BILSTON URBAN VILLAGE Wolverhampton

Bilston High Street Link Development Brief

December 2009

BILSTON URBAN VILLAGE

Wolverhampton

Bilston High Street Link Development Brief

Adopted as a Supplementary Planning Document on

January 29th 2010

Wolverhampton City Council BILSTON URBAN VILLAGE - WOLVERHAMPTON ContentsHeading

Page

1 Introduction 1 2 Policy Context 5 3 Background and Context 9 4 The Site and its Surroundings 10 5 Historical Development 12 6 Archaeological Implications 15 7 Form of the Development 16 8 Transportation, Access and Parking 18 9 Sustainability 19 10 Ground Conditions 20 11 Sustainability Matrix 21 12 Plans 25 13 Who to Contact 30 14 Appendix A 31

BILSTON URBAN VILLAGE - WOLVERHAMPTON 1 Introduction

The purpose of this development brief is to direction, across the Black Country Route and outline the objectives of the city council and between the proposed new Bilston Leisure Advantage West Midlands in bringing forward Centre and the Primary and Community Care the site shown on Plan 1 (page 25) which will Centre. Both buildings will have their main form the northern end of the High Street link. entrances off the boulevard. This link will form a prestigious pedestrian route between the proposed Urban Village Uses of the ground floor of the two new-build development south of the Black Country Route blocks will need to provide active frontages and and the heart of the Town Centre to support will fall within the following Use Classes (as and enhance the economic vitality of the main defined in the Town and Country Planning (Use retail and commercial centre. The brief is also Classes) Order 1987 and its subsequent intended to set out the form of development amendments): A1, A2 and A3 with either required, identify any constraints and generally residential or office accommodation on first and ensure that the proposals are deliverable. The second floors. document shall be used both as a planning and marketing tool. Parts of the site are currently (December 2009) occupied by buildings (details of which are set The site in its current form is shown in figure 1 out in section 4) and the council, at a meeting (page 2) and this shows clearly a number of of Cabinet on December 5th 2007, resolved to issues, particularly in relation to poor quality proceed to the making of a compulsory views and indirect access. In contrast, the purchase order, in the event that the land proposals shown in figure 2 (page 3) cannot be acquired by voluntary agreement, demonstrate how the proposed form of to acquire private interests in the buildings and development, expanded on in section 7, areas of the site where ownership is currently successfully deals with these problems and unknown. provides redevelopment opportunities which will assist in the successful regeneration of the Furthermore, the production of this brief is Town Centre. intended to demonstrate, should the need arise by way of a Public Inquiry, that there is no The aim of the council is to bring forward the planning impediment to the development and conditions to create a high quality sustainable that the acquisition of private interests within development which is both safe and pleasant the site is unquestionably in the public interest. for communities to use and where residents, employees and visitors can enjoy an improved As such, the Supplementary Planning quality of life and economic opportunities. Document is intended to support the case the council is making to the Secretary of State that In brief, the proposals involve the acquisition there is a compelling case for the confirmation and demolition of a block of High Street of the compulsory purchase order. Indeed, this properties and the construction of two new document will form the basis of the council’s buildings built approximately at right angles to Statement of Reasons to support the the High Street fronting onto a high quality compulsory purchase order process. pedestrian route. This route leads in a southerly

1 BILSTON URBAN VILLAGE - WOLVERHAMPTON Introduction

Figure 1: Existing constraints

BILSTON URBAN VILLAGE - WOLVERHAMPTON 2 Introduction

Figure 2: Proposed form of development (schematic)

3 BILSTON URBAN VILLAGE - WOLVERHAMPTON Introduction

The site is already covered by the existing The principal reasons for preparing a outline planning consent (05/1892) which Development Brief for this site are therefore: Planning Committee resolved to grant on March 14 2006 and which is subject only to the • To set out in an unambiguous way the signing of the s106 Agreement, this having vision for the site. been delayed by the selection of a lead • To identify the principal opportunities and developer for the Urban Village. The resolution constraints which exist. to grant consent is attached as Appendix A of this document. • To provide information regarding the potential uses which would be appropriate. The land required for the development of the • To give information on existing ownerships, wider urban village site is now within the uses and other rights affecting the site. ownership of either the council or Advantage West Midlands and a legal agreement is in place • To provide an overall context for the between these two organisations governing the development site including potential future delivery of the project. This follows the phases. confirmation of a previous compulsory purchase • To demonstrate that there are no order which principally covered areas of the site substantive planning impediments to used for scrapyards development and to demonstrate that and other parcels of land in unknown the development will contribute to the ownership. promotion or improvement of the economic, social or environmental The council and Advantage West Midlands well-being of the area. have now selected a lead developer for the main Urban Village development, Places for People Ltd.

