PLANNING APPLICATION NUMBER:P15/1394

Type of approval sought Outline Planning Permission Ward Applicant NHS Property Services Location: RIDGE HILL, BRIERLEY HILL ROAD, WORDSLEY, , DY8 5ST Proposal OUTLINE PLANNING PERMISSION WITH ALL MATTERS RESERVED APART FROM ACCESS, TO ALLOW THE DEVELOPMENT OF UP TO 129 RESIDENTIAL DWELLINGS FOLLOWING THE DEMOLITION OF THE KEELING CENTRE AND SHOUSTERS HOUSE. Recommendation APPROVE SUBJECT TO CONDITIONS AND 106 Summary:

SITE AND SURROUNDINGS

1. The site measures a total of 4.16 hectares and comprises the former Ridge Hill hospital site accessed off Brierley Hill Road. The majority of the buildings have been demolished with the exception of the former nursing home located within the south- west of the site and two single storey buildings within the northern part of the site (Shousters House and the Keeling Centre). The retained buildings are vacant and unused.

2. The site is accessed from Brierley Hill Road. The main access road into the site off Brierley Hill Road adjoins an access that serves The Wordsley School. The estate road into the hospital complex does not comprise any pedestrian or cycle footways. The estate road into the site crosses over a culverted watercourse. The access into the site from Brierley Hill Road adjoins a signalised crossing of which part of the controlled area of the crossing falls within the existing access road into the site.

3. The site adjoins a number of existing uses that would be retained as a result of the development including The Ridge Hill Centre LIFT building and associated residential care units (Meadows Rise and Brooks Mead), Pens Meadow School, a

1 special school for children and young adults and a small development of bungalows providing assisted living within the north-western part of the site.

4. The topography of the site is undulating being set on a hillside with steep gradients towards the south-east. In the development of the site as a hospital the ground was remodelled to create a series of development platforms for the erection of predominantly single storey buildings. The main part of the application site would be on one of these platforms. The land rises steeply upwards from this plateau to the north-east and falls in levels from this plateau to the south-west. Land levels also rise upwards from Brierley Hill Road towards the northern boundary of the site.

5. The hospital was developed within a parkland setting with the landscape character still retained today. The site is characterised by a ridge, which adjoins the western boundary of the site and which protrudes into the centre of the site to the south-west of Pens Meadow School. This is designated as a Landscape Heritage Area and Site of Importance for Nature Conservation (SINC). The ridge comprises a watercourse and a number of ponds. The wider site also comprises a Site of Local Importance for Nature Conservation (SLINC) adjoining its eastern boundary immediately adjacent to Auckland Road and areas of land falling within the Green Belt. A former nursing home building lies within Green Belt.

6. Immediately outside of the application site are a number of definitive public rights of way running from Auckland Road along the western boundary of the SLINC and then connecting with a public right of way leading to Watery Lane to the south-west and Tiverton Close to the north-east. The site is covered by a number of Tree Preservation Orders.

7. The northern boundary of the site adjoins the former Wordsley Hospital site, which has recently been redeveloped for residential use. The dwellings that back onto the northern boundary of the application site are two storey semi-detached and detached properties with one small row of three terrace properties. The immediate western, southern and eastern boundaries of the site are characterised by large areas of informal open space with nature conservation and landscape value.

2 8. Located to the north-east of the site is a residential estate that was built in the 1980s located off Auckland Road and located beyond the south-western boundary of the site is Rectory Fields, a post-war estate characterised largely by semi-detached properties.

PROPOSAL

9. Outline planning permission with all matters reserved apart from access, to allow the development of up to 129 residential dwellings following the demolition of the Keeling Centre and Shousters House.

10. The scheme would deliver improvements to the existing T-junction from Brierley Hill Road with improved visibility (2.4m x 59m) and provision of a 3m wide footway both sides of the carriageway. The footway on the western side of the access road would also accommodate cyclists. The proposed access would also improve the existing access into Wordsley School that is located off the hospital estate road with improved visibility (2.4m x 59m) and provision of a 3 and 2.5m wide footway.

11. The outline planning application is supported by the following documents:

• Design and Access Statement (DAS). • Illustrative Masterplan • Planning Statement • Viability Report • Transport Assessment and Travel Plan • Flood Risk Assessment and Drainage Strategy • Archaeology Report • Desk Study (Ground Conditions) • Bat Activity Survey Report • Bat Scoping and Dusk Surveys Report • Water Vole Report

3 • Invertebrate Appraisal Report • Reptile Report • Site Ecological Assessment • Tree Survey

12. The following plans have been submitted as part of the application: • Existing Site Plan • Brierley Hill Access T-junction upgrade (Drawing no. 03/012 Rev F) • Tree Constraints Plan

13. The illustrative masterplan has been submitted in support of the proposed development but does not form part of the application. The illustrative masterplan illustrates a potential option for the redevelopment of the site for up to 129 dwellings consisting of 89 houses and 40 apartments.

14. The illustrative masterplan proposes to use the existing estate road as the primary access with the provision of a secondary access road to the west to access the remainder of the site. The proposed development would form three perimeter blocks. An existing access to previously developed land in the Green Belt would provide additional development to the south west. The northern parcel of land would be serviced via a U shaped access drive accessed via the principle route running through the southern part of the development.

15. The illustrative layout would provide a new pedestrian and cycle link from the site to Auckland Road and would improve the existing pedestrian link to Watery Lane.

16. The indicative numbers of houses illustrated within the masterplan are referred to in both the viability report and Transport Assessment as a means of assessing the potential impacts of the development.

17. During the course of the application, due to highway safety concerns, the proposed T-junction off Brierley Hill Road has been revised.

4 HISTORY

APPLICATION PROPOSAL DECISION DATE No. P08/0158 Outline application for Approve 15/11/11 residential development subject to the signing of a S106 Agreement. Application withdrawn 15/11/11

18. The previous outline application was supported with an illustrative layout showing how the site could be developed. This scheme illustrated an option to deliver 144 new dwellings including 59 apartments and 85 houses. The development did not come forward.

PUBLIC CONSULTATION

19. Direct notification was carried out to the occupiers of 57 properties adjoining the site, the display of a site notice and the placing of an advertisement within the local press. As a result of the above, 4 representations were received raising the following material considerations:

• No objection in principle but concerned regarding the proposed access to the site being located close to the existing pedestrian crossing. The pedestrian crossing should be relocated.

• The visibility splay would result in a loss of greenery.

• Highway safety concerns relating to the new access and school children crossing Brierley Hill Road.

5 • Too many dwellings are proposed, which would be out of context in terms of the setting of the site.

• Concerns regarding the highway capacity to accommodate the additional traffic in conjunction with traffic already in the area.

• Would object to a cycle route connecting the site with Kirkpatrick Drive.

• Concerns regarding the potential impact apartments from Kirkpatrick Drive due to overlooking.

