longbridge area action plan preferred options report · 1.1 the area action plan (aap) is a...

February 2007

Longbridge Area Action Plan

Preferred Options Report

Birmingham City Council & Bromsgrove District Council

Local Development Frameworks

Longbridge Area Action Plan/Preferred Options Report

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1. Introduction and Background 5-6 What is an Area Action Plan 5 The Planning Context 5 The Preferred Options 5 Getting Your Views 6

2. Location and Characteristics of the Area 7-14 The Longbridge Area 7 The Former MG Rover Site 9 Recent history and context 11 Key Opportunities and Issues 11

3. Vision and Objectives for Longbridge 15-18 Vision for Longbridge 15 Objectives for the AAP for Longbridge 16

4. Preferred Options 19-36 How the Preferred Options were selected 19 Preferred Options - overview 19 Preferred Options -Site Specifi c Development Opportunities and

infrastructure 21

5. Development Principles 37-46

6. Delivery and Implementation 47-50 Costs of dealing with site constraints 47 Costs of infrastructure requirements 48 Timetable and phasing 49

Contents/ Section Page

If you would like this report in another format such as Braille or large print or assistance with a different language, please contact the Longbridge InformationLine on 0845 230 0139.

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7. Monitoring and Evaluation 51-52 Developing a monitoring framework 51 The indicator database 52 Critical collection dates and timetable 52 Evaluation 52

8. Sustainability Appraisal and Equalities Impact 53-54 Sustainability Appraisal 53 Scoping 53 Assessment of Options 53 The Sustainability report 54 Public participation 54 Decision making 54 Continual monitoring 54 Equality issues 54

9. Participation and Community Involvement 55-56 Participation to Date 55 Next Steps 55

10. Glossary of Terms 57-60

Appendix 1- Evaluation of options 61-68

Section Page

If you would like this report in another format such as Braille or large print or assistance with a different language, please contact the Longbridge InformationLine on 0845 230 0139.

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What is the Area Action Plan?

1.1 The Area Action Plan (AAP) is a statutory land use plan that will guide the redevelopment of the former MG Rover site and surrounding areas. Once approved and adopted the AAP will:

• Set out a vision for the Longbridge area.

• Set out the objectives by which to achieve the vision.

• Set out policies and proposals to guide redevelopment.

• Provide guidance on the implementation of the AAP proposals including phasing and funding.

• Show how the proposals for Longbridge link to and build upon other strategies, plans and guidance to help achieve wider regional and local objectives.

• Act as a promotional tool for articulating the vision for the area.

Baseline Studies

1.12 This preferred options document is supported by a Sustainability Appraisal (see chapter 8) and a suite of other baseline studies including retail assessment reports, transport assessment reports and other baseline reports including employment, housing, ecology ,cultural heritage, recreation and community services, River Rea, design and site investigation reports. These can be viewed and downloaded from the Council’s websites: www.birmingham.gov.uk and www.bromsgrove.gov.uk

1.2 The AAP will be used over the next 15 years to shape employment, housing, retailing, community services, environment and transport. It will provide the framework for future job creation and regeneration initiatives and a range of other social, environmental and physical benefi ts. The AAP will enable a comprehensive and co-ordinated approach to be taken to the redevelopment of the site and surrounding area.

1.0 Introduction and Background

The Planning Context

1.3 The AAP is part of the new planning policy process which aims to produce a suite of Development Plan Documents, which together combine to form the Local Development Framework (LDF). The AAP will be a statutory plan which is subject to specifi c requirements associated with public consultation and independent examination procedures.

1.4 The MG Rover site straddles the boundary between Birmingham and Bromsgrove and the AAP is being prepared jointly by the two Authorities with input from other partners including Worcestershire County Council as well as St Modwen and Advantage West Midlands (the major landowners).

1.5 The AAP will in some instances replace existing planning polices for the area currently contained within the Birmingham UDP (2005) and the Bromsgrove Local Plan (2004). The Longbridge AAP will also replace the Longbridge Development Framework that was adopted as Supplementary Planning Guidance by Birmingham City Council for part of the area in 2003.

The Preferred Options

1.6 Government guidance on the preparation of Area Action Plans is set out in Planning Policy Statement 12 (PPS12). This identifi es four main stages for its preparation:

• Stage 1: Pre-Production

• Stage 2: Production

• Stage 3: Examination

• Stage 4: Adoption

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1.7 We are now at Stage 2, setting out the Preferred Options for the inclusion within the plan.

1.8 Participation with local residents and other stakeholders has been a key part of the early (pre-production) stages in the preparation of the AAP. This included a telephone survey, two newsletters, two questionnaires, an interactive website and the establishment of a Future Forum - a focus group of local people used for detailed exploration of specifi c issues and options for development.

1.9 In Spring 2006 participation took place on issues and objectives. As part of this local people and stakeholders were asked to put forward options for consideration.

1.10 In October and November 2006, participation took place on Issues and Options. This asked local people and other stakeholders to comment on;

• The key issues associated with employment and economy, housing, retail and community services, environment and transport and the associated constraints and opportunities;

• The vision for and objectives;

• Four broad strategic options for development.

Getting your views

1.11 This Preferred Options Document has now been prepared in the light of consultation and technical studies. It is now issued for a further statutory period of participation is to provide the opportunity to comment on the preferred option(s) put forward in this document. The fi nal Submission Stage AAP will then be prepared during the summer of 2007 and submitted to the Secretary of State for independent examination.

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October 2006

Birmingham City Council & Bromsgrove District CouncilLocal Development Frameworks

Longbridge Area Action PlanIssues and Options Report

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The Longbridge Area

2.1 The AAP is centred on the former MG Rover site but also includes some surrounding land in both Birmingham and Bromsgrove where change needs to be managed to make the most of the regeneration opportunities, while protecting and enhancing the existing high quality environment.

2.2 The A38 Bristol Road South runs through the AAP area and is one of Birmingham’s principal arterial and key strategic highway routes, linking the city centre to junction 4 of the M5. Several main bus routes and Longbridge rail station also serve the area. The rail line forms part of the main Midlands–South West line, and is an important cross–city commuter route.

2.3 The area surrounding the former MG Rover site is predominantly residential, but also includes signifi cant areas of open space and countryside. Cofton Park and some of the publicly accessible open countryside, including the Lickey Hills Country Park, serve as valuable resources for the residents of both Birmingham and Bromsgrove.

2.4 The River Rea traverses the area, parts of which are a Site of Local Importance for Nature Conservation and part of the Millennium Cycle Route. The River Arrow also crosses the East Works site.

2.5 A small range of shops and services are located at Longbridge Lane/Sunbury Road focused around Longbridge railway station. Larger centres are located further afi eld at Northfi eld and Rubery and there are leisure facilities, a supermarket and employment uses at Birmingham Great Park. Plan 1 illustrates this wider context and the spatial relationship between Longbridge and these areas. Plan 2 shows the AAP boundary.