For the avoidance of doubt, the lead developer will be responsible for the delivery of the site marked “Lead Developer”, the public sector for the delivery of the sites marked as “Plot A” and BSF (Building Schools for the Future) and a developer, yet to be appointed, will build out the site which is the subject of this brief, marked on the plan as “Plot P” (i.e. the High Street Link), all shown on Plan 2 (page 26).

BILSTON URBAN VILLAGE - WOLVERHAMPTON 4 2 Policy Context

The council is of the view that the proposals In terms of PPS6 the proposals are in contained within this draft development brief accordance with the general presumption that are entirely consistent with national, regional growth and change within existing centres and local planning policy. should be accommodated by more efficient use of land and buildings (PPS6 2.4) National Planning Policy Furthermore, this should be achieved by policies At a national level the Government’s Planning which encourage well designed, Policy Statement 1 (PPS1) “Delivering and, where appropriate, higher-density, Sustainable Development”, Planning Policy multi-storey development within and around Statement 6 (PPS6) “Planning for Town existing centres, including the promotion of Centres” and Planning Policy Guidance 13 mixed-use development and mixed use areas (PPG13) “Transport” are considered to be the and that residential or office development most relevant. should be encouraged as appropriate uses above ground floor retail…within centres. PPS1 states that local authorities have a role (PPS6 2.20/2.21) (under the Planning and Compulsory Purchase Act 2004) in facilitating and promoting the This development brief is part of a series of pro- implementation of good quality active measures to bring about positive change development and that planning is a tool for within the existing Bilston Town Centre. It is local authorities to use in establishing and entirely consistent with the approach advocated taking forward the vision for their areas. which encourages local authorities to consider the scope for effective site assembly using The proposals contained in this development their compulsory purchase powers, to ensure brief aim to ensure the delivery of a scheme that suitable sites within or on the edge-of- which is in accordance with the general centres are brought forward for approach and principles of sustainable development, including sites that are under development. In particular, it has the aim of utilised, such as car parks and single storey promoting urban regeneration to improve the buildings, which could be redeveloped for well being of communities, improve facilities, multistorey, mixed-use development. (PPS6 promote high quality and safe development 2.52) and create new opportunities for the people living in those communities. Policies should promote mixed use developments for locations that allow the creation of linkages between different uses and can thereby create more vibrant places (PPS1 27(ii))

5 BILSTON URBAN VILLAGE - WOLVERHAMPTON Policy Context

The proposals contained within this draft Specifically, the document looks forward to a development brief are also entirely in region where accordance with PPG13 Transport. The guidance refers to actively managing the Urban renaissance is successfully being pattern of urban growth to make the fullest achieved; use of public transport, and focus major and generators of travel demand in city, town and district centres. (PPG13 6.1) Which is recognised for its distinctive, high quality natural and built environment. Under “Key Sites” the guidance states that: Local authorities should seek to make In Chapter 4 of the RSS, Urban Renaissance, maximum use of the most accessible sites, the document sets out many policies which are such as those in town centres and others direct relevance to the proposals within the which are, or will be, close to major transport Urban Village generally and the High Street link interchanges. These opportunities may be in particular. scarce. They should be proactive in promoting intensive development in these Policy UR3 of the RSS includes provision for: areas and on such sites. They should develop • Developing strategies to maintain and a clear vision for development of these areas, enhance the underpinning role of all prepare site briefs and, where appropriate, urban centres to serve their local consider using compulsory purchase powers communities in terms of retail provision, to bring development forward. access to services and cultural/leisure facilities. Regional Planning Policy • Identifying and creating opportunities Now enshrined in the Regional Spatial Strategy for development, particularly for (RSS), the primary objective of regional business, retail, leisure, tourism, cultural, planning policy is to contribute to the educational and other services which are sustainable development of the region. accessible to all. The overall vision for the West Midlands is: • Adopting strategies to encourage more One of an economically successful, outward people to live in or close to centres looking and adaptable region, which is rich through the reuse of sites, development in culture and environment, where all of mixed use schemes, the conversion of people, working together, are able to meet property and initiatives such as ‘living their aspirations and needs without over the shop’. prejudicing the quality of life of future generations. (RSS; Chapter 2 Towards a More • Ensuring the highest standards of design Sustainable Region) are adopted, and building on the existing character and identity of centres.