20. One of the above letters also raised concerns regarding the potential impact of the construction of the development upon students attending the Pens Meadow School and a separate letter has been received raising similar concerns. Conditions can be attached to restrict the hours of construction and adoption of considerate working practices.

OTHER CONSULTATION

21. Highway Engineer: No objections following receipt of an amended access design that would upgrade the existing access to modern day standards with improved visibility, improved junction radii and improvements to the existing access to The Wordsley School for pedestrians through the provision of footways to both sides of the carriageway.

22. Head of Environmental Health and Trading Standards: No adverse comments.

23. Head of Planning (Land Contamination Team): No objections subject to conditions to deal with any potential contaminated land on the site.

24. Environment Agency: No objections subject to conditions to protect the water environment from contamination.

6 25. Police: No objection following receipt of amended plans showing revisions to the means of access. Should the application be approved it is recommended that full Secured by Design (SBD) accreditation be sought for the whole site.

26. West Midlands Fire Service: No objection subject to the development including the provision of water supplies for fire fighting.

27. Canal and Rivers Trust: No objection.

28. Black Country Environment Forum: No objection in principle subject to the scheme protecting geological features that adjoin the development site and that enhancement opportunities are considered as part of the development.

RELEVANT PLANNING POLICY

National Planning Guidance (2012)

29. The National Planning Policy Framework (NPPF) sets out the Governments planning policies for and how these are expected to be applied. The NPPF is a material consideration in planning decisions, but does not change the statutory status of the development plan as the starting point for decision making. Proposed development that accords with an up-to-date Local Plan should be approved.

30. The NPPF advises that the purpose of the planning system is to contribute to the achievement of sustainable development meaning that:

• Development proposals should be approved that accord with the development plan without delay; and

• Where the development plan is absent, silent or relevant policies are out-of- date, granting permission unless:

7 - Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or - Specific policies in this Framework indicate development should be restricted.

31. The NPPF confirms at paragraph 17 a set of core land-use planning principles that should underpin decision making and this includes proactively driving and supporting sustainable economic development to deliver the homes, business and industrial units and infrastructure that the country needs.

32. Paragraphs 47-55 specifically relates to the delivery of housing with paragraphs 49 stating that housing applications should be considered in the context of the presumption in favour of sustainable development.

33. Paragraphs 186-187 of the NPPF state that with respect to decision making:

‘Local planning authorities should approach decision-taking in a positive way to foster the delivery of sustainable development. The relationship between decision- taking and plan-making should be seamless, translating plans into high quality development on the ground.

Local planning authorities should look for solutions rather than problems, and decision-takers at every level should seek to approve applications for sustainable development where possible. Local planning authorities should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area.’

• Planning Practice Guidance • The Community Infrastructure Levy Regulations 2010

Black Country Core Strategy (2011) • CSP1 The Growth Network • CSP4 Place Making

8 • CSP5 Transport Strategy • DEL1 Infrastructure Provision • HOU1 Delivering Sustainable Housing Growth • HOU2 Housing Density, Type and Accessibility • HOU3 Delivering Affordable Housing • TRAN2 Managing Transport Impacts of New Development • TRAN4 Creating Coherent Networks for Cycle and for Walking • TRAN5 Influencing the Demand for Travel and Travel Choices • ENV 1 Nature Conservation • ENV 5 Flood Risk, Sustainable Drainage Systems and Urban Heat Island • ENV 6 Open Space, Sport and Recreation • ENV 7 Renewable Energy • ENV 8 Air Quality

34. Saved Unitary Development Plan (2005) • DD10 Nature Conservation and Development • S01 Green Belt • S03 Access and Enhancement of Green Belt and Linear Open Space • NC1 Biodiversity • NC6 Wildlife Species • NC7 Geological Resource • NC9 Mature Trees • NC10 The Urban Forest • EP6 Light Pollution

35. Emerging Dudley Borough Development Strategy (Publication January 2016) Part Two – Regeneration Corridors and Site Allocations Site H11B.26 – Ridge Hill – Phasing 2016-2021

Supplementary Planning Guidance/Documents • New Housing Development SPD • Planning Obligations SPD

9 • Parking Standards SPD • Open Space, Sport and Recreation Provision SPD • Affordable Housing SPD • Nature Conservation SPD • Renewable Energy SPD • Design for Community Safety Supplementary Planning Guidance • Wordsley and Ridge Hill Hospital Sites: Development Brief (2005) • Strategic Housing Land Availability Assessment (2014/2015)

ASSESSMENT

36. The key issues are:- • Principle • Green Belt • Access/Highway implications • Flood Risk and Drainage • Nature Conservation • Archaeology and Geology • Trees • Renewable Energy • Illustrative Masterplan • Planning Obligations

Principle

37. In line with the NPPF, the Black Country Core Strategy’s (BCCS) overarching vision and strategy views the delivery of sufficient sustainable growth through creating sustainable communities and environmental transformation as being at the corner stone of the whole strategy along with the development of previously developed land. In terms of housing, the overarching aim of the spatial strategy is to concentrate large scale housing growth in locations within the regeneration corridors and close to the strategic centres.

10

38. The application site lies within the growth network (CSP1) falling within Regeneration Corridor 11b (Brierley Hill to Stourbridge Town Centre). The Strategic Centres and network of Regeneration Corridors are the focus of new development with Policy CSP1 envisaging the delivery of 35,000 new homes built on previously developed sites at modest densities that allows a range of house types. The particular focus for this regeneration corridor is for housing growth

39. The Ridge Hill site is identified within the Strategic Housing Land Availability Assessment (2014/2015) and forms an allocated housing site within the emerging Local Plan.

40. The redevelopment of the site for residential purposes would ensure the delivery of a significant number of dwellings on a previously developed site located within the growth network part of a regeneration corridor. The proposed development would contribute positively towards housing delivery supporting sustainable housing growth in a regeneration corridor in accordance with the NPPF, Policy CSP1 of the BCCS and the emerging Local Plan.

Green Belt

41. Paragraphs 87 and 89 of the NPPF confirms that the erection of new buildings within the Green Belt is inappropriate and would be harmful to the Green Belt and should not be approved except in very special circumstances unless it relates to:

‘...limited infilling or partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.’

42. The illustrative masterplan proposes the erection of 11 dwellings within the Green Belt utilising previously developed land. The indicative layout proposes the replacement of the former nursing home blocks with a small number of dwellings.

11 The dwellings would occupy a similar footprint to the built area of the existing buildings and would occupy a smaller development area. Whilst the principle is supported, some concerns are raised regarding the potential impact of the proposed form of the development upon the openness of the Green Belt with the introduction of rear garden fencing to distinguish between the plots and proposed dwellings backing onto the an existing Public Right of Way, which would raise community safety concerns. In essence, the principle of redeveloping the brownfield land within the Green Belt would be supported subject to the design at the reserved matters stage demonstrating an appropriate form of development that would preserve the openness of the Green Belt and which would not conflict with the purposes for including land within the Green Belt. This approach would be in accordance with the NPPF and saved Policy S01 of the Adopted Dudley Unitary Development Plan (2005).