2. Location and Characteristics of the Area

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Plan 1: Context PlanReproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

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The Former MG Rover Site

2.6 The former MG Rover plant extends over 134 ha of land. To help set out the policies and proposals and show how these relate to the wider area, the site has been divided into several spatial blocks. These can be seen on the aerial photograph and are: the North, East and West Works, the Cofton centre and the land, which is retained by Nanjing. Plan 3 shows the main site areas.

2.9 Much of the North Works has now been cleared in conjunction with the implementation of the Technology Park, which was granted planning permission in 2005. An Innovation Centre and the fi rst technology building are under construction and are expected to be complete by May 2007. The Austin Sports and Social Club and its playing pitches are located in the northern part of this part of the site.

2.10 A considerable part of West Works has been cleared.

2.11 The West A and B car parks front to the A38 just to the south of the West Works and are currently used for temporary open storage uses. Both areas have planning permission for redevelopment to retail and commercial units, restaurant and a hotel, although these schemes are now under review to ensure the wider planning design and integration with the proposals for West Works. They are adjoined by low quality commercial uses.

2.12 The Nanjing Automotive Corporation occupies 42 ha of land in the central part of the site formerly relating to the car assembly plants, but also extending to include the former offi ces building, product development centre, visitor centre and showroom and the vehicle distribution centre. Their retained area is contained between Lickey Road and the railway line to the east. Nanjing has stated that they aim to commence car assembly at Longbridge in 2007.

2.13 The East Works, which is also being demolished, extends along the western side of the Birmingham railway line and forms the southern most extent of the former MG Rover site.

2.14 The Cofton Centre is located on the eastern side of the Birmingham railway line and part of the site has recently been leased as a distribution centre and storage area for PRG Europe Ltd.

2.15 Cofton Park is included in the Plan area as this will be a focus for investment in improved recreational facilities.

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Plan 2: Area Action Plan - Boundary Plan Reproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

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Recent History and Context

2.16 Following the restructuring of MG Rover in 2000, nearly 30 hectares (70 acres) of the site were identifi ed as being surplus to the business at that time and land was acquired by St Modwen and Advantage West Midlands (AWM). The Longbridge Development Framework was prepared for this site by Birmingham City Council and outline planning permission for a major development on the North Works car park, North Works and part of South Works was granted in 2005 comprising:

• a 15 hectare technology park with ancillary offices and warehousing;( first two units now under construction)

• a 7 hectare neighbourhood centre comprising small food store, shops, public house/restaurant, medical centre and nursery/crèche; and

• associated highways infrastructure, car parking and opening up of the River Rea through the site.

2.17 Following the closure of MG Rover in 2005, a Birmingham City Council, Bromsgrove District Council and Worcestershire County Council adopted a Statement of Intent for the site. This was endorsed by AWM and all parties agreed to work in partnership with the major landowner, St Modwen. The key commitments of the Statement of Intent were:

• to create up to 10,000 jobs on site and provide a range of other social, economic and environmental benefits; and

• to maximise development opportunities and co-ordinate future uses through the preparation of an AAP.

2.18 In 2006, Nanjing Automotive Corporation signed a lease with St Modwen for a 42 hectare area of the former plant. A new occupier (PRG) has recently purchased the former distribution centre building at the Cofton Centre.

Key Opportunities and Issues

2.19 Longbridge represents one of the largest redevelopment opportunities in the country. In addition to meeting the local needs of Birmingham and Bromsgrove, it is important to consider the contribution it can make to meeting more strategic and regional needs. The emerging proposals have therefore been drawn up and considered against the wider national and regional policy guidance as well and current planning policies for Birmingham and Bromsgrove.

2.20 The main factors and opportunities that the AAP seeks to address include: creating new job opportunities; meeting new housing needs; improving access to community facilities; enhancing environmental quality; and improving the strategic transport network. These are considered in turn below.

A) Creating new job opportunities

2.21 The Regional Spatial Strategy (RSS), Birmingham UDP and Bromsgrove Local Plan all identify as a priority, job creation and support for the economic development of the area. The creation of a signifi cant number of new jobs is a priority action in the redevelopment of Longbridge given the loss of some 6500 former MG Rover jobs and a greater number in the wider economy.

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2.22 The Regional Spatial Strategy (RSS) is seeking the identifi cation of a Regional Investment Site (RIS) of between 25ha and 50ha. Development at Longbridge presents the opportunity to provide a RIS within the A38 Corridor to support the diversifi cation of the regional economy.

2.23 Longbridge forms an integral part of the A38 High Technology Corridor, a regional planning designation that seeks to capture inward investment focused upon high technology businesses and innovation. The corridor as defi ned in the RSS runs from Birmingham City Centre through Longbridge to Malvern and links the City Centre (which includes Aston University and Science Park), Birmingham University, the Selly Oak and Queen Elizabeth Hospitals, Birmingham Great Park, the Bromsgrove High Technology Park, and QinetiQ at Malvern. Considerable new investment and development is already underway (including the new Longbridge Technology Park) or planned within the corridor e.g. at Pebble Mill at Edgbaston and the Birmingham Battery site in Selly Oak. Development at Longbridge, has the opportunity to further contribute to the objectives of the corridor strategy.

2.24 With the delivery of a Regional Investment Site, including the Technology Park, Nanjing investment and other industrial and warehousing development, coupled with employment linked to a new mixed-use centre, leisure and commercial opportunities, it is believed that 10,000 jobs can be delivered and still leave additional land to help meet other objectives.

B) Meeting new housing needs

2.25 The scale of redevelopment at Longbridge offers the opportunity to address a range of housing issues such as the quantity and quality of different kinds of housing, whether to meet affordable housing needs or those associated with attracting high value jobs linked to the High Technology Corridor.

2.26 Regional housing requirements have set a demanding target for Birmingham. The current review of the RSS suggests that higher housing targets still would be appropriate. To support an adequate supply of housing, there is a need to identify potential sites for new housing on suitable previously developed land.

2.27 Balanced with the provision of land for employment purposes, the Longbridge site has the potential to contribute to the supply of new housing.

C) Improving access to high quality community facilities and infrastructure

2.28 Public participation to date has raised issues associated with the provision of community services and infrastructure in and around Longbridge and in particular the lack of a central focus or heart to the area. There is a limited availability of some services locally (especially shopping) and potential for the provision of both a wider and improved range of services and facilities. Improvements will also be particularly important to help attract new high quality businesses to the area.

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D) Enhancing environmental quality

2.29 Redevelopment of the MG Rover plant brings a range of opportunities to enhance the local environment and provide a better quality of life for residents, workers and visitors to the Longbridge area. This was a key issue raised during the participation to date.

2.30 Established planning policy also requires that any proposed redevelopment meets high and sustainable environmental standards, achieves high quality of design and embraces opportunities for improving air quality, enhancing waterways, local ecology and valued parks and publicly accessible open space.