BILSTON URBAN VILLAGE - WOLVERHAMPTON 6 Policy Context

In terms of the Black Country sub-region the 7. Quality of frontages varies primary objective is to stem population loss considerably through the centre. from the major urban areas by bringing about a transformation of the existing area and by 8. The environment of parts of the increasing the range, type and quality of centre suffers from a lack of residential development and associated investment. employment, educational, cultural and leisure opportunities. 16.1.3 The Urban Village will be close enough to the Town Centre for Bilston Urban Village is very much about finding there to be close integration ways to achieve these objectives and the High between the two, and with Street link is a vital component of this agenda. improved linkages to surrounding communities, for the additional catchments of residents and business Local Planning Policy employees to bring major commercial benefits to the The brief is entirely in accordance with the Town Centre. adopted Unitary Development Plan of the council. Local Development Framework The Bilston Town Centre chapter, in particular, anticipates the need to provide for a strong link All relevant policies within the UDP are carried between the existing retail centre and the forward into the LDF. Urban Village development. The following extracts are of relevance: The Bilston Area Action Plan continues to place emphasis on supporting development focussed 16.1.2 The principal findings of an on existing centres which are highly accessible. environmental audit of the Town Centre carried out by the council’s consultants Taylor Young in 16.1.4 Autumn 2000, highlighted that: Objective 4 - Improving the linkages 1. The town centre has a strong east- west axis but north-south links However, there is cause for concern that are more fragmented. improved pedestrian links are required between the High Street, the Markets, 2. The Black Country Route forms a Morrison’s foodstore and the proposed strong edge to the south which Urban Village. constrains movements to/from the proposed Urban Village.

7 BILSTON URBAN VILLAGE - WOLVERHAMPTON Policy Context

Objective 6 - Changing perception of 16.5.6 This redesigned axis will also provide environment and image a link into the town centre from the proposed Urban Village - in turn this Whilst parts of Bilston have been significantly requires the design of layout and improved, most notably following the land use in the northern part of the pedestrianisation of Church Street / High urban village to be orientated Street there remain some areas where run towards the principal crossing points on the down buildings and sites detract from the Black Country Route. attractiveness of the Town Centre, and others where the prospect of decline could In addition Policy SH6 within the Shopping and detract in the foreseeable future. the Role of Centres chapter calls for enhanced Furthermore the external perception of the linkages between the town centre and the town is not as positive as it could be and retail markets and between the town action is needed to attract visitors who may centre/retail markets and the… Bilston Urban otherwise pass by. Village area.

Policy BTC1: A detailed strategy will be The council’s proposals are therefore entirely developed in particular to: in accordance with existing policies and will enable the transformational change brought i) Improve linkages between character about by the Urban Village development to areas and between ‘gateways’ and benefit the existing Town Centre. destinations iv) Identification of residential development and ‘Living over the Shop’ initiatives.

16.2.5 It will be important to achieve a balance between parking requirements of town centre users and the strategic development potential of the town. This is emphasised by the fact that the Black Country Route and proposed development to the south of the town means that what were rear servicing and parking areas are now prominent main road frontages.

BILSTON URBAN VILLAGE - WOLVERHAMPTON 8 3 Background and Context

The proposals for the High Street Link should be Confidence in the delivery of Plot A (Leisure and seen in the context of the overall development Health) and Plot P (the High Street Link) is which is intended to provide crucial to a successful and timely build out of the main scheme. • Around 1000 new homes Although the delivery mechanism is different it • A new Leisure Centre is important that the different elements of the • A major new health and social care facility scheme support and add value to each other.

• At least 16,900 sq metres of commercial floorspace

• A new network of open space

• A new Academy school building as part of the council’s Building Schools for the Future (BSF) programme

The relationship between these different, but complementary, aspects of the overall scheme is shown on Plan 3 (page 27). This is the landowners’ Masterplan which forms the basis of the existing resolution to grant outline consent.

In addition the formation of the link from the High Street complements the existing Town Centre strategy. The site is within the prime shopping area (although close to the western edge of it) and the new retail provision will help to strengthen the core area by providing new floorspace which can more readily meet occupiers’ requirements. It will also help to revitalise the western gateway area by increasing footfall at the western end of the High Street.

9 BILSTON URBAN VILLAGE - WOLVERHAMPTON The Site and its Surroundings 4

In its current configuration the site is broadly Nos 8-20 High Street are generally in poor divided into two elements, separated on an condition with nos 10 and 12 being in a east-west axis by Pinfold Street. particularly poor state of repair. All these properties are to be acquired by the council, To the north of Pinfold Street is a block of either through negotiation or by compulsory properties forming nos. 2-22 High Street purchase, and then demolished. (evens). These properties are, generally speaking, in a poor state of repair and from No 22, a former public house (The Seven Stars), the south particularly, provide a very negative appears on the council’s local list of buildings of impression of Bilston. The properties face special character, design or historic interest and directly onto the High Street which is, at this will be acquired by the council to be retained point, pedestrianised with access only for and refurbished as part of the redevelopment service vehicles at certain times. The area of proposals. The building currently on site was this site is approximately 0.285 hectares built in 1934 and replaced an earlier building, also called The Nos 2, 4 and 6 High Street comprise a fish Seven Stars. It operated as a public house until and chip shop, with residential over, and an the mid 1970s. The building is currently used electrical goods retailer, with office on the ground floor selling nursery goods. accommodation on the first floor. The shops The upper floors are believed to be vacant. appear to be trading well. The intention is that The photograph below shows the building these properties are retained and integrated as it appeared shortly after construction in with the proposed development solution. the 1930s. To the side of No 2 High Street is a part of Pinfold Street which is available as a pedestrian route to the car park but is blocked at the High Street end for vehicular traffic.