Access/Highway implications

43. Notwithstanding concerns raised by objectors and West Midlands Police regarding the proposed access, the Highway Engineer is supportive of the proposed access and its ability to create a safe access for the proposed dwellings and existing development that is served off it. The proposed access would improve the operation and safety of the existing junction with improved carriageway width (7.3m), radii, visibility (2.4 x 59m) and provision of new footways and cycleways on a road that does not currently have formal pedestrian and cycle links along its primary access road. The scheme would include the provision of a new pedestrian and cycleway link connecting the site to Auckland Road, would improve the pedestrian link through the site to Watery Lane and would provide footways built to an adoptable standard to the site access. The access into the site does not currently have any footways and therefore the proposed development would significantly improve the safety of the site access. The revised access design would move the access further away from the stop line of the existing pedestrian crossing across Brierley Hill Road thereby also improving the safety of the junction. The Highway Authority did consider the potential relocation of this pedestrian crossing but has concluded that it is in the correct position to serve The Wordsley School and would not be used if it

12 was moved. In short, the Highway Engineer is satisfied that the proposed upgraded T-junction would not raise highway safety concerns and that the proposed access strategy would improve connections using sustainable modes through the wider site (pedestrian and cycle links).

44. The Transport Assessment (TA) has satisfactorily demonstrated that the projected vehicular travel demand associated with the proposed development can be accommodated on to the highway network with the up-graded site access operating sufficiently adjacent to the pedestrian crossing. The TA has demonstrated that there would be no issues in terms of the blocking of traffic at the junction and would not impact upon the operation of the pedestrian crossing. It is also acknowledged that whilst traffic demand at the signalised junction with the A491 High Street/B4180 Brierley Hill Road would remain high (as is currently the case), the TA has demonstrated that this junction would still operate within capacity once the development is completed and that the proposed development would only result in a minimal increase in queuing lengths in the morning and evening peak hour periods.

45. Only one public right of way crosses the overall site – running parallel with the stream and linking Watery Lane with the existing Ridge Hill access road – although there are several desire lines providing links to the High Acres estate, the valley and the ridge itself. The development would not affect these routes and the proposed development would provide a formal footway/cycle link from the site to Auckland Road secured by condition. Due to the sensitive designations associated with the Public Right of Way link to Watery Lane (Green Belt and SINC); a formalised footway/cycleway built to adoptable standards would not be appropriate. The application should seek to upgrade this existing footpath but in an appropriate surface and extent to be sympathetic to its setting secured by condition. The applicant did explore the potential of creating a footway/cycleway link from the site to connect with the Wordsley Hospital development within the north but due to the topography of the land and ownership constraints this option would not be deliverable. The scheme would improve existing pedestrian linkages between the site, Auckland Road and Watery Lane. The reserved matters should seek to deliver

13 continued improvements to pedestrian links particularly in providing a safe route to The Wordsley School.

46. In short, the proposed access into the site from Brierley Hill Road would provide significant improvements to the existing access into the site capable of accommodating the additional trips associated with the proposed development and providing improved pedestrian and cycle links along the primary access road. Conditions can be attached to the outline planning permission to ensure the delivery and provision of other improved pedestrian and cycle links as part of the detailed scheme. The strategic highway network has sufficient capacity to accommodate the trips associated with the proposed development. The proposed development would be in accordance with the NPPF, Policies CSP5, TRAN2, TRAN4 and TRAN5 of the BCCS.

Flood Risk and Drainage

47. The application has been supported by a Flood Risk Assessment and Drainage Strategy. The Lead Local Flood Authority has confirmed that the applicant has satisfactorily assessed the risk of flooding from main river and surface water and that the proposed development poses a low risk.

48. The existing access road to the former hospital crosses over a Local Authority controlled culverted watercourse across an earth bridge. The proposed development would increase the use of the access road by vehicles. It would be important that the future development does not have an adverse impact upon the culvert since this could result in an increased risk of flooding. A condition can be attached to the permission to require a survey/assessment of the culvert prior to the commencement of development.

49. In accordance with good practice and policy, the applicant is seeking to achieve Greenfield runoff rates from the redevelopment of this previously developed site. The Lead Local Flood Authority confirms that the Greenfield rates suggested could be achieved at the site. There has been historical watercourse flooding

14 downstream of the site and it is therefore important to establish what drainage arrangements were in place for the hospital. It is possible that the existing drainage system did not discharge to the watercourse. If this is the case then even Greenfield runoff from the new development could increase downstream flood risk.

50. The site comprises clay based materials with a very low permeability. In view of this, further consideration will need to be given to the proposed use of infiltration based techniques to deal with surface water runoff disposal. It is probable that this would be inappropriate across most of the site. Due to the location of the proposed development between two SINC/SLINC areas and the availability on site of areas of Public Open Space, attenuation pond solutions to attenuated runoff storage would be preferred over underground tanks.

51. The principle of the proposed development raises a low risk of potential flooding subject to the securing at the reserved matters stage a detailed drainage strategy and SUDs scheme that would prevent an increase in flooding downstream and result in appropriate measures for surface water runoff disposal. In this regard, the proposed development would be in accordance with the NPPF and Policy ENV5 of the BCCS.

Nature Conservation

52. The application has been supported by an extended Phase 1 Habitat Survey and additional detailed ecological reports relating to bats, water vole, invertebrates and reptiles and a report that considers the potential impacts of the development upon badgers. The application site is set within a natural and parkland setting characterised by mature woodland, grassland and a stream, which are protected by designations as SINC and SLINCs. The proposed development would result in the redevelopment of previously-developed land that is largely devoid of significant ecological value. The submitted reports demonstrate that the ecological value of the site relates largely to its boundaries of the site but with some important habitats for fauna being located centrally within the site.

15 53. The illustrative masterplan proposes only the development of the previously- developed land with the protection of the SINC and SLINC. It is expected that the reserved matters application retains this approach to the redevelopment of the site to retain the integrity of its landscape setting and ecological value. The reserved matters should include landscape and ecological wildlife links to the SLINC and SINC and to preserve and enhance the biodiversity potential of the site. This should include the retention of existing trees as part of a detailed layout.

54. There is evidence that the site is well used by badgers. There are not any main setts within the application site. The grassland and woodland within the site would be used for badger foraging and the site would be used for commuting by badgers. Depending on the nature of the development works in the vicinity of the setts, it is possible that badgers could be disturbed within the sett and/or the sett is damaged/obstructed by the proposed development works. The potential impacts to badgers include temporary, permanent, direct and indirect impacts such as disturbance to badgers, damage to setts, disruption to commuting routes, loss of foraging habitat, affects of increased traffic and public presence, noise and lighting.