E) Improving the effectiveness of the strategic transport network

2.31 Transport issues in and around Longbridge are complex. The AAP offers a number of opportunities to deliver transport improvements that promote safety, greater access to and through the area and reduce local congestion.

2.32 The local and regional plans and strategies, including the Regional Spatial Strategy, Unitary Development Plan and Local Transport Plan, seek to implement regional objectives, which include providing a strategic transport network to support economic revitalisation and urban regeneration by alleviating congestion on the existing transport network. They also support improvements to accessibility to public transport across the City.

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Plan 3: Key Development SitesReproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

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The Vision for Longbridge

3.1 Longbridge will undergo major transformational change redeveloping the former car plant and surrounding area into an exemplar sustainable, employment led mixed-use development for the benefi t of the local community, Birmingham, Bromsgrove, the region and beyond. It will deliver new jobs, houses, community, leisure and educational facilities as well as providing an identifi able and accessible new heart for the area.

3.2 All development will embody the principles of sustainability, sustainable communities and inclusiveness. At the heart of the vision is a commitment to high quality design that can create a real sense of place with a strong identity and distinctive character. All of this will make it a place where people will want to live, work, visit and invest and which provides a secure and positive future for all local people.

3. The Vision and Objectives for Longbridge

Objectives for the AAP for Longbridge

Regional Setting3.3 To ensure that land uses on the site of the

former MG Rover Works enable Longbridge to make a contribution to the regional economy by making such land the fi rst choice location for key businesses in the promotion of the A38 Central Technology Belt and to maximise the potential of the site to attract regional investment.

Economy / Employment3.4 To create a target of 10,000 jobs across a

range of skills and types through protecting existing employment, creating new employment opportunities that secure economic diversifi cation and business growth and provide a sustainable long term job environment.

Community facilities3.5 To provide Longbridge with a heart that

will give a sense of place and provide better opportunities for increased retail uses, leisure, health facilities and education opportunities.

Housing3.6 To provide additional housing of a high

standard of design and energy effi ciency including affordable housing.

Green Environment3.7 To maintain and enhance the ecological

balance and landscape value of the area and to create opportunities for wildlife habitats where possible by retaining and improving open spaces including formal parkland, Green Belt and waterways. To ensure that new development provides a safe environment and is of a unifi ed and high quality of design which adopts local distinctiveness.

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Plan 4: Proposals MapReproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

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Plan 5: Transport Infrastructure Proposals and OptionsReproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

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Transportation3.8 To improve public transport including the

provision of new and improved bus services, a park and ride site, the improvement of Longbridge station and the provision of new footpaths and cycle ways. To improve the existing highways network to provide safer and easier access and safeguard possible future strategic transport routes.

Deliverability3.9 To ensure that proposals in the Area Action

Plan are costed and are deliverable within an agreed timescale and to ensure that development can commence early to secure regeneration.

Sustainability3.10 To ensure that all the proposals in the

Area Action Plan adhere to the principles of sustainable development to ensure that Longbridge has a long-term future as a thriving community founded on a wide range of social and employment opportunities.

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How the Preferred Options were selected

4.1 In October / November 2006 four strategic spatial options for the site were the subject of extensive public participation. These were:

• Option 1- Employment led

• Option 2- Mixed use employment led

• Option 3- Mixed use town centre led

• Option 4- Mixed use housing led.

A more detailed description of these options can be found in the Issues and Options Report.

4.2 The Preferred Options now proposed, have emerged following an assessment of the above options, and other ideas for development against the following criteria:

• Contribution to the AAP Vision

• Contribution to the AAP Objectives

• Conformity with National Planning Policy & Regional Spatial Strategy

• Conformity with Birmingham Unitary Development Plan and Bromsgrove District’s Local Plan

• Compatibility with the Community Strategies and other key strategies

• Performance under the Sustainability Appraisal

• Ability to address the key issues & implications emerging from the Baseline Studies

• Viability & Deliverability

• Views from the consultation process

• Representations made on the Issues and Options Report

4. Preferred Options

4.3 Appendix 1 sets out a broad summary assessment matrix showing how the main options performed when tested against these criteria. The remainder of this chapter sets out the Preferred Options and explains why alternatives have been discounted.

The Preferred Options - overview

4.4 The Preferred Options are based on a modifi cation of Option 2 – mixed-use employment led, but incorporating more housing and retailing than originally proposed.

4.5 The Preferred Options seek to secure the positive transformation of the area, through an employment led mixed-use development. It includes signifi cant new high quality employment sites and a new centre to provide a focal point and heart for Longbridge and a sense of identity. New housing, leisure and community facilities and an improved environment also contribute to the achievement of a sustainable mixed use development that meets the overall vision and objectives for Longbridge.

4.6 The Preferred Options are shown on the Plan 4 – Proposals map and described below. One of the objectives of the new planning system is to move away from plans being seen primarily about land allocations, to ones that also embrace the concepts of placemaking, sustainability, spatial planning and community and stakeholder ownership. One of the ways this can be done is by outlining how the policies and proposals relate to a series of Development Principles that encompass these concepts. These Development Principles are set out in Chapter 5 and should be read in conjunction with the Preferred Options.

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Plan 6: Concept Master PlanReproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

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The Preferred Options - Site Specifi c Development Opportunities and infrastructure

West Works, North Works Car Park

4.7 This site is to be allocated for the following uses:

• A Regional Investment Site (RIS) of 25ha minimum located on North Works car park (3.7ha) and on part of the West Works (22ha). The site will provide for expansion of the existing Technology Park and a mix of other uses within the B1 Use Class, in line with Regional Spatial Strategy requirements. The site will also be suitable for high quality B2 (general industrial) uses to support these functions in line with the existing planning consent. The RIS is to be set in a high quality landscaped setting with good quality car and public transport access to the site.

• Residential uses on part of the West Works (400 dwellings, approx 8ha) mainly situated around an improved River Rea Corridor, with associated public open space.

• Other high quality development on the Bristol Road frontage including commercial uses and offices.

• The Longbridge Sports & Social club and playing field will be retained. Improvements to access and parking will be encouraged.

4.8 As the River Rea crosses the West Works site, an enhanced open channel will be provided with a green corridor to be used for the development of cycling and walking routes. The River is subject to fl ooding and appropriate fl ood attenuation measures will be incorporated into the development.

Sketch 1: View looking South along the A38 towards the Lickey Hills

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Justifi cation of Preferred Options for West Works and North Works Car Park

Regional Spatial strategy (RSS) policies

Provision of a Regional Investment Site (RIS) of minimum 25ha is in accordance with Policy PA7 in the RSS. It is located close to areas of employment need, is well served by public transport and the road system, and the site is capable of being transformed to provide a high quality environment. Meets RSS objectives of locating High Technology sites on A38. Housing will contribute to meeting Birmingham’s population growth needs and to sustainable mixed use development.

Birmingham UDP RIS is consistent with UDP policies of protecting employment land. RIS incorporating High Technology site meets UDP policy for CTB/A38 High Technology Corridor. Loss of some industrial land to housing is contrary to UDP, however, baseline studies provide justifi cation for this.