Figure 3: Seven Stars Public House

BILSTON URBAN VILLAGE - WOLVERHAMPTON 10 The Site and its Surroundings

The properties are identified on Plan 4 A National Grid gas pipe has been recently laid (page 28). in an east-west direction towards the southern edge of the car park, close to the boundary with Pinfold Street runs along the rear of these the Black Country Route. It is considered properties and gives access to the existing unlikely that this pipeline will act as a constraint surface car park to the south and to the service to the development. Its approximate position is area for the markets, properties in Market Way shown on plan 5 on page 29. and properties in Church Street. It is an absolute requirement that vehicular access is maintained An electricity sub station exists in the to this servicing area and this is discussed in north-eastern corner of the car park. It is not section 8. The area of that part currently envisaged that this would need to be of Pinfold Street which is within the site is relocated, although access to it will need to approximately 0.056 hectares. be maintained at all times.

To the south of Pinfold Street is a council owned The site is bounded to the south by the A463 surface car park, which currently enjoys the Black Country Route which effectively forms the benefit of a Safer Car Parks Award. The current southern boundary to the Town Centre proposed pedestrian boulevard will run through at this point. the car park to link the High Street with the Urban Village development. The car park is on a site previously occupied by St Luke’s Church and Churchyard, a school and various small buildings. Historic maps are shown in figure 4 overleaf and further discussion on archaeological implications is to be found in section 6.

11 BILSTON URBAN VILLAGE - WOLVERHAMPTON Historical Development 5

Former and current land uses of the site include the following:

Date Former and current site uses

1832 Pre OS Plan Pinfold Street runs north - south in the eastern part of the site. (Source: WCC Archives) Residential / commercial buildings are present along the High Street in the north of the site and on either side of Pinfold Street on the eastern boundary.

1839 Pre OS Plan A large building is shown in the south eastern corner of the site. (Source: WCC Archives) The centre of the site appears to be open space.

1845 Pre OS Plan One small building is shown in the western part of the site. (Source: WCC Archives) Buildings along the High Street and Pinfold Street are not shown.

1880s - 1900s Residential / commercial buildings and several public houses are present Pre OS Plan across the site. (Source: Envirocheck) School present on the south western part of the site St Luke’s Church (understood to be built in 1852) partly present in the south eastern part of the site.

1920s - 1960s Graveyard indicated partly on the south eastern part of the site. Ram way Pre OS Plan shown to run along the High Street in the northern part of the site between the (Source: Envirocheck) 1920s and 1940s.

1960s - Mid 1970s School has been replaced by a Church Hall. Pre OS Plan Car park is shown in the south east (to the north of St Luke’s Church) (Source: Envirocheck) Warehouse and an unspecified Works are present to the east partly on the site.

1970s - 1990s Pinfold Street now shown to run east - west through the centre of the site. Pre OS Plan St Luke’s Church, the Church Hall and all other residential buildings and (Source: Envirocheck) public houses to the south of the newly aligned Pinfold Street have been replaced by a car park. Public houses to the north of the newly aligned Pinfold Street no longer shown. Electricity substation is shown along the eastern boundary present partly on the site. Warehouse and unspecified Works to the east are no longer shown.

1990s - Present No significant change (Source: Envirocheck)

BILSTON URBAN VILLAGE - WOLVERHAMPTON 12 Historical Development

Adjacent site uses

North Residential and commercial buildings present in the late 1880s. Railway line approximately 250m north east and several shafts and colliery’s present within 1km of the site. Early 1900s an Enamel Works is shown around 150m north west of the site boundary. A lot of the residential and commercial buildings have been demolished and are shown as open space and car parks in the mid 1970s. By the 1980s, the area shows a lot of residential development and unspecified Works within the 250m of the site boundary,

East There are residential and commercial properties and a market place present in the late 1880s. In the early 1900s a fire station and a vicarage are shown within 250m of the site which are replaced by a Market Place in the early 1960s. The residential and commercial properties are shown as open space and car parks in the mid 1970s. By the 1980s, the area has been redeveloped.

South St Luke’s Church in the south western part of the site from the 1880s to the 1970s. A graveyard is shown from the 1920s to the 1940s. There is a school to the south east from the 1920s to the 1970s. There are several collieries and shafts present within 1km of the southern boundary. Industrial buildings for the iron and steel industry are shown between the 1880s and the 1950s across the area.