55. It is important that the future development does not have an adverse impact upon the badger population and therefore prior to the commencement of development a full badger survey should be carried out at the site to determine the location of all setts and other evidence of badger, to provide an indication of foraging areas and commuting routes across the site. This would then inform impacts and mitigation required as part of a reserved matters application. A mitigation method statement report would need to be produced detailing measures to avoid/minimise adverse impacts to badger.

56. The proposed development would not have a detrimental impact upon the ecological status of the site and its wider environment due to the development being restricted to the redevelopment of previously developed land and where areas of nature conservation value lie on the boundaries of the site. The reserved matters would be expected to retain and enhance features of ecological value within the site and wider area (including trees) and to ensure that a structural landscaping scheme

16 enhances linkages with existing areas of ecological value within the site. Any potential impacts upon badgers can be dealt with by condition. The proposed development would be in accordance with the NPPF, Policy ENV1 of the BCCS and saved Policies NC1 and NC6 of the Adopted Dudley Unitary Development Plan (2005).

Archaeology and Geology

57. The site is bound by Wordsley Brook and Brierley Hill Road to the south, Cooknell Hill to the west, Auckland Road to the east, and the former Wordsley Hospital to the North. Cooknell Hill is a significant geological feature.

58. Topographically the site forms a plateau at the northern edge of the site towards the site of the former Wordsley Hospital. The site then generally falls on both sides towards the stream that runs through the centre of the site and the entire study area falls increasingly steeper towards the south boundary formed by the steep valley sides of Wordsley Brook. The site also rises significantly to the west to form Cooknell Hill, which is a prominent feature in the surrounding landscape.

59. The desk based archaeological report has assessed the likely extent, survival and significance of archaeological remains within the application site. This assessment has revealed a site with very little development on it until the mid to late 20th century. The only tangible evidence for development here prior to this was the existence of a brick kiln in the late 18th and early 19th-centuries, whilst earthworks on Cooknell Hill may be related to the Second World War period. The development of Ridge Hill Hospital in the study area in the late 1970s was the first major development in an area historically almost exclusively utilised as pastureland. This hospital development radically altered the landscape and topography of the study area, with plateaus being created for buildings, pools being drained, and a stream running through the site being culverted.

60. Archaeologically, there are two main zones of potential, the first of these is on the bank of the former Crag Pool and the presence of a brick kiln from the late 18th-

17 century. Both of these areas lie outside of the application site although the site of the former brick kiln adjoins the former Shousters House, which lies within the site. It is recommended that an archaeological watching brief is carried out. This can be secured by conditions.

61. Beyond the application site, there are a number of geological features of interest. This centres around the old quarry and the landform of the Cooknell Hill ridge. The proposed development site adjoins this area of conservation interest with a nominal boundary along the small southward flowing stream. The geological features at Ridge Hill are unique for Dudley and the Black Country as a whole. The old quarry presents the only exposure of the Bridgnorth Sandstone (aka the Dune Sandstone) of late Permian age in the Black Country and additionally shows the junction with the overlying Kidderminster Formation of Triassic age.

62. In addition, the ridge itself is an important landscape feature being a classic example of the landform associated with a major geological fault, in this case the western boundary fault. The faulting together with the hardness of the Triassic capping has produced the steep scarp side with a more gentle dip slope going to the west. The quarry and Cooknell Hill are on the eastern limb of the Stourbridge syncline with the western limb manifesting itself at Lawnswood Ridge west of Balmoral Road on the boundary with South Staffs. The Bridgnorth Sandstone is not seen on the Lawnswood ridge.

63. The proposed development would not impact upon or affect the geological or archaeological interest of the site. It would be reasonable to secure by condition the provision of interpretation panels within appropriate locations of the site outlying its geological significance. The proposed development would therefore be in accordance with the NPPF and saved Policy NC7 of the Adopted Dudley Unitary Development Plan (2005).

18 Trees

64. The proposed access would not have an adverse impact upon trees but may require some hedgerow removal to maintain the proposed visibility splays. This is considered acceptable subject to adequate replacement planting that can be secured by condition. In terms of the illustrative layout, there is insufficient information available to make any informed comments upon potential impacts upon trees and this will be considered an assessed at the reserved matters stage. The Design and Assessment Statement confirms that important trees would be retained within the proposed development, which due to the positive amenity and ecological benefits that this would have is supported and would be expected to be delivered as part of a detailed scheme. Tree protection conditions would also be attached to the outline planning permission. At this stage, the proposed development would be in accordance with saved Policies NC9 and NC10 of the Adopted Dudley Unitary Development Plan (2005).

Renewable Energy

65. Core Strategy Policy ENV7: Renewable Energy requires residential development of 10 dwellings or more and non-residential development of 1000m2 or more to secure at least 10% of their residual energy from renewable energy sources.

66. The recently adopted Renewable Energy SPD advises that the Council’s preference is for renewable energy provision to be provided on-site by developers and incorporated into individual developments. Subject to the imposition of a condition to secure the above measures the development would comply with BCCS Policy ENV7.

Illustrative Layout Plan

67. The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development and is indivisible from good planning and should contribute positively to making places better for people.

19 The Government is committed to protecting and enhancing the quality of the natural and historic environment. In terms of design, the NPPF advises that:

‘Planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings’.

68. BCCS policy HOU2 ‘Housing Density, Type and Accessibility’ sets out the objectives for density and types of new housing, promoting the need to achieve high quality design and minimise amenity impacts, taking into account the characteristics and mix of uses in the area where the proposal is located.

69. BCCS policies CSP4 ‘Place Making’, and ENV3 ‘Design Quality’ requires that all development demonstrates a clear understanding of character and demonstrates how proposals make a positive contribution to place-making and environmental improvement through high quality design. Policy ENV3 of the Core Strategy further advises that development proposals across the Black Country can deliver a successful urban renaissance through high quality design that stimulates economic, social and environmental benefits.

70. The Councils New Residential Development SPD (Revised 2013) is a useful tool in establishing a character led approach to new development based on identifiable context and characteristics. The general area shares characteristics of development in ‘inner and outer suburbs’, and therefore the development criteria of such would be used to assess whether proposals are designed within its context.

71. In November 2005 the Council in consultation with Dudley Group of Hospitals NHS Trust and Dudley South Primary Care Trust published a development brief for the Wordsley and Ridge Hill Hospital sites in order to provide more specific design guidance that would help prospective purchasers and developers in achieving best practice. The Brief was approved by the Council’s Development Control Committee on 7th November 2005 and adopted as supplementary planning guidance.

20 72. The main purpose of the Brief is to assist prospective developers to design the layout and mix of development as part of the preparation of their planning applications. Section 9 contains indicative layout plans that demonstrate how the principles set out in the Brief could be applied to achieve an appropriate form of development.

73. The objectives of the Brief are to ensure that new development:

• Fits into and complements the surrounding area of Wordsley. • Integrates with the established landscape setting and historic buildings safeguarding the distinctive character and local identity of Wordsley. • Creates a varied and attractive residential area. • Achieves innovative, high quality design and layout of new buildings and a scheme of high quality design and layout of new buildings and a scheme of high quality landscaping works. • Encourages early development of the sites in a comprehensive manner in one or more phases. • Creates a safe environment for all through good design practice.