AAP vision and objectives RIS plus other employment/industrial sites and other employment generating uses should enable 10,000 job target to be met and contribute to regional economy. Consistent with other objectives for housing and the environment.

Birmingham Community strategy (BCS)

Provides attractive new housing (including affordable housing), jobs and facilities to encourage growth in the city and population in line with BCS. New employment / industrial sites support sustainable business development in line with BCS.

Sustainability appraisal The proposal carries important and signifi cant social and economic benefi ts, particularly with regard to economic regeneration, employment provision and mixed-use development. It has the potential to deliver some local environmental improvements. However, mitigation measures will be needed to address negative environmental effects with regards to resource use and effi ciency (particularly water and energy).

Public participation outcomes

Support for a signifi cant area of employment use with focus on job creation.

Other options considered at the Issues and Options Stage

The use of the whole of West Works for employment uses (Regional Investment Site). Options with less employment and greater levels of housing and retail / mixed use were also considered. See Appendix 1.

4.9 The route of the A38 is proposed for improvement to enable a better fl ow of traffi c whilst facilitating better urban design. A new public transport link to Frankley crosses through the site, either in the form of reintroduced rail services, or a dedicated high quality bus service using the former Rover access road.

4.10 Further Development Principles and guidance are set out in Chapter 5. Transport proposals affecting this site are set out from paragraph 4.34 below.

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North Works

4.11 This site is allocated for mixed use including the following:

• a new Local Centre to provide a new focus and heart for Longbridge comprising a foodstore, non food retail along with education, commercial (e.g. hotel), leisure, health, cultural heritage, residential and community uses.

• Office uses and other small scale employment uses e.g. warehousing, light industry

• Associated environmental measures/enhancements including a new public space and enhanced River Rea.

• A new public transport interchange (including a park and ride facility) with direct links to an enhanced rail station.

Sketch 2: View of Central Square, Education Campus with the Urban Park to the left

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Guidance on the specifi c uses is as follows:

4.12 Retail and leisure uses - These will comprise:

• A supermarket of up to 7,500 sq m gross (comprising up to 5,000 sq m convenience, up to 2,500 sq m comparison)

• Additional comparison retailing of up to 6,000 sq m gross through other units in a mix of sizes.

• Complementary services such as banks, financial and professional services and restaurants, bars and cafes.

• Leisure uses of an appropriate size and scale such as bingo and fitness club. However, large uses that generate major car trips will not be supported.

4.13 Residential uses- The site has potential for a minimum of 300 residential apartments and associated open space. This could include a signifi cant number of residential units above ground fl oor shops and commercial uses to provide 24 hour activity and natural surveillance in and adjoining the new centre. No residential units should abut or impinge upon the operation of the Nanjing Automotive Corporation.

4.14 Health, Community & Cultural Uses- These uses will be supported in or adjoining the centre. The feasibility of providing an Austin Heritage Centre within the new Longbridge local centre or at Cofton Park will be investigated.

4.15 Education uses- There is an opportunity to relocate Bournville College or provide a new 14 - 19 year college within or close to the new central heart and public transport interchange. Discussions with the College have commenced with aspirations for a campus of up to 2 hectares and 20,000m2 to provide for the full time equivalent of 5,000 students places and employ upwards of 500 staff.

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4.16 Offi ce and Industrial uses- The centre provides an opportunity for offi ce uses. Offi ces will be encouraged to locate above ground fl oor retail and commercial premises. There is also the opportunity for light industrial and warehousing uses to the rear of the site adjacent to Nanjing Automotive Corporation.

4.17 Design and layout requirements- The new centre should be incorporated at the north eastern part of the site, adjacent to the transport interchange and close to and with good pedestrian links to the existing shops at Longbridge Lane / Sunbury Road. The quality of design of the new centre and its overall success are critical to the regeneration of the whole area. The centre and other development on the site should meet the following requirements:

• A new public space/square to provide a focus for the centre.

• The components/uses within the development should be mixed throughout the area

• Development to provide new streets and squares and front onto new attractive pedestrian routes, vehicular access roads and the public transport interchange. The development must also front onto Longbridge Lane and A38 Bristol Road South.

• Any larger scale uses that occupy larger single storey buildings, and or uses that require large areas of surface level parking to be located at the rear of the site adjacent to Nanjing and railway.

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4.18 River Rea- the options for provision of the River through North Works are as follows:

• Option 1 – Open up the river in its natural course across the site. The river to be located in a green corridor approximately 20m wide with footpath and cycleways.

• Option 2 – Provide an artificial watercourse across the site at surface level with associated landscaping to form a green corridor with cycling and walking routes. Minimum width to be determined. The main river flow to be retained in culvert.

4.19 The Sustainability Appraisal shows that both proposals are likely to lead to more positive effects than negative, with particular benefi ts to quality of life (health, recreation and neighbourhood quality). Potential negative effects are possible with regard to ground contaminants entering the watercourse

and / or the adjacent minor aquifer, but an assessment and risk-based remediation strategy will address this. Option 1 offers the opportunity to deliver signifi cant biodiversity and landscape benefi ts. Option 2 does not achieve a continuous wildlife corridor across the site, limiting the biodiversity value of this option.

4.20 Option 1 is preferred, however the deliverability, design and quality of this option will be assessed as there are issues with site gradients, water management, public safety, affordability and overall land take. Should Option 1 prove to be unviable, the alternative Option 2 will be progressed.

4.21 Further development principles and guidance are set out in Chapter 5. Transport proposals affecting this site, including the public transport interchange, are set out from paragraph 4.34 below.

Sketch 3: View within West Works along improved River Rea

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Regional Spatial strategy policies

Retail development below threshold in RSS, and is therefore consistent with policy. Location of college would complement the wider economic development objectives in RSS which seek to encourage employment in locations where education and training opportunities exist.

Birmingham UDP Expansion of existing neighbourhood centre is not consistent with existing UDP policies. However retail impact assessment demonstrates capacity for scale of development proposed and need for development to support regeneration of Longbridge whilst still allowing for additional growth in other centres.UDP seeks to safeguard industrial land and the potential for some offi ce and industrial uses on this site is recognised. Loss of part of the site to non industrial uses is contrary to UDP policy, however, baseline studies provide justifi cation for residential retail and other uses.UDP encourages opening up of culverted rivers as part of development proposals and option for opening up River Rea is in accordance with this.UDP supports the improvement and expansion of education and training facilities.

Birmingham Community strategy

Provides attractive new housing, jobs and facilities to encourage growth in city and population

Sustainability appraisal results

The extensive mix of uses proposed for this part of the site will improve the quality of life for both the present and planned population in the local area. Social facilities, in particular the relocated college and community uses such as medical centre, crèche and leisure facilities will provide services otherwise signifi cant in their absence.Expanded retail uses will, to a lesser extent, enhance social conditions in Longbridge and in any event contribute to the vitality of the centre. The proposed careful design and management of public spaces will improve both the built environment and health and safety.A naturalised River Rea or, if this option cannot be taken forward, an artifi cial channel designed and managed to the benefi t of biodiversity and the local community, is considered to be positive in terms of sustainable development.