West Mostly residential and commercial property present within 250m of the site between the 1880s and the 1970s. Collieries, foundries and shafts are shown within 1km of the site up to the 1990s. The 1970s shows a reduction in buildings which are redeveloped in the 1980s.

13 BILSTON URBAN VILLAGE - WOLVERHAMPTON Historical Development

Figure 4: The 1884 Ordnance Survey Plan with the site superimposed is shown below.

HIGH STREET10

6 18

For extra copies of this plan, or for more information regarding Copyright issues, contact the Council's "Asset Management Group" on 01902 555633. Quote map reference "A4 JJ Bilston High Street (2)(1884 revised).mxd" This plan was produced on "03/07/08" 1:1,250 ¯

BILSTON URBAN VILLAGE - WOLVERHAMPTON 14 6 Archaeological Implications

Bilston is one of Wolverhampton’s most (2) Recording of any standing buildings deemed important and interesting historic centres. worthy of detailed recording The town centre link area, particularly the High Street frontage which is likely to have been (3) Archaeological evaluation to determine: settled from at least the 12th century, is an area of great archaeological interest as it lies on the • Presence, depth of burial, date, importance edge of Bilston’s historic core. Hence there is and state of survival of archaeological the possibility of buried archaeological deposits deposits in this area though to what extent they have • Their vulnerability to development proposals survived later activity is uncertain. Some of the present buildings may also be of sufficient (4) Archaeological excavation of any interest to require recording ahead of archaeological deposits affected by the demolition. In addition the 19th century church development proposals as determined by of St Luke’s formerly lay in the south-east corner Stages 1 and 3 of the area. This would need recording during any development. The churchyard lay to the (5) Watching brief during development in case south of the church in the area now any unexpected archaeological discoveries occupied by the Black Country Route. are made (including burials) Nevertheless the possibility of the discovery of stray burials associated with the church should (6) Analysis of the results and finds from the also be borne in mind. work and production of a report summarising the findings Accordingly there are no major archaeological constraints to development in this area but a programme of archaeological works is required ahead of and during any development.

The programme should be divided into six stages:

(1) Archaeological desk-based assessment to determine:

• The history of the site, including the church and any burial records

• Which of the current buildings require recording ahead of demolition or alteration

• The likelihood of survival of buried archaeological deposits

• The likelihood of the location of burials

15 BILSTON URBAN VILLAGE - WOLVERHAMPTON Form of the Development 7

There are a number of over-riding objectives appropriate for the boulevard to be around which the council wish to see achieved through 10-12 metres wide. This will work well with the the redevelopment of the site: scale of proposed buildings whilst allowing plots of sufficient depth. • The continuation of the pedestrian boulevard north of the Black Country Route, In terms of building materials, these should through the site, to meet the High work to complement the existing palette in Street. the vicinity, though a modern interpretation of the traditional high street form would be • The provision of high quality buildings welcomed. This may be particularly appropriate providing retail on the ground floor fronting given the possible form of the large public both the boulevard and the High Street and buildings to be constructed south of the either residential or office use on the upper Black Country Route. floors.

• A development which has architectural In urban design terms the link will act as a quality throughout and a prominence visible transition between the established style of from the Black Country Route. development within the town centre and a new idiom south of the Black Country Route. • A reorganisation of Pinfold Street car park to The temptation to see the Black Country Route maximise the capacity whilst achieving the as the break between old and new should be other objectives. resisted. An approach which takes control of the way in which the transition is effected would be The form and scale of the development should particularly welcomed. respect the massing of the High Street and should form an extension to it, rather than The buildings which form the corners of the introducing a large single use, monolithic form. new development should be given This will result in a development of particular attention and will need to form an predominantly three stories, although some entrance of note at each end. At variation in building height may be appropriate. the High Street end this could involve the projection of the building at first and second The new build element will form a seamless link floor level to increase its prominence as a with the remaining buildings in the block. In gateway in the street scene. other words there must be no gap between those buildings which remain and the new Care should be taken to plan in the need development. Whether or not they are for security measures. External roller shutters structurally linked in any way will be for the will not be acceptable in this location. developer to determine. Further advice on this subject is given in the Supplementary Planning Guidance on The boulevard will work within the existing Shopfront Design, available on the council’s grain of the Town Centre, introducing a website (www.wolverhampton.gov.uk). strong north / south link from the existing High Street/Church Street axis. It is considered

BILSTON URBAN VILLAGE - WOLVERHAMPTON 16 Form of the Development

Spanning of the boulevard may be appropriate The rear aspect and elevation of the new but particular attention will need to be given properties will need to be well designed and to the effect this would have on the sight lines. integrated into the street scene. One of the It is likely that spanning the boulevard at objectives of the council and AWM in bringing anything below third floor level will not be forward this site for redevelopment is to avoid acceptable. Rising to four storeys in order to join poor quality rear elevations of buildings being both sides of the boulevard may provide a prominently visible. Good quality boundary solution, subject to ensuring that issues of treatments will be required, including walls, massing and the potential ground instability can gates, and appropriate lighting schemes to aid be overcome. security.