74. A Design & Access Statement (DAS) and an illustrative masterplan accompany the application and give an indication of how the site could be developed.

75. The site is located within a valley and whilst it is surrounded by residential development. Due to topography and mature trees adjoining the sites boundaries it sits within a green and parkland setting. The DAS confirms that future development would need to be informed by this context, including the retention of dense woodland along the east and west of the site along with trees located within the middle of the site to ensure that the character of the site is retained.

76. The DAS demonstrates that the illustrative masterplan would result in a density of 48dph. The Wordsley Hospital site is developed at 35dph and the post war housing estate to the west of the site is built at densities between 27 and 35. The proposed

21 density could be considered a little high for the site having regard to its setting adjoining mature woodlands, informal public open space and Green Belt.

77. The DAS acknowledges the challenging topography of the site with the need for development to respect existing views and its landscape character. Indicative sections have been provided confirming that the proposed development would be two storeys with the potential for some larger scale development immediately adjoining The Ridge Hill Centre. This approach to scale would in principle work with the existing levels and site context. The site sections illustrative that the development would largely utilise the existing plateau for the erection of dwellings. Conditions would be attached to require details of existing and proposed levels at the reserved matters stage to ensure that the development would be of an appropriate scale and would not impact upon the character of the area.

78. The DAS sets out a number of development principles for the redevelopment of the site setting out the parameters for the delivery of active frontages, access and circulation, views, heights, materials and informal open space. The overall approach to the potential redevelopment of the site is supported with the DAS conforming with the previous scheme that was recommended for approval (P08/0158) and with the urban design guidance and the locations for development contained within the Brief.

79. The development principles set out within the DAS have then informed the development of the illustrative masterplan submitted in support of the application. This suggests a form of development for the site but has been derived with flexibility and acknowledging that a prospective developer would unlikely adhere to it in its entirety.

80. The illustrative masterplan suggests a scheme of 129 units consisting of 18 x 4 bedroom units, 23 x 3 bedroom units, 48 x 2 bedroom units and 40 x 2 bedroom flats. The illustrative masterplan has been revised to demonstrate how the site could be laid out to achieve a broader mix of type and size of house types that would not be appropriate for the character of the site and which would create a mixed community to meet the requirements of Policy HOU2 of the BCCS and the mix of

22 housing needed set out in sub Regional Strategic Housing Market Assessment (SHMA – 2014/2015).

81. The illustrative masterplan has been revised to reduce the potential provision and over-dominance of frontage parking with an increase in on plot parking to the side and some small courtyard parking areas. Whilst courtyard parking is not generally supported, if there are limited alternatives and only providing parking for a small number of units they can be appropriate. The revised illustrative masterplan is a significant improvement in spatial terms than the previous scheme with an improvement in plot layout and form and improvements in the way in which buildings turn corners and enclose each perimeter block.

82. The reserved matters would need to ensure that an appropriate density and mix of house types were delivered whilst ensuring that the development is not parking dominated to implement a scheme that is appropriate for its setting and able to create a sense of place.

Planning Obligations

83. Policy DEL1 (Infrastructure Provision) of the BCCS requires all new developments to be supported by sufficient on and off-site infrastructure to serve the development, mitigate its impact on the environment, and ensure that the development is sustainable and contributes to the proper planning of the wider area.

84. In determining the required planning obligations on this specific application the following three tests as set out in the Community Infrastructure Levy (CIL) Regulations, in particular Regulation 122, have been applied to ensure that the application is treated on its own merits:

(a) necessary to make the development acceptable in planning terms; b) directly related to the development; c) fairly and reasonably related in scale and kind to the development.

23 85. Following consideration of the above tests and the submission and assessment of viability information, the following planning obligations would be viable based on a scheme providing up to 129 dwellings:

• 21% Affordable Housing based on 60:40 split (social rented/shared equity). This would equate to 27 dwellings based on the illustrative masterplan for 129 dwellings. The final percentage, split in tenure and mix of dwellings would be agreed at the reserved matters stage. (On-site secured by S106).

On-Site Provision (to be secured by condition)

Nature Conservation Mitigation and Enhancement

86. The provision of nature conservation enhancement works within the application site and the provision of a scheme for the enhancement, long term management and maintenance of the river corridor, Cooknell Hill, Site of Importance for Nature Conservation and the Site of Local Importance for Nature Conservation.

Provision of two Interpretation Panels setting out the historical importance of the site

87. As started above the site lies within an area of significant historical, geological and archaeological importance. The panels would inform the historical importance of the site. The condition would require the provision of two on site interpretation panels.

Economic and Community Strategy

88. This obligation is a two way process which requires best endeavours on the part of developers and employers to source where possible local materials and advertise jobs locally. However, the Council is able through its urban regeneration arm to assist with training and placements as well. This overall approach conforms with the Dudley Community Strategy of jobs and prosperity.

24 89. This development complies with the requirements of Policy DEL1 of the BCCS and the Planning Obligations SPD.

Financial Material Considerations

90. Clause (124) of the Localism Act states that: Local planning authorities are to have regard to material considerations in dealing with applications including any local finance considerations, so far as material to the application. A ‘local finance consideration’ may be taken to cover the payment of New Homes Bonus, or sums that a relevant authority has received, or will or could receive, in payment of the Community Infrastructure Levy (CIL).

91. The clause does not change the law in any way. It is not a new basis for planning policy and it remains unlawful for planning permissions to be ‘bought’.

92. This proposal would provide up to 129 houses generating a New Homes Bonus grant of 129 times the national average council tax for the relevant bands.

93. The proposal is liable for CIL but the site falls within Zone 1 which has a £0 rate thus no CIL charge is required . CONCLUSION

94. The redevelopment of the site for residential purposes would ensure the delivery of a significant number of dwellings on a previously developed site located within the growth network forming part of a regeneration corridor. The proposed development would positively contribute towards the delivery of new housing supporting sustainable housing growth.

95. The proposed access into the site from Brierley Hill Road would provide significant improvements to the existing access into the site capable of accommodating the additional trips associated with the proposed development and providing improved pedestrian and cycle links along the primary access road. The strategic highway

25 network has sufficient capacity to accommodate the trips associated with the proposed development.

96. The proposed development would not have a detrimental impact upon the ecological status of the site and its wider environment due to the development being restricted to the redevelopment of previously developed land and where areas of nature conservation value lie on the boundaries of the site. The reserved matters would be expected to retain features of ecological value within the site and trees and to ensure that a structural landscaping scheme enhances linkages with existing areas of ecological value.

97. The proposed development would not have a detrimental impact upon archaeology or geology. The reserved matters would need to ensure the retention of trees for both their amenity and ecological value.

98. The development principles set out in the DAS demonstrate that an appropriate form of development could be implemented that has regard to the development brief and good urban design principles subject to delivering an appropriate density and sufficient off street parking provision.

