service, leisure, community or other town centre uses and also housing. Retail development will be acceptable, provided that it is of a scale which could not otherwise be accommodated within the primary shopping area and would increase the centre’s market share without an adverse impact on any other centre. Such developments should be located as close as possible to the primary shopping area, well-integrated with it, and with safe, direct and attractive pedestrian links. A number of development opportunities are identified in Policy WH4. 17.3 The role of the District Centre is changing, due to a combination of factors: the decline of traditional industry; increased competition from other centres and changing lifestyles. It is likely that the health of the centre will at best remain static as a result. Current indications are that the number of vacant units in the centre is steadily increasing - particularly in more peripheral locations. The Council will therefore ensure that any new development of town centre uses is concentrated within the heart of the centre, wherever possible. However, development within the primary shopping area is generally likely to be feasible only for small-scale development. Larger developments which could enhance and diversify the role of the centre should be located as close to this area as possible, in order to maintain the compactness, attractiveness and accessibility of the centre. 249 Walsall Unitary Development Plan Willenhall District Centre Policy WH2: The Market The street market will be retained and, subject to resources, enhanced. 17.4 The street market is a popular attraction and contributes greatly to the atmosphere and character of the centre. Some enhancements have been undertaken, but further improvements should maximise the benefits the market brings and reduce problems associated with its operation. ENVIRONMENT AND CONSERVATION Policy: WH3: Environmental Enhancement Positive approaches will be sought for the improvement of existing buildings, development sites, and paved and other open areas. In particular, the Council will: I. Undertake a programme of environmental enhancements. II. Seek to ensure that new developments make a positive contribution towards the environment of the centre, with particular regard to the character of the Conservation Area. III. Encourage property owners to invest in the maintenance and improvement of their land and premises. 17.5 The Council, together with the local community, will seek to identify needs and opportunities for environmental enhancement. These will be pursued both directly by the Council and through the contribution that may be made by new developments. New developments should protect and enhance the character of the centre of Willenhall, and particularly the conservation area. Within the conservation area the majority of buildings are of traditional design and appearance and the installation of more sympathetic styles of shop fronts and fascias could play a key part in reinforcing Willenhall’s historic character. The Council will seek to develop a Supplementary Planning Document or Documents, to clarify its design objectives for the District Centre. The Council has previously secured heritage-based regeneration funding through English Heritage, to support investment in the historic fabric of the centre, and it will continue to seek such funding as opportunities arise. 17.6 Untidy sites and vacant poorly maintained buildings have a negative effect on the image of the District Centre and deter further investment. The Council will therefore work with owners to encourage the improvement of sites and buildings in their control. Where necessary, the Council will also consider the use of its legal powers to require the improvement of land. Walsall Unitary Development Plan 250 Willenhall District Centre DEVELOPMENT / INVESTMENT OPPORTUNITIES Policy WH4: Development/ Investment Opportunities The Council will particularly encourage the appropriate development/ reuse of the following sites in and around the District Centre, as shown on the Inset Map:- I. 74 - 77 Stafford Street. These properties consist of a number of small retail units and are predominantly vacant. They offer the opportunity for conversion into larger retail units, for community uses, or possibly into residential units. Redevelopment may also be acceptable. II. Indoor market, Union Street. This site relates well to the Primary Shopping Area and offers potential for leisure or retail use, possibly combined with 5-7 Union Street and 12-15 Stafford Street. Any redevelopment must relate positively to the adjacent public footpath, Malt House Lane. III. Wolverhampton Street. This land should be developed to provide additional public car parking, for residential use, or for purposes in connection with the adjacent medical/ community facilities. The development opportunity has been defined to include the existing buildings on the frontage, numbers 9-11 Wolverhampton Street, but the retention and enhancement of these properties is encouraged. IV. R/o 58 Wolverhampton Street. The site provides an opportunity to extend the adjacent public car park and to improve its access. V. South of New Road/ West of Bilston Street. The site is currently occupied by a number of employment uses: these could remain. However, the site also offers investment opportunities for retail (through an extension to the existing supermarket) and/ or leisure development. Redevelopment of parts of the area in isolation may be acceptable, providing that it would not prejudice wider redevelopment opportunities. Any redevelopment of land to the south and east of the existing supermarket must not prejudice the opportunity for a bus interchange facility and should ensure a good functional relationship with the proposed railway station. The amenities of nearby residential properties must be protected. VI. East of the District Centre. This area has a wide range of uses, including employment, services and car parking. It has the potential for great change, given the changing requirements of many traditional industries and general social trends. Although the Council will encourage existing employment uses to remain and will facilitate their expansion where appropriate, when sites are vacated other forms of development might be appropriate in principle - for example leisure, residential or non-food retail warehousing (for outlets which might not be accommodated in the primary shopping area). The extent to which these alternative uses could be satisfactorily accommodated within the area will be determined by a number of factors including: their functional relationship with the Primary Shopping Area; adjacent land uses; and the improvement of vehicular access to and within the area. Any redevelopment must retain, and preferably enhance, public car parking in the area, in terms of quality, quantity and location. The 251 Walsall Unitary Development Plan Willenhall District Centre Council will explore with developers the possible closure of redundant highways and their inclusion within development sites. It will also seek improvements to other highways to enhance access to the area. VII. 2-10 Union Street, 1-7 Stafford Street and 24-28 Market Place. The existing units are of modern construction and contrast markedly with the traditional design of other buildings in the centre. Ideally, the Council would wish to see the units redeveloped or refurbished in a more sympathetic style. Redevelopment would also provide the opportunity to accommodate a greater variety of units sizes in an important location within the Primary Shopping Area. However, proposals to amalgamate existing units, to produce units of a size not adequately represented within the centre, will also be supported, in principle. If the area is proposed for redevelopment, this should be done

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