Representations to the South Staffordshire Site Allocations Publication Plan On behalf of Severn Trent Water Limited Land at the Bratch Bratch Lane Wombourne Staffordshire February 2017 Prepared by GL Hearn Limited Vantage Point Hardman Street Spinningfields Manchester M3 3HF T +44 (0)161 829 7800 glhearn.com Representations to the South Staffordshire Site Allocations Publication Plan, February 2017 Severn Trent Water Limited, Land at the Bratch, Bratch Lane,Wombourne, Staffordshire Contents Section Page 1 INTRODUCTION 4 2 THE SITE AND ITS SURROUNDINGS 6 3 THE PLANNING FRAMEWORK 9 4 DETAILED REPRESENTATIONS 13 5 SUMMARY CONCLUSION 16 Appendices APPENDIX A: SITE LOCATION PLAN 17 GL Hearn Page 2 of 17 J:\PLANNING\Jobs\Live Jobs\OTHER\Severn Trent\Representations\The Bratch\STW_Site_Allocation_Rep_Wombourne_Nov-2017.docx Representations to the South Staffordshire Site Allocations Publication Plan, February 2017 Severn Trent Water Limited, Land at the Bratch, Bratch Lane,Wombourne, Staffordshire Quality Standards Control The signatories below verify that this document has been prepared in accordance with our quality control requirements. These procedures do not affect the content and views expressed by the originator. This document must only be treated as a draft unless it is has been signed by the Originators and approved by a Business or Associate Director. DATE ORIGINATORS APPROVED February 2017 Chris Sinton Emma Jones This document has been prepared for the stated objective and should not be used for any other purpose without the prior written authority of GL Hearn; we accept no responsibility or liability for the consequences of this document being used for a purpose other than for which it was commissioned. GL Hearn Page 3 of 17 J:\PLANNING\Jobs\Live Jobs\OTHER\Severn Trent\Representations\The Bratch\STW_Site_Allocation_Rep_Wombourne_Nov-2017.docx Representations to the South Staffordshire Site Allocations Publication Plan, February 2017 Severn Trent Water Limited, Land at the Bratch, Bratch Lane,Wombourne, Staffordshire 1 INTRODUCTION 1.1 These representations have been prepared by GL Hearn on behalf of Severn Trent Water Limited (‘STW’) in response to South Staffordshire District Council (SSDC) consultation on the Site Allocations Document (SAD) Publication Plan dated January 2017. These representations relate specifically to STW’s landholding at The Bratch, Wombourne (‘the site’) as shown edged red on the attached Site Location Plan at Appendix A . Severn Trent Water 1.2 STW is a regulated utility company with statutory responsibilities for the provision of water and sewerage services across the English Midlands and Central Wales. As a result of changing processes in relation to clean water provision and wastewater treatment, significant areas of land are no longer required by the business for operational purposes and as such are surplus to requirements. STW is currently undertaking a programme of rationalising its land holdings and is seeking to dispose of redundant operational assets for alternative uses through a process of Irrevocable Sign Off (ISO). Proceeds from the asset disposal are reinvested back into the core business to improve services for its customers. National Housing Crisis 1.3 The UK is facing an unprecedented housing crisis as a result of successive Governments failing to build the homes people need 1. This failure has not only prevented people from accessing the housing market it has also damaged economic growth as it has reduced the mobility of the labour market and undermined the ability of areas to attract inward investment. 1.4 With a growing population and chronic undersupply of housing it is clear that issues of overcrowding, affordability and reduced social mobility are becoming more prevalent, particularly in rural areas where housing delivery has to be carefully balanced against the protection of the countryside. 2 Purpose of the Representations 1.5 The purpose of this representation is to demonstrate that the site is deliverable in that it is available now, is in a suitable location for development now, and is achievable with a realistic prospect that housing will be delivered on the site within five years. It also establishes that sensitive residential re- development of the site would accord with the principles of sustainable development set out in the National Planning Policy Framework (NPPF). 