RECOMMENDATION

99. It is recommended that the application be APPROVED subject to:

a) The applicant entering into a Section 106 Agreement for contributions towards ; • Provision of 21% affordable housing units based on the scheme for 129 dwellings shown on the illustrative masterplan (exact number, location, type and tenure to be calculated/agreed at the relevant reserved matters stage), • A contribution towards the financial management and monitoring of the legal agreement. • A contribution to cover the Council’s Legal Fees for work in drawing up the S106 Agreement

26 100. The above will be subject to meeting the necessary legal tests (such as the CIL Regulations), with delegated powers to the Director of Place in consultation with the Chair of Development Control Committee to make minor amendments to the proposed contributions as necessary.

b) The completion of the Agreement by 31st May 2016 and, in the event of this not happening, the application being refused if appropriate.

c) The following conditions, with delegated powers to the Director of Place to make amendments to these as necessary;

Conditions and/or reasons:

1. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved. 2. Approval of the details of appearance, layout, scale and landscaping of the site (hereinafter called 'the reserved matters') shall be obtained from the Local Planning Authority before any development is begun. 3. The development hereby permitted shall be carried out in accordance with the following approved plans: Drawing no. 03/12 Rev F and Drawing no. 03/200 prepared by Create Consulting Engineers Ltd. 4. No development shall commence until a phasing plan in respect of the development has been submitted to and agreed in writing by the Local Planning Authority. The development shall be implemented in accordance with the phasing plan unless otherwise varied with the written agreement of the Local Planning Authority. 5. No development shall commence until an Economic and Community Development Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement shall address as a minimum, measures to increase the number of jobs open to local people available on the site and the development of initiatives that support activities to upskill local unemployed people of working age so as to support them into sustained employment as outlined in the Council's Planning Obligations Supplementary Planning Document. The development shall be implemented in accordance with the approved Statement and retained in accordance with the Statement for the lifetime of the development. 6. No development shall commence until details of the design, size, location, artwork and text for two interpretation panels have been submitted to and approved in writing by the Local Planning Authority. The Interpretation Panel

27 shall thereafter be installed in accordance with the approved details prior to the first occupation of the development and shall be maintained for the life of the development. 7. No development shall commence until details for the provision of external electric vehicle charging point(s) have been submitted to and approved in writing by the Local Planning Authority. The Electric Charging point(s) shall thereafter be provided in accordance with the approved details prior to first occupation of the development and be maintained for the life of the development. 8. No development shall commence until details of nature conservation enhancement works have been submitted to and approved in writing by the Local Planning Authority. The nature conservation enhancement works shall thereafter be provided in accordance with the approved details prior to first occupation of the development and be maintained for the life of the development. 9. No development shall take place until a scheme for the enhancement, long term management and maintenance of the river corridor, Cooknell Hill, Site of Importance for Nature Conservation and the Site of Local Importance for Nature Conservation has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be completed in accordance with the approved plans. 10. Prior to the commencement of development, details of the existing and proposed levels of the site (including finished floor levels), which should be related to those of adjoining land and highways, shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved levels. 11. Prior to the commencement of development, details of the types, sizes and locations of the boundary treatments around the site and between the proposed plots shall be submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be carried out in complete accordance with the approved details prior to the occupation of the dwellings hereby approved and thereafter retained for the lifetime of the development unless otherwise agreed in writing with the Local Planning Authority. 12. Development shall not begin until details of plans and sections of the lines, widths, levels, gradients and form of construction of service/access roads and drainage systems have been submitted to and approved by the Local Planning Authority. 13. Prior to the commencement of development, details shall be submitted to and approved in writing of a detailed plan of the improvements to the access road and its junction with Brierley Hill Road and of the proposed shared space valley crossing as shown on Drawing no. 03/012 Rev F and 03/020 prepared by Create Consulting Engineers Ltd. The scheme shall be implemented in accordance with the approved details and retained for the lifetime of the development. 14. The reserved matters application shall include detailed plans (design, management and maintenance) for the provision of a footpath/cycleway link connecting the application site with Auckland Road. The scheme shall be completed in accordance with the approved details and retained for the lifetime of the development. 15. The reserved matters application shall include detailed plans of improvements to the existing footpath that connects the site to Watery Lane. Following approval

28 of the footpath improvements the scheme shall be implemented in accordance with the approved details and retained for the lifetime of the development. 16. The reserved matters application shall include the provision of safe routes to school. The scheme shall be implemented in accordance with the approved details and retained for the lifetime of the development. 17. The reserved matters application shall be supported by a detailed survey/assessment of the potential impacts of the access road that crosses over a culverted watercourse to ensure its structural stability and longevity. The survey shall include details of any remediation measures that are required to protect the operation of the culverted watercourse. The remediation measures shall be implemented prior to the commencement of development and retained for the lifetime of the development. 18. No development shall take place until a detailed drainage scheme and an associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall include a 30% allowance for climate change, a 10% allowance for urban creep, water quality improvement opportunities, ecological improvement opportunities and information on surface water outfall and/or discharge points along with consents and restricted rates from Severn Trent Water. The approved drainage scheme shall be implemented in accordance with the approved detailed design prior to the use of the building commencing. 19. No building or use hereby permitted shall be occupied or the use commenced until the SuDS scheme for this site as approved by condition 18 has been completed in accordance with the submitted details. The SuDS scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan. 20. The reserved matters application shall include a scheme for rainwater harvesting including storage and reuse. The application shall be implemented in accordance with the approved details and retained for the lifetime of the development. 21. Prior to the commencement of development, a detailed drainage layout must be submitted to and approved in writing by the Local Planning Authority indicating sewers to be adopted by Severn Trent Water and showing areas for proposed 1 in 30 yr & 1 in 100yr storage. The scheme shall be implemented in accordance with the approved details and retained for the lifetime of the development. 22. No development approved by this permission shall be commenced until a scheme to deal with contamination of land (including ground gases and vapours) in accordance with CLR11 and current industry standards has been submitted to and approved by the Local Planning Authority (LPA). Furthermore, no part of the development shall be occupied until the LPA has been satisfied that the agreed scheme has been fully implemented and completed.