Justifi cation of Preferred Options for North Works and part of South Works

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AAP vision and objectives

The centre would establish a strong focal point and clear identity for Longbridge and provide increased retail, leisure and other facilities. The centre would assist in promoting inward investment in retail and business uses in Longbridge. The site will provide housing in an accessible location close to public transport. Location of Bournville college would be a clear and deliverable early project for the AAP which would compliment the wider economic development objectives of the plan of providing employment and training opportunities. High quality design, a new public square and improvements to the River Rea will signifi cantly enhance the environment.


New centre strongly supported by local community and Future Forum.

Retail impact assessment

Planning consent already granted for convenience of up to 2,500sq.m.Public consultation results and surveys show quantitative and qualitative need for improvements to existing provisionRetail assessment demonstrates capacity for new convenience and comparison provision of the scale proposed. The scale of comparison proposed leaves capacity for comparison growth in other centres in the catchment e.g. Northfi eld and City Centre.This scale of centre would enable convenience and comparison needs to be met locally without signifi cantly threatening other centres.


Other options for the scale of the new centre, ranging from a smaller centre through to a large town centre, were considered.See Appendix 1.


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Nanjing

4.22 The Nanjing Automotive Corporation have a lease on a 42 hectare site and their continued occupation of the site for car manufacturing is supported. The AAP will also encourage NAC to intensify production and increase jobs to make more effi cient use of the land holdings that they retain.

4.23 The Area Action Plan however aims to be fl exible enough to integrate and reuse surplus parts of the Nanjing holding if released. Should Nanjing therefore not wish to make more effective use of the land holdings encouragement will be given for land that is surplus to requirements to be made available for other employment uses.

East Works and Cofton Centre

The Cofton Centre

4.24 The site will be allocated for industrial/employment uses (Use Class B1, B2 and B8 uses). This could involve the retention and reuse of the existing Cofton centre buildings. Suitable uses would include light industry, general industry and warehousing, including green technology uses.

4.25 As the Cofton Centre abuts the Green Belt, the opportunity to improve pedestrian and green links to the countryside will be investigated at the detailed design stage. Also the screening around the site will be protected and enhanced where possible.

4.26 Further development principles and detailed development control policies are set out in Chapter 5. The existing highway improvement line affects a small area of this site and will be retained.

The East Works

4.27 The site will be allocated for housing (approximately 700 dwellings). This will provide for a range of house types, styles and tenures including the potential for elderly care housing or similar and family housing.

4.28 The East Works abuts the Green Belt and Cofton Park and the River Arrow crosses the site. Linear open space walkway links through the site with links to the existing footpath network, new public open space, play and other facilities to serve the development will be provided. The culverted section of the River Arrow will be reopened if this is feasible. The existing landscape buffer around the site will be protected and enhanced to include retention of the Green Belt as a green buffer adjacent to Cofton Church Lane.

4.29 The adjoining reservoir will remain within the Green Belt but will be managed as an ecological resource.

4.30 The main access to the site will be from Groveley Lane with a secondary route from the existing access point in Parsonage Drive. No access will be permitted from Cofton Church Lane.

4.31 Within the East Works site small-scale local shopping facilities will be provided through improvement to the current facilities on the junction of Groveley Lane and Parsonage Drive, and/or as a new element of the redeveloped site.

4.32 Further development principles and guidance are set out in Chapter 5.

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Regional Spatial strategy policies

East Works meets requirements for sites forming part of Major Urban Area (MUA). Housing provision on East Works would contribute to meeting the housing needs of the MUA.

Bromsgrove District Local Plan policies

Protects existing Green Belt and safeguards existing Landscape Protection Area in line with policy. Plan resists loss of industrial land, however, baseline reports show justifi cation for loss of industrial land.

Bromsgrove Community strategy

Consistent with aim of BCP policy of protecting countryside through planning policies and encouraging access to the countryside, as well as providing affordable housing. Proposals for Cofton Centre are consistent with policies for promotion of Bromsgrove as a business location.

Sustainability appraisal results

The proposal has the potential to deliver some economic benefi ts by re-using the Cofton Centre for employment purposes. The level of new housing appears to be manageable, but will need to be carefully planned to ensure there are adequate services and open space, and that the increase in population does not signifi cantly increase pressure on existing facilities, particularly schools and community facilities. There are site level environmental effects (including potential improvements), associated with redevelopment, most importantly issues related to resource use, particularly water use and energy effi ciency in new homes. Improved neighbourhood facilities will deliver minor benefi ts to the existing community and better enable it to absorb the effects of major new housing.

AAP vision and objectives

Provides new housing and jobs and supports objectives of improving environment and securing economic regeneration


Overall, more support for options involving housing on East Works than for industrial uses


The use of East Works for industrial development.The option of a land swop with part of East Works to revert to open space / Green Belt with housing on existing Green Belt between the Cofton Centre and Groveley Lane.See Appendix 1.


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Cofton Park

4.33 Cofton Park is a valuable open space and recreational local resource, which will continue to be protected as such in the AAP. The park also contains a Site of Local Importance for Nature Conservation (SLINC), which should be protected. The park currently includes sports pitches, a horticultural nursery and is adjoined by privately owned land (former car parks) at the corner of Lowhill Lane and Lickey Road. The following are proposed:

• Improvements to the open space and sports facilities within the park and protection and enhancement of the SLINC

• Improved horticultural and leisure facilities• Options for the provision on an Austin

Heritage Centre – either within the park or within the new Longbridge centre.

• Privately owned land at the corner of Lowhill Lane and Lickey Road to be incorporated in the above developments.

Transportation

4.34 To support the above land use allocations a number of key public transport and transport infrastructure improvements are proposed. These are shown on Plan 5.

• A New Public Transport Interchange – located at the North Eastern corner of the North Works, fronting Longbridge Lane this will provide a facility for safe and easy transfer from buses to Longbridge Station and include provision for buses to turn around. In addition it will allow direct pedestrian access to the new local centre and will be designed as an integral part of the new centre.

Sketch 4: View from Central Square to Longbridge Transport Interchange

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• An Enhanced Longbridge Rail Station – Improvements to Longbridge Station will allow easier and safe access from the Station to the local centre and act as a ‘front door’ or gateway to the redevelopment. Good rail access to Longbridge both from within Birmingham and Worcestershire will provide easy access to the job opportunities and services on offer and it is envisaged this will encourage people to change from car travel to rail.

• Strategic Park & Ride – The construction of a multi-storey car park to provide about 1,000 park and ride spaces for rail users and further spaces to serve the new local centre. Subject to meeting Centro’s criteria this will allow for a direct bridge link pedestrian access to Longbridge Rail Station and be located South of Longbridge Lane. It will also link directly to the public transport interchange and new centre. If however the location south of Longbridge Lane is not feasible the Park and Ride will be located north of Longbridge Lane.