1 Lyons Housing Review: Mobilising across the nation to build the homes our children need (October 2014) 2 Towards a one nation economy: A 10-point plan for boosting productivity in rural areas, DEFRA, page 19 (August 2015) GL Hearn Page 4 of 17 J:\PLANNING\Jobs\Live Jobs\OTHER\Severn Trent\Representations\The Bratch\STW_Site_Allocation_Rep_Wombourne_Nov-2017.docx Representations to the South Staffordshire Site Allocations Publication Plan, February 2017 Severn Trent Water Limited, Land at the Bratch, Bratch Lane,Wombourne, Staffordshire 1.6 This representation seeks the allocation of the site for a residential led mixed use development under policy SAD2 ‘The Preferred Options Housing Allocations’ of the SAD and supports the removal of policy SAD9 ‘The Bratch, Wombourne Policy Area’. Structure of the Representations 1.7 These representations have been structured to respond to matters of specific relevance to the promotion of the site, as follows: • The Site and its Surroundings; • The Planning Framework; • Detailed Representations to Policy SAD2; and • Summary and Conclusions Collaborative Working 1.8 STW are keen to work collaboratively with SSDC to deliver a ‘sound’ SAD which meets the identified housing needs in the District whilst protecting the open countryside from unnecessary development. We would welcome a meeting with Council officers to discuss potential development opportunities at the site and would seek to allay any concerns regarding site access or any other technical matters. GL Hearn Page 5 of 17 J:\PLANNING\Jobs\Live Jobs\OTHER\Severn Trent\Representations\The Bratch\STW_Site_Allocation_Rep_Wombourne_Nov-2017.docx Representations to the South Staffordshire Site Allocations Publication Plan, February 2017 Severn Trent Water Limited, Land at the Bratch, Bratch Lane,Wombourne, Staffordshire 2 THE SITE AND ITS SURROUNDINGS 2.1 This section provides a contextual background to the site and its surroundings; sets out relevant planning and promotional history, and demonstrates its sustainability in terms of its proximity to amenities, services and facilities in Wombourne. The Site 2.2 The site, which extends to approximately 9 hectares, is situated within the settlement boundary of Wombourne, a main village as defined in the South Staffordshire Core Strategy, in the administrative boundary of SSDC. It comprises a non-operational grade II* listed pumping station and a nitrate treatment plant which remains operations and does not form part of the proposals. The remainder of the site is no longer required by STW for operational purposes and is available for development immediately. 2.3 Existing vehicular access to the site is gained from Bratch Lane to the north. A public right of way (PROW) runs along western boundary of the site adjacent to the Staffordshire and Worcestershire Canal and continues across the southern boundary. 2.4 The western parcel of the site adjacent to the canal and including the existing buildings is located within flood zone 2 (medium probability) with the remainder of the site situated in flood zone 1 (low probability). There are no statutory or non-statutory nature conservation designations present on site. The north-west corner of the site is located within the Canal Conservation Area. Whilst it is acknowledged that there are a number of constraints present on site, it is considered that none are insurmountable and would preclude development at the site. Site Surroundings 2.5 The site is located in a predominantly residential area and is bound by Bratch Lane and beyond that by residential properties to the north; the Staffordshire and Worcestershire canal (River Stour) to the west; South Staffordshire Railway walk to the east, and residential development to the south. 2.6 The South Staffordshire Railway Walk Local Nature Reserve (LNR) is located immediately to the east of the site. In terms of heritage assets there are two grade II listed buildings associated with the canal located to the south of the site. A Sustainable Location 2.7 The site is located in a sustainable location within the Wombourne settlement boundary. It is situated in close proximity to a range of amenities, services and facilities including: GL Hearn Page 6 of 17 J:\PLANNING\Jobs\Live Jobs\OTHER\Severn Trent\Representations\The Bratch\STW_Site_Allocation_Rep_Wombourne_Nov-2017.docx Representations to the South Staffordshire Site Allocations Publication Plan, February 2017 Severn Trent Water Limited, Land at the Bratch, Bratch Lane,Wombourne, Staffordshire • Wombourne Leisure Centre; • Ounsdale High School; • Westfield Community Primary School; • St Benedict Biscop C of E Primary School; • Wombourne Library; • Medical Practices; and • Wombourne village centre containing shops, pubs and restaurant. 2.8 The village is served by public transport with a number of bus services operating between Wolverhampton and Dudley. Planning History 2.9 The planning history of relevance to this representation is set out in table 1 below: Table 1 - Schedule of relevant planning history Application Ref. Description Date Status Erection of nitrate treatment building, 06/00920/FUL 16/02/2007 Approved gate posts