It is desirable that long views through the Opportunities for the introduction of natural development are created to ensure a visual link landscapes should be maximised, including between Bilston Town Centre and the new street trees and green roofs. development, particularly the leisure and health facilities south of the Black Country Route. The materials used to form the boulevard itself will need to be agreed with the council and will Ground floor uses of all new units should be be expected to match the approach taken retail (Use Class A1 or A3). The council will elsewhere along the link. Developers will need respond favourably either to residential or to refer to the specification of the boulevard office uses (B1) on first and second floors (or prepared by the council and AWM. indeed, a combination of the two) providing that issues of car parking, amenity, servicing and Lighting will be important, both across the overlooking are dealt with satisfactorily. current car park and between the new build It would be desirable to achieve at least an development. A consistent approach to the element of residential to provide passive design of the lighting will be required although surveillance at night and to avoid pressure for lighting through the “arcaded” part of the link the link to be gated at each end for security could be freestanding or suspended or attached reasons. It is the council’s intention that the to the buildings. boulevard is available along its entire length for public access at all times of the day and night.

17 BILSTON URBAN VILLAGE - WOLVERHAMPTON Transportation, Access and Parking 8

The site, being within the defined core area of control will need to be introduced. the Town Centre, is considered to be excellently This may be in the form of automatic bollards or situated in terms of public transport access. barriers, but the design will need to be given Both the bus station and the Bilston Central careful consideration to minimise its impact on metro stop are within 350 metres of the the street scene. On-street parking, which proposed boulevard. currently occurs along Pinfold Street, will need to be designed out. On the eastern side of the Whether the upper floors of the development access control this should not be a problem but are used for residential or office use the council measures such as railings might need to be will not require specific provision of car parking introduced elsewhere to discourage for the development. indiscriminate parking.

Adequate secure cycle parking should be Careful thought will need to be given to the provided for residential accommodation. future arrangement of Pinfold Street car park, particularly on the eastern side of the boulevard Access to the servicing yard for the markets and where traffic crossing the pedestrian route will properties in Market Way and Church Street will need to be minimised. The developer will need need to be maintained. The easiest solution to liaise closely with the council’s highways would be to retain Pinfold Street along its section to produce a workable solution. existing alignment although if an alternative solution provides for a better scheme then this Access will also need to be maintained to the would be acceptable. Because Pinfold Street (or rear service yard of nos. 4 & 6 High Street any other means of access to the service yard) which trades as an electrical store and which will inevitably cross the boulevard some form of utilises the yard for the parking of vans.

BILSTON URBAN VILLAGE - WOLVERHAMPTON 18 9 Sustainability

The council has a key role to play in promoting Buildings;- and delivering sustainable development across Compliance with the Code for Sustainable the city. In July 2007 the council adopted the Homes/Ecohomes West Midlands Sustainable Planning Checklist (www.checklistwestmidlands.co.uk) which It is considered that any residential units will identifies a range of different economic, social reach at least level 4 of the Code for Sustainable and environmental sustainability issues: Homes with a target of BREEAM very good for office accommodation. Climate Change and Energy;- Renewable energy, water efficiency, sustainable The council has adopted a Climate Change drainage, Strategy and Action Plan 2009-2012 which sets out a series of actions to address Community;- both mitigation and adaptation issues. Community involvement with proposals, For new build developments this will require ensuring that new communities are fully aware the following: of local facilities, • Where appropriate, new developments Placemaking and design;- to report on sustainability via the checklist The influence of urban design factors on the • Adaptation to climate change to be a creation of communities with a sense of local priority objective distinctiveness, • Proposals to incorporate renewable energy Transportation;- production (currently a proposal in the Ensuring that new development minimises the emerging Joint Core Strategy) need to travel, particularly by car, and reduces the impact of the car on new development, At a regional level, all West Midlands local authorities have signed a Collaborative Ecology;- Construction Charter which pledges to develop Protecting and enhancing local biodiversity as and promote sustainable solutions in the an integral part of any new development, construction process to reduce the impact of climate change in the region. Resources;- Waste management during construction, Procurement in the design and build process for facilities for waste storage, use of local materials all new building developments in the city will and labour, play an important part in how we reduce our CO2 emissions. All developers should seek to Business & Economy;- minimise impacts through the supply chain by Encouraging the creation and retention of local sourcing local products and building materials business and the creation of a diverse economy, and employing local people wherever possible.