• A Quality Network of Buses – To serve the new development a network of new and improved high quality, high frequency bus services will be developed. These will all utilise the new public transport interchange and serve key areas of employment and housing, and shopping centres in Birmingham, North Bromsgrove and the wider Worcestershire area.

• A Dedicated Service to Frankley – Two public transport options are being considered, one reintroducing a heavy rail link, the other utilising a quality bus service. In summary the options are:

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Plan 7: Reproduced from the Ordenance Survey Map with the permission of ontroller of HMSO. Crown Copyright Reserved. License No. AR 152684

Urban Design Issues Associated With The Frankley Bus And Rail Options

34

Option A - RAIL The reintroduction of a heavy rail link between

Longbridge Station and Frankley. This would be based upon 2 new stations, at Frankley Centre and Rubery Lane and provide at least a half hourly service. Accessibility from Frankley to the City Centre and large parts of Birmingham would be improved. This option would need to become a regional funding priority.

Options - QUALITY BUSThis would provide a high quality new bus link from Longbridge to, and around Frankley. It would use a dedicated new route through the redeveloped West Works in a segregated section along the route of the former Rover access road to Rubery Lane. A 10 minute frequency could be provided. Accessibility to the City Centre and large parts of Birmingham would also be improved utilising the public transport interchange to transfer to rail, or other bus routes at Longbridge. The cost of this option could be delivered by the development.

Provision of the rail link would not exclude improvements to bus services, although the provision of a dedicated quality bus service to Frankley would exclude provision of the Frankley Branch Line. Under these circumstances improvements to encourage greater rail use utilising the wider rail network (such as from Bromsgrove) will be required.

As can be seen from the illustrations, these options have a fundamental effect on the size and design of the new local centre and generally the development of the North, South and West Works. With the rail retained, the local centre becomes split (with the railway in a cutting). It would also require a reassessment of vehicular and pedestrian accessibility to and within the site, and a

reassessment of the location of the park and ride facility. It would also mean the realignment of the A38 would be more costly given the need to provide a new railway bridge. On the West Works, the open space corridor along the River Rea and housing opportunities would also be affected by the rail line. Without the rail line more land becomes available for development.

The Sustainability Appraisal shows that the overall effect of a High Quality bus link (Option B) is positive, delivering socio-economic benefi ts in terms of accessibility and social exclusion. It carries few negative strategic environmental effects and offers the potential to support the development of new sustainable technologies by employing hydrogen or low emission buses, with associated benefi ts to carbon emissions and air quality. Some site level environmental impacts will be associated with construction. There are also ecological benefi ts of the Quality Bus as it retains wildlife corridor and Site of Local Importance for Nature Conservation at Balaam’s Wood. The overall effect of the passenger rail link to Frankley (Option A) is balanced. It has the potential to deliver benefi ts in terms of accessibility and social exclusion, and may encourage modal shift towards more sustainable forms of transport. However, it is an infl exible public transport opportunity that does not penetrate the wider Frankley area. In addition, there are negative environmental effects associated with the scheme, including noise impact to some residences and adverse impact on a key wildlife corridor SLINC at Balaam’s Wood.

These issues are the subject of ongoing discussions with Network Rail, Centro and other key Stakeholders. The chosen option will be included in the fi nal AAP when it is submitted to the Secretary of State.

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• Highway Improvements - The plan also proposes a number of other infrastructure improvements to accommodate increased flows on the highway network. These include:

• Re-alignment of the A38 and Lickey Road junction to provide an improved A38 as part of the strategic highway network. The design to incorporate traffic signal controlled junctions and quality pedestrian and cycle crossings on key desire lines.

• Improvements to Longbridge Lane and its junctions, including minor widening at selected locations and possible replacement of existing mini roundabouts with new signal controlled junctions.

• Improvements to junction 4 on the M5 and possibly other motorway junctions, (in discussion with the Highways Agency)

• Other junction improvements as necessary

• New accesses into and through the main development blocks

Given the above improvements, the Longbridge Link Road should not be required to serve the development. However the existing road improvement line through the northern end of the Cofton Centre will be retained in order not to compromise any further regional studies investigating its future need.

• Rail Freight - The issue of protecting a rail freight facility, in line with the RSS, Birmingham UDP and draft Regional Freight Strategy has been explored. From the strategic perspective rail freight is seen as a positive and sustainable form of distribution, essential to continued economic growth both regionally and nationally, and offering the potential to reduce carbon emissions associated with road freight. The former facility at West Works, which has not been used for the past 3 – 4 years, has been considered against the other objectives of the plan. However, it is considered that the Regional Investment Site and housing need should take priority over the retention

of a large freight facility (e.g. 10ha plus) and therefore does not propose this. However, work within the region is still progressing on the best location/s for other facilities, including small sites up to 10ha and we will continue to discuss this issue with Network Rail and other key stakeholders and await the final results of this study, (subject to the AAP timetable) before finalising a decision on whether it has any implications for Longbridge.

Proposals for areas surrounding Longbridge

4.35 The benefi ts of a redeveloped Longbridge will infl uence a much wider area than that covered by the AAP. Development will draw on and impact upon the services of the surrounding neighbourhoods, for example in terms of schools, health services, social and community facilities. These services and facilities may well require investment or improvements to accommodate these pressures, and funding to provide for these will be sought from the developments through the use of legal agreements (see Chapter 5, Principle 9).

4.36 The improvements at Longbridge within the AAP area will also bring many benefi ts for surrounding area. These include:

• Implementation of legal agreements will bring many benefits to existing residents and businesses in the surrounding area. These include local labour schemes, improvements to existing open space, enhancement of the River Rea corridor and new pedestrian and cycle routes.

• The development of the sites in the AAP will demonstrate enhanced commercial confidence in the area, leading to potential investment interest in the surrounding locations.

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4.37 General policies in the Birmingham UDP and Bromsgrove DLP will continue to apply. These include general policies that protect and enhance environmental assets such as the Green Belt, open space and recreational facilities, Scheduled Ancient Monuments, Conservation Areas, listed buildings, Sites of Importance for Nature Conservation and Sites of Special Scientifi c Interest and Areas of Landscape Value.

4.38 Policies in the UDP for specifi c areas such as Great Park will also continue to apply. In addition, the protection and enhancement of Bromsgrove centre as the main shopping location within the district and the importance of shopping facilities at Rubery will continue to be recognised, in accordance with the Bromsgrove DLP.

4.39 In the medium/longer term, new core strategies will be prepared for Birmingham and Bromsgrove districts that will update the Birmingham UDP and Bromsgrove DLP.