The scheme shall include all of the following measures unless the Local Planning Authority dispenses with any such requirement specifically in writing:

i) A desk-top study to formulate a conceptual model of the site. The requirements of the LPA shall be fully established before the desk-study is commenced;

29

ii) Once the desk study has been approved by the LPA, a site investigation shall be carried out to identify and evaluate all potential sources and impacts of identified contamination in accordance with the conceptual model. The findings of site investigation shall be presented in report format for approval by the LPA and shall include a risk-based interpretation of any identified contaminants in line with UK guidance;

iii) Following the approval of both desk-top study and site investigation reports, a written remediation scheme and method statement (the contamination proposals) shall be agreed in writing with the LPA prior to commencement. The contamination proposals shall include provisions for validation monitoring and sampling, including a scheme and criteria for both the use of imported materials and reuse of site-won materials, and be retained throughout the lifetime of the development.

iv) The contamination proposals shall be implemented in full and no deviation shall be made from the contamination proposals without the express written permission of the LPA.

v) If during development works any contamination should be encountered which was not previously identified or is derived from a different source and/or of a different type to those considered under the contamination proposals then the LPA should be notified immediately and remediation proposals formulated/amended for consideration.

vi) If during development work, contaminants are found in areas previously expected to be acceptable, then the LPA should be notified immediately and remediation proposals formulated/amended for consideration.

vii) A completion report confirming the objectives, methods, results and conclusions and demonstrating that the contamination proposals have been fully implemented and completed shall be submitted to the LPA for approval. 23. No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:

1. A preliminary risk assessment which has identified: • all previous uses • potential contaminants associated with those uses • a conceptual model of the site indicating sources, pathways and receptors • potentially unacceptable risks arising from contamination at the site.

2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy

30 giving full details of the remediation measures required and how they are to be undertaken.

4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the Local Planning Authority. The scheme shall be implemented as approved. 24. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a 'long-term monitoring and maintenance plan') for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved. 25. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with. 26. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. 27. Infiltration systems should only be used where it can be demonstrated that they will not pose a risk to groundwater quality. A scheme for surface water disposal needs to be submitted to and approved by the Local Planning Authority. The scheme shall be implemented as approved. 28. No works should commence, or continue, if the most recent protected species surveys and assessments are over 4 years old. These surveys and assessments must be of, or above, the standard detailed within the Nature Conservation SPD. They must include the whole of the site and be carried out by an experienced and qualified ecological consultant and integrated into a site mitigation plan. All of these must be submitted to and approved in writing by the Council before any works commence (or continue). All works must be carried out in accordance to the approved plan. 29. Any outside lighting should conform to the Bat Conservation Trust and Institute for Lighting Engineers' guidance `Bats and lighting in the UK'. It should be close to the ground and directed downwards. It should be activated by a timed sensor with a low movement sensitivity, so as not to be triggered by wildlife. A plan detailing outside lighting will be submitted and approved in writing by the Council

31 before any works proceed. All works must be carried out in accordance to the approved plan. 30. The reserved matters application shall include the mitigation, compensation and enhancement measures for bats as set out in the Bat Activity Survey Report and Bat Scoping Survey and Bat Dusk Emergence Survey Reports prepared by Udall-Martin Associates Ltd dated November 2014. The scheme shall be implemented in accordance with the approved details and retained for the lifetime of the development. 31. Prior to the submission of a reserved matters application a full badger survey shall be carried out at the site to determine the location of all setts and other evidence of badger, to provide an indication of foraging areas and commuting routes across the site. The reserved matters application shall be submitted in a form that considers the full impacts to badgers including the provision of mitigation if required. The reserved matters application shall be submitted with a mitigation method statement report detailing measures to avoid/minimise any adverse impacts to badgers. The scheme shall be implemented in accordance with the mitigation method statement and retained for the lifetime of the development. 32. No works of construction, levels changes, regarding or other site clearance or infrastructure works involving ground disturbance shall begin until the developer has secured the implementation of a programme of archaeological and geological work in accordance with a written scheme of investigation which has first been submitted to an approved in writing by the Local Planning Authority. Such archaeological and geological work shall comprise a suitably targeted watching brief with appropriate provision for archaeological and geological investigation and recording and including subsequent analysis, reporting and archiving. 33. Before the development hereby permitted is begun a scheme for generating 10% (or a higher percentage) of the predicted energy requirement of the development from on-site renewable sources shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented before the development is first occupied and thereafter be maintained so that it provides the required level of generation. 34. No development of any phase shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include details of the future maintenance and management for all landscape areas, other than privately owned domestic gardens. The scheme shall be implemented in accordance with the approved landscaping scheme and associated maintenance and management plan. The approved landscaping scheme shall be finished not later than the first planting season following completion of the relevant phase of that development. 35. Any tree or shrub which forms part of the approved landscaping scheme which within a period of five years from planting fails to become established, becomes seriously damaged or diseased, dies or for any reason is removed shall be replaced in the next planting season by a tree or shrub of a species, size and maturity to be approved by the Local Planning Authority. 36. No development shall take place until there has been submitted, and approved in writing by the Local Planning Authority details of the tree protection measures

32 on site. The agreed tree protection measures shall be erected / installed prior to the commencement of the development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening, or any operations involving the use of motorised vehicles or construction machinery), and shall not be taken down moved or amended in any way without prior written approval of the Local Planning Authority. The tree protection details shall include:

a. A plan showing the location and identification (with reference to a survey schedule if necessary) of all trees on, or directly adjacent to the development site, that are to be retained during construction. These trees are to be marked with a continuous outline.

b. A plan showing the location and identification (with reference to a survey schedule if necessary) of all the trees on, or directly adjacent to the development site that are to be removed prior to, or during development. These trees are to be marked with a dashed outline.

c. A plan showing the extent of the Root Protection Area, which is to be protected by physical barriers during development. The extent of the area that is to be protected will be calculated in accordance with Clause 4.6 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations'.

d. Design details of the proposed protective barriers and ground protection to be erected around the trees during development. Any protection barriers should be designed and constructed in accordance with the provisions set out in section 6.2 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations'. 37. No development or other operations shall commence on site or in connection with the development hereby approved, (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening, or any operations involving the use of motorised vehicles or construction machinery) until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning authority. No development or other operations shall take place except in complete accordance with the approved Method Statement. Such method statement shall include full detail of the following: • Implementation, supervision and monitoring of the approved Tree Protection Plan. • Implementation, supervision and monitoring of the approved Treework Specification. • Implementation, supervision and monitoring of all approved construction works within any area designated as being fenced off or otherwise protected in the approved Tree Protection Plan. • Timing and phasing of arboricultural works in relation to the approved development. 38. No development or other operations shall commence on site or in connection with the development hereby approved, (including any tree felling, tree pruning,