19 BILSTON URBAN VILLAGE - WOLVERHAMPTON Ground Conditions 10

The council commissioned a desk study for the • 1No. unrecorded shaft was discovered in entire site which was completed in March 2007 the northern part of the site, 27.0m deep by Waterman Civils and this included with a 2.0m diameter - this shaft was information obtained from intrusive ground stabilised and capped in 1991. investigation works carried out during the • Following the treatment of the mineshaft, a previous year on the open car park area of the shop extension was constructed over the site. This investigation comprised: fully stabilised mineshaft.

• 1 no. Cable Percussion borehole to • Stabilisation of mineworkings was also 9.9m depth undertaken in the area of the shop extension. • 1 no. Rotary Open Hole to 45.0 m depth • Other unrecorded shafts may be present • 5 no. Window Sample Holes to between across the site. 3.4m and 5.0m depth • Further investigation work and mine • Sampling of soil and groundwater workings treatment work is likely to be • Laboratory testing of geotechnical required prior to future development across properties of soil samples the site.

• Laboratory chemical analysis of soil, soil Further details on ground conditions can be leachate and groundwater made available to prospective developers. • Site monitoring of ground gas concentrations and groundwater levels

The findings of the report are summarised below:

• There is generally up to 2.0m of Made Ground present across the area, however, there may be areas of demolition rubble and buried structures present in parts of the site due to historical demolition.

• The site lies in close proximity of an extensive coal mined area.

• The mining of the Thick Coal Seam underlying the area is likely to pose a potential risk to future development.

BILSTON URBAN VILLAGE - WOLVERHAMPTON 20 11 Sustainability Matrix

Table 1 - Sustainability Appraisal Matrix for Bilston High Street Link Supplementary Planning Document

Sustainable Development Aim Impact of SPD

+ - - - 0 ? + +

1. Environment

1.1 Make optimum use of land. ✓

1.2 Reduce traffic congestion and promote ✓ sustainable modes of transport into and throughout the city.

1.3 Protect and enhance the quality of the built ✓ environment. ✓ 1.4 Protect and enhance the historic environment.

✓ 1.5 Minimise air, water, soil light and noise pollution levels and create good quality air, water and soils. ✓ 1.6 Protect and enhance water quality and encourage water conservation. ✓ 1.7 Protect flood plains and water courses. ✓ 1.8 Value, maintain, restore and re-create biodiversity. ✓ 1.9 Maximise the efficient use of minerals. ✓ 1.10 Reduce waste and maximise opportunities for recycling and waste management.

1.11 Plan for the anticipated levels of climate ✓ change. (Adapting to expected climate effects.)

1.12 Minimise the city’s contribution to climate ✓ change. (Mitigating against expected climatic effects.)

21 BILSTON URBAN VILLAGE - WOLVERHAMPTON Sustainability Matrix

Comments Indicator

Site is entirely brownfield and will lead to a more efficient use of land. Area of land / floorspace brought back into use.

Town Centre location so development will have good access to Number of people arriving at public transport. Town Centre destinations by means other than private car.

The scheme involves the refurbishment of a locally listed building and the creation of new, high quality built development.

A new pattern of development will be created. An element of the Archaeological studies will be historic pattern of development on the High Street will be to some reported. extent lost.

The site is not on a flood plain.

Design of the new built environment will take account of both Design review, BREEAM climate change adaptation and mitigation. standards achieved.

As above. As above.

BILSTON URBAN VILLAGE - WOLVERHAMPTON 22 Sustainability Matrix

Sustainable Development Aim Impact of SPD

- - - 0 ? + + + 2. People and Society

2.1 To safeguard and improve community health, ✓ safety and well being.

2.2 Enhance education opportunities for all. ✓

2.3 Encourage the provision of environmentally ✓ sound, affordable housing for all.

2.4 Ensure easy and equitable access to services, ✓ facilities and opportunities.

2.5 Maintain and improve safety, perception ✓ of safety and community well being.

3. Economic Wellbeing

3.1 Supporting and growing local economy by ✓ fostering an advanced manufacturing sector with a competitive services sector.

3.2 Support a stable and growing regional ✓ economy and regeneration initiatives.

3.3 Encourage sustainable industries. ✓

3.4 Enhance social inclusion and develop a more ✓ equitable balance of prosperity across the city.

3.5 To reduce poverty, crime and social deprivation, ✓ and secure economic inclusion. (Equality)

23 BILSTON URBAN VILLAGE - WOLVERHAMPTON Sustainability Matrix

Comments Indicator

The scheme will enhance community safety through the creation of Measurement of footfall and high quality pedestrian routes and the increase in footfall. reduction in the real and perceived threat of crime.

The document allows for new residential development, an element of Number of residential dwellings which may be affordable. created.

The development is within the Town Centre and is therefore close to services, facilities and opportunities.

The scheme involves the removal of derelict properties which have a Number of people reporting a negative impact on perceptions of safety, and the creation of new, high reduction in real or perceived quality buildings. levels of crime.