4.40 Other specifi c regeneration initiatives will also continue to be progressed and development guidelines and masterplans will be prepared and subject to separate public consultation. Examples include:

• Nimmings Farm and Egghill housing regeneration areas

• Frankley Centre regeneration and development proposals for significant enhancement of the existing centre

• Enhancement of Northfield centre, including completion of the relief road, major environmental enhancements and continued investment in the centre as the main district centre serving the south west of the city

• Promotion of other employment opportunities at Great Park and other sites

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5.1 To underpin the detailed policies and proposals for the transformational regeneration of the area, a number of Development Principles are proposed. These are set out below.

High Quality Design

5.2 Principle 1 – A key principle guiding all development is a strong commitment to high quality design that can create a real sense of place with a strong identity and distinctive character. There will be a clear focus upon place-making.

5.3 In order to implement this principle the fi nal AAP will contain policies that require that all development embrace the opportunity to provide a new place with the highest quality design of buildings and public realm possible with strong local identity and distinctiveness. Policies in Birmingham City Council’s guidance “Places for all” and “Places for Living” will be applied. Emphasis will be placed on the following:

• Effective relationships and connections within the new development and between new development and the surrounding areas to include safe and attractive pedestrian and cycle routes,

• Development to ensure that natural systems and features e.g. rivers, topography and local and strategic views into and out of the site, are appreciated and utilised,

• Development to make a positive contribution to community safety,

• Development to contribute towards encouraging and enabling healthy lifestyles as well as providing equitable access to health services and high quality open space, sports and recreational facilities,

• Development to ensure access for all groups including access for people with disabilities, and address other needs related to equalities as highlighted by the Equalities Impact Needs Assessment.

5. Development Principles

5.4 The fi nal plan will also contain policies requiring that specifi c opportunities be taken to enhance the unique positive character of the area. These include:

• Development to announce Longbridge at its approaches and arrival points particularly from Bristol Road South,

• Development to address its relationship to the Green Belt boundaries and open space, and to respect the type and scale of development in the adjoining residential areas,

• Safe and attractive linkages to be created into and through all development for pedestrians and cyclists to link with open spaces, bus stops, the station, the new centre, and existing footpath network around the site.

• Development to secure a new public square/plaza as part of a new centre and other new public spaces in appropriate locations.

• Development to provide public art in key locations in accordance with the agreed Public Art Strategy.

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Sustainable Development

5.5 Principle 2 – Longbridge will demonstrate best practice in sustainable development through design, construction and management of buildings and supporting infrastructure with the aim of showcasing best practise in all forms of sustainable development.

5.6 In order to implement this principle the fi nal AAP will contain policies that require that developments should include the following:

• Developments to deliver opportunities to make a modal shift to equitable, accessible, sustainable and integrated forms of public transport, cycling and walking

• All development to encourage energy efficiency in buildings and use of renewable energy resources that contribute to reductions in CO2 emissions. This will include on site renewable energy schemes and renewable energy technologies e.g. biomass boiler plant, ground source heat pumps, solar hot water, and small scale wind turbines.

• Developments should also optimise energy and other resource use and performance through building shape, orientation, servicing, detailing and materials’

• Developments should conserve water both internally and externally, with approaches taken to promote rainwater harvesting, water recycling and sustainable urban drainage systems

• Developments should minimise waste creation and optimise the re-use and recycling of waste,

• Developments should minimise pollution, including dust, noise and other air borne pollutants,

• All development should embrace opportunities for high quality sustainable design, which maximises opportunities to use local supply sources, including sustainable materials and labour

• Development should build in biodiversity, for example, by including provision of habitat features and structures in the design of buildings and spaces, and by the use of locally native species in landscaping

5.7 In addition the site’s suitability as the location for a Multi Use Recycling Facility to serve the area’s needs will be appraised.

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Protection and enhancement of the natural environment

5.8 Principle 3 – The natural environment will be protected and enhanced. In particular, the ecological balance and landscape value of the area will be protected, waterways and open spaces improved and the Green Belt protected.

5.9 In order to implement this principle the fi nal AAP will contain policies that include the following:

• Development to improve and open up water courses wherever possible along the Rivers Rea and Arrow.

• Development should avoid adding to flood risk and where possible take opportunities to reduce flood risk, including introducing Sustainable Urban Drainage Systems (SUDS)

• The development will provide a network of new linear open spaces (open space with walking and cycling routes) along the River Rea and River Arrow. It will also provide new green linkages through the East Works site to link Cofton Park and the Bromsgrove Green Belt to link into existing open spaces and footways

• Other public access improvements in and around the site, these could include improvements to footpaths and public access to reservoirs and waterways

• New open spaces will be required in accordance with existing policies in the Birmingham UDP and Bromsgrove Local Plan to serve residential developments.

• Existing open spaces will continue to be protected including Cofton Park. In addition Cofton Park will be enhanced through the provision of new recreational/sports facilities.

• The existing Green Belt surrounding Longbridge as designated in the Bromsgrove Local Plan will be protected.

• Measures to address deficiencies in the

quantity and quality of playing pitch provision and local play spaces.

• Measures to protect, enhance and increase the biodiversity of Longbridge and the surrounding area. This will include;

• Ecological enhancements and mitigation measures within the AAP area, particularly to the River Rea and Arrow,

• Ecological mitigation measures and enhancements to the areas around the site e.g. River Arrow

• Measures to ensure adequate compensation when existing ecological resources are lost to development

• Existing bunds/screening and planting around sites will be retained and enhanced to screen development from the Green Belt and adjoining uses.

• Development of education and training programmes focusing on the protection and enhancement of the natural environment.

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Economic Regeneration and Employment

5.10 Principle 4 – the importance of Longbridge as a location for industry and employment is recognised, particularly its role in the A38 Central Technology Belt and its potential to attract regional, national and international economic investment. Fundamental to the plan will be the need to help secure economic diversifi cation and business growth, provide 10,000 jobs, protect existing employment and provide a sustainable long-term job environment.


• A Regional Investment Site (RIS) of 25ha catering for a mix of uses within the B1 Use Class, in line with Regional Spatial Strategy requirements, with some high quality general industrial (Class B2) uses in line with the existing planning consent. The site will contain a high technology business park. Uses could include research and development uses, advanced materials technologies, sustainable energy and environmental technologies, products and services, nano-technology, microtechnology and medical and health care technologies

• A balanced range of other sites for light and general industrial and warehousing uses (Use Classes B1, B2 and B8)

• The AAP will seek to ensure that no desirable industrial investment is lost for want of a suitable and readily available site

5.12 The plan will also put forward measures to support and enhance the physical and locational attractiveness of Longbridge for these uses.

5.13 The creation of 10,000 jobs will be achieved by allocating sites and helping to bring forward development for traditional employment uses including offi ce, light and general industrial and warehousing uses. The allocation of sites for other employment uses including retail, leisure, healthcare and education uses, will also create a signifi cant number of jobs which will contribute to the above target. This wide range of uses will provide opportunities to both match and develop the existing skills base in the Longbridge area to new employment opportunities.

5.14 There will be a need to ensure that new general industrial uses do not adversely affect the amenities of existing residential property adjoining the plan area.