33 demolition works, soil moving, temporary access construction and or widening, or any operations involving the use of motorised vehicles or construction machinery) until a detailed tree felling / pruning specification has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall commence on site until the approved tree felling and pruning works have been completed. All tree felling and pruning shall be carried out in full accordance with the approved specification and the requirements of British Standard 3998 (2010) Recommendations for Tree Work. 39. All excavations to be undertaken within the Root Protection Area (as defined by Clause 4.6 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations') of any existing trees on site shall be undertaken in accordance with NJUG Guidelines for the Planning, Installation and Maintenance of Utility Apparatus in Proximity to Trees (NJUG Volume 4). 40. No development or other operations shall commence on site in connection with the development hereby approved, (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening, or any operations involving the use of motorised vehicles or construction machinery) until a detailed service (gas, electricity and telecoms) and foul and surface water drainage layout has been submitted to and approved in writing by the Local Planning Authority. Such layout shall provide for the long term retention of the trees. No development or other operations shall take place except in complete accordance with the approved service/drainage layout. 41. No development shall take place until there has been submitted to and approved in writing by the local planning authority technical details of any proposed pathway / hard surfacing / driveway / parking area within the Root Protection Area (as defined by Clause 4.6 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations')of any existing tree situated on or off the site. The details of the vehicular access and parking areas shall include existing and proposed ground levels, materials to be used and the relative time of construction within the whole development and must be in accordance with appropriate guidelines, namely Clause 7.4 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations' and Arboricultural Advisory & Information Service Practice Note 'Driveways Close to Trees' (1996). Any driveway / parking areas within the Root Protection Area of existing trees must be constructed using ‘no-dig’ techniques incorporating appropriate surfaces to avoid damage to trees and to prevent any potential direct or indirect damage caused by trees. 42. No development of any phase shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority that specifies the provision to be made for dust mitigation measures and the control of noise emanating from the site during the period of construction of the development. The approved measures shall be implemented throughout the construction period. 43. During the period of construction of any phase of the development which abuts any occupied dwelling, The Penns Meadow School, Meadows Rise, Brook Mead or Badger Court, no construction work shall take place outside the hours of 0730 - 1900 hrs Monday to Friday or 0730 - 1330 hrs on Saturdays or at any time on

34 Sundays, Bank or Public Holidays.Adopted Highway The remaining vehicular access between Brierley Hill Road and Ridge Hill is an unadopted highway which provides access to various uses in Ridge Hill, Badger Court and The Wordsley School. Future development will need to identify if the road is going to be offered for adoption as highway maintainable at public expense. If the road is to be adopted this would require significant modifications to its layout and construction and commuted sums may be required for future maintenance. 44. West Midlands Fire Service Suitable water supplies for fire fighting should be provided. This shall be subject to consultation with West Midlands Fire Service once a Water Scheme plan has been produced and approved by the relevant Water Company. Water supplies for fire fighting should be in accordance with 'National Guidance Document on the Provision for Fire Fighting' published by Local Government Association and Water UK. For further information please contact the Water Office on telephone number 0121 380 6403. 45. Environment Agency The applicant / developer should refer to the Environment Agency's 'Groundwater Protection: Policy and Practice' (GP3) document, available from our website: https://www.gov.uk/government/publications/groundwater- protection- principles-and-practice-gp3 This sets out our position on a wide range of activities and developments, including land contamination and drainage. 46. West Midlands Police Should this application be approved, it should seek Secured by Design (SBD) accreditation. A guide, new homes 2014 is available from www.securedbydesign.com 47. It should be noted that Drawing No. (08) 001 Rev H prepared by Lathams is submitted on an illustrative basis only and does not form part of this planning permission.

35 e v i r D k c i r t a p k r i K

NORTH

© This drawing and the building works depicted are the copyright of the Architect and may not be reproduced except with written consent. Figured dimensions only are to be taken from this drawing. All contractors must visit the site and be responsible for taking and checking all dimensions relative to their work. Lathams are to be advised of any variation between drawings and site conditions.

Do not scale off drawings. All dimensions to be checked on site.

Ashdown Drive

A

u c Site Boundary k

l a

n NHS Land Ownership Boundary

d

R o a

e v i r D e n o t s d i a M d

Rev D 14.09.15 PS Road names Rev C 11.09.15 PS Ownership Boundary Rev B 08.01.15 PS Ownership Boundary

Rev Date Comments Drawn

STATUS Status

St. Michael's, Queen Street ,Derby DE1 3SU T: 01332 365777 F: 01332 290314 70 Cowcross Street, London EC1M 6EJ T: 020 7490 0672 E: [email protected] www.lathamarchitects.co.uk Chartered Architects Urban Designers Landscape Architects Town Planners Historic Building & Conservation Advisors

PROJECT Ridge Hill Hospital Residential Development

CLIENT DTZ

TITLE Rev. Drawn Comments Site as Existing Status 1:1000

St.Michael's, Queen Street, Derby DE1 3SU Watery Lane T: 01332 365777 F: 01332 290314 Brierley Hill Road 70 Cowcross St,London EC1M 6EJ T: 020 7490 0672 E:[email protected] www.lathamarchitects.co.uk DRAWN CHECKED Chartered Architects Urban Designers PS JP Town Planners Landscape Architects NUMBER REVISION Historic Building & Conservation Advisors 6906(08)002 D ORIGINAL SIZE PROJECT SCALE DATE Ridge Hill 1/1250 @ A1 Oct 2014 CLIENT A1

HIGH STREET TITLE 36 Base Map

DRAWN CHECKED KEY

Development Boundary

Existing Public Right of Way

E

x i s t i n g

P u b l i c

R i g h t o f W a y

ay f W t o gh Ri ic bl Pu ing ist Ex

GTP

Jan 2016

37 NOTES:

1. NEW SITE ACCESS ROAD PROPOSED TO BE UP TO 7.3M WIDE WITH FOOTWAYS/VERGES.

2. DRAWING IS BASED ON TOPOGRAPHIC SURVEY (DATED 08.04.2003) AND BACKGROUND OS MAPPING - BOTH PROVIDED BY THE CLIENT.

3. ALL MEASUREMENTS ARE IN METRES.

4. PRELIMINARY ARRANGEMENT AS SHOWN DOES NOT TAKE INTO ACCOUNT ANY POTENTIAL STATUTORY UNDERTAKER'S DIVERSIONS (TO BE ADDRESSED AT DETAILED DESIGN STAGE).

59m x 2.4m VISIBILITY SPLAY (1.0m offset)

59m x 2.4m VISIBILITY SPLAY (1.0m offset)

59m x 2.4m VISIBILITY SPLAY (1.0m offset) PROJECT DATE DRAWING STATUS RIDGE HILL 09.01.15 INFORMATION STOURBRIDGE SCALE(S) DESIGNED DRAWN MDA MDA F 16.12.15 INCLUDE FURTHER ANNOTATION/SHADING MDA AF DRAWING TITLE 1:500 CHECKED APPROVED E 11.12.15 UPDATED IN RESPECT OF FURTHER DMBC COMMENTS MDA AF BRIERLEY HILL ROAD ACCESS ET ET

D 10.12.15 REALIGN JUNCTION MDA AF SIMPLE T-JUNCTION UPGRADE JOB No ORIGINAL SHEET SIZE - A2 Landscape C 07.12.15 ADJUST IN RESPECT OF DMBC LATEST COMMENTS V2 MDA AF 654 B 07.12.15 ADJUST IN RESPECT OF DMBC LATEST COMMENTS MDA AF CLIENT DRAWING No REVISION A 05.02.15 AJDUST VISIBILTY SPLAYS MDA ET NHS PROPERTY SERVICES 03/012 F REV DATE AMENDMENT DETAILS DRAWN APPROVED DO NOT SCALE

38