The scheme has the potential to provide for high quality, town centre Floorspace of commercial based office accommodation. accommodation created.

As above. As above. Extent to which local people have been able to take advantage of employment opportunities.

The project is intended to capture some of the increased investment Levels of spend in the Town flowing from the Urban Village development. Centre.

As above.

BILSTON URBAN VILLAGE - WOLVERHAMPTON 24 12 Plans

Plan 1: The Site

25 BILSTON URBAN VILLAGE - WOLVERHAMPTON Plans

Plan 2 : Delivery Mechanisms

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BILSTON URBAN VILLAGE - WOLVERHAMPTON 26 Plans

Plan 3: The Landowners’ Masterplan

27 BILSTON URBAN VILLAGE - WOLVERHAMPTON Plans

Plan 4: Identification of Properties

4 106

103 112

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13 6 8 To be

15 HIGH STREET 10 retained

15a

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To be acquired

and demolished 22

El Su To be refurbished

DUDLEY STREET

Car Park

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 100019537 2008 D STREET FOL For extra copies of this plan, or for more information regarding Copyright issues, contact the Council's "Asset Management Group" on 01902 555633. 1:500 Quote map reference "A4 JJ Bilston High Street.mxd" This plan was produced on "03/07/08" ¯

BILSTON URBAN VILLAGE - WOLVERHAMPTON 28 Plans

Plan 5: Approximate Location of National Grid Pipeline

29 BILSTON URBAN VILLAGE - WOLVERHAMPTON Who to Contact 13

The city council’s Regeneration and Environment Service operates a project management system for significant projects. This provides a single initial point of contact for all technical and design aspects of the development process.

The Project Officer for this Development Brief is:

Simon Lucas Regeneration and Environment Wolverhampton City Council Civic Centre St Peter’s Square Wolverhampton WV1 1RP

Telephone: 01902 555618 Fax: 01902 555637 Email: [email protected]

Development Briefs are co-ordinated and managed by the Planning Policy and Urban Design Group of the Regeneration and Environment Service.

Further details are available from:

Richard Wassell Head of Planning Policy and Urban Design Regeneration and Environment Civic Centre St Peter’s Square Wolverhampton WV1 1RP

Telephone: 01902 554007 Email: [email protected]

BILSTON URBAN VILLAGE - WOLVERHAMPTON 30 14 Appendix A

Appendix A: Resolution to Grant Outline Members urged officers to ensure that once the Consent for Bilston Urban Village development works commence, each part of the scheme is closely monitored and properly Bilston Urban Village - Planning Application phased in line with the Masterplan and that the 05/1892/OP/M (Appendix 1/78) Planning Committee is updated on progress on a regular basis. The Acting Assistant Head of Development Control gave a comprehensive overview 246 Resolved:- including background information to the proposals in relation to the exciting and (a) That the Chief Planning and Highways unprecedented major scheme which would Officer in consultation with the Chair be form the long awaited Bilston Urban Village. He authorised to forward planning application updated Members on various aspects of the 05/1892/OP/M to the Secretary of State as scheme including comments in respect of a major departure from the Unitary highways and transportation issues, the car park Development Plan with a recommendation travel plan and mitigation works. Whilst that outline consent be granted in respect some comments had been received and had of planning application 05/1892/OP subject been incorporated into the report, he explained to (i) the conditions and (b) Section 106 that there were still outstanding issues to be Agreement terms recommended, once the resolved, as well as comments still awaited and additional information and other that there was still a lot of work to be done outstanding matters referred to under the and conditions to be outlined as part of the various headings in the report, have been Section 106 legal agreement for the scheme. satisfactorily provided and resolved and Sport England have withdrawn their holding Members were unanimous in welcoming such a objection to the application. groundbreaking and important scheme for Bilston, and with it an investment of £176 (b) That subject to the Secretary of State million which would provide many benefits indicating that he has no wish to intervene, including much needed housing and leisure the Chief Planning and Highways Officer in facilities, employment opportunities and jobs for consultation with the Chair be authorised to local people. They placed on record their approve outline planning consent subject appreciation to Alan Murphy and Simon Lucas to the recommended conditions, once the for their hard work in bringing this scheme to Section 106 Agreement, on the terms set fruition. out in the report have been entered into.

Whilst supporting the scheme, Members were mindful of potential problems which may arise as development work commences and unfolds, particularly transport related issues and pockets of wasteland appearing between sections of the development. In order to avoid such pitfalls,

31 BILSTON URBAN VILLAGE - WOLVERHAMPTON BILSTON URBAN VILLAGE - WOLVERHAMPTON 32 Notes

33 BILSTON URBAN VILLAGE - WOLVERHAMPTON

Wolverhampton City Council Regeneration & Environment Civic Centre St. Peter’s Square Wolverhampton WV1 1RP RT 470 a 10/09 RT