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Training and Local Labour

5.15 Principle 5 – the AAP will include measures and encourage others to ensure that employment opportunities are accessible to local people and assist in securing the future of the local community through provision of employment and training opportunities for local residents. No investment should be lost for the lack of a suitably skilled workforce.

5.16 In order to fully establish the links between new jobs and potential employment opportunities for local people, the fi nal AAP will include policies that focus upon:

• The creation of an environment where lifelong learning and business enterprise are valued throughout the local communities.

• The enhancement of the local skills base, particularly among disadvantaged and target groups.

• The establishment of a skills base, which supports the development of priority and fast growing sectors and industries.

• The development of a local culture of enterprise, innovation and sustainable business development.

• The creation of the right conditions for continued sustainable business growth and development.

• During the various construction phases of the Longbridge development, there are also major opportunities for linking local communities, and primarily unemployed people, to employment opportunities on individual development sites. This will require the establishment of appropriate local training, education and support programmes.

• The creation of a Longbridge Employment Hub will be a priority, although this could utilise other existing or proposed facilities e.g. the University Hospital Hub.

The creation of new housing opportunities

5.17 Principle 6 – The plan will deliver between 1,200 and 1,500 new dwellings to help meet existing and future housing needs and to create a sustainable mixed use community.

5.18 The scale of the redevelopment at Longbridge offers the opportunity to allocate some of the site for housing use. This supports Birmingham’s growth agenda, helps meet emerging new regional housing targets and offers greater choice for the local community. In order to implement this principle the fi nal AAP will contain policies that include the following:

• A range of new housing will be provided in the AAP area.

• The policies on density will require housing density across the site of between 40 and 50 units per hectare.

• Proposals for housing will provide an inclusive mix and range of housing types (including family and young persons accommodation, and provision for the elderly, incorporating where possible extra care facilities) and tenures (including open market, social rented and shared equity properties).

• Existing affordable housing policies are detailed in the Birmingham UDP and Bromsgrove Local Plan. Joint working is currently underway to review existing policies and ensure that the specific needs of both Birmingham and Bromsgrove can be met across the AAP site.

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Sustainable housing

5.19 Principle 7 – All new housing must meet sustainable and Lifetime Home standards


• All new housing should also provide high quality sustainable design, high quality open space, landscaping and public realm as well as incorporating pedestrian and cycleway linkages to existing and new facilities. Designs and development densities will refl ect the site’s local context.

• Where practical all new housing will be required to meet the Lifetime Homes Standard, allowing homes to be accessible for all including young or old, single or in families, non-disabled or disabled.

• All new housing will also be required to meet the new Code for Sustainable Homes, which sets out a step change in sustainable homes building standards. Attention will also need to be paid to the maintenance and durability standards of new housing and, where possible, make a positive contribution to community safety.

A New Heart for Longbridge

5.21 Principle 8 – New retail and leisure, community and other facilities will be provided as an essential element in creating a new heart and a sustainable community for Longbridge. Existing neighbourhood centres will also be enhanced.


• The Longbridge centre will provide a focal point not just for retailing but also a broad range of other services, including leisure uses, community, education and health facilities. A new heart or centre needs to be of a critical mass of retail provision in order to be commercially attractive, however it must also have no signifi cant adverse impact on other centres in the area. It will be linked to an enhanced centre with environmental and other improvements at Longbridge Lane/Sunbury Road

• Existing shopping facilities in the Groveley Lane / Parsonage Drive area will be enhanced.

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Other facilities to support the development

5.23 Principle 9 – As part of delivering a sustainable, self-suffi cient redevelopment community, education, health leisure and other facilities must be provided. The new centre will provide a focus for these facilities. In addition new residential development should provide for facilities to meet the needs of residents.


• Community and health facilities should normally be included within the proposed centre, according to specific requirements coming forward and appropriate sites being located.

• The proposed relocation of Bournville College represents an ideal opportunity for the new centre to provide a complementary education facility which will support training and educational needs of business in and around the Longbridge area. A site will be allocated for the college within the new centre.

• In order to address the additional demand placed on primary and secondary school places financial contributions will be sought from new housing development to meet the demand for new school places. These will be provided at existing local schools for the nursery, primary and secondary sectors.

• Other community uses to serve residential development will be provided within housing sites as appropriate.

• Other improvements to existing community, health, leisure etc facilities in the area will be secured, where necessary, to meet the needs of new development. Appropriate financial contributions will be secured for these.

Walking cycling and public transport

5.25 Principle 10 – The AAP will secure an enhanced public transport, walking, cycling network that maximises opportunities for access by these sustainable modes of transport and reduces the need to travel.


• A comprehensive and integrated package of public transport infrastructure will be provided including a new Interchange, Bus and Rail improvements as outlined in Chapter 4

• The provision of high quality pedestrian and cycle routes into and through the site that provide direct routes to key locations within the site e.g. the public transport hub and that link with the surrounding area

• The strategic cycle route through the area as proposed in the Birmingham UDP will be protected and enhanced

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Roads and Highways

5.27 Principle 11 – The guiding principles in developing highway infrastructure to support the AAP are as follows

- Improving accessibility and minimising congestion

- Improving road safety

- Minimising severance, and

- Ensuring there are sustainable alternatives for travel to and from Longbridge


• The A38 Bristol Road South and Longbridge Lane are designated as Strategic Highway Network in accordance with policy in the Birmingham Unitary Development Plan.

• A package of measures to improve the strategic and local highway network as outlined in Chapter 4 above. The details of these will be agreed with the Highways Agency and Transport Authority.

• Site access will be determined at the detailed planning stage. No access will be permitted from Cofton Church Lane.

Planning matters to be addressed in bringing forward development

5.29 Principle 12 – The plan will ensure that all appropriate planning issues are addressed before development goes ahead on site.


• Contamination- Given the site’s former uses, contamination must be addressed to ensure that each site is made suitable for its intended end uses as appropriate. Policies will require full site investigation, risk assessment and remediation

• Archaeology – policies will require appropriate investigations and recording of archaeological and paleoenvironmental deposits.

• Ecology – further surveys on and off site to assess impacts and identify appropriate enhancement and mitigation measures. These to be implemented on or before commencement of development.

• Flooding – development within the floodplain will need to be carried out in accordance with the requirements of government guidance including appropriate flood compensation provision to be agreed with the Environment Agency.

• Noise and pollution – appropriate assessments will be carried out where residential uses adjoin industrial uses

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Delivery of infrastructure improvements

5.31 Principle 13 – The plan will ensure that all appropriate on and off site infrastructure and facilities to serve the development and measures to compensate for the impact of the development are addressed.


• All new developments will contribute proportionally to the implementation of public transport, walking, cycling and highway improvements- achieved through legal agreements including Section 106 and Section 278 agreements.

• All new developments will contribute proportionally to other infrastructure and facilities to serve the development (thorough Section 106 agreements etc.) on and off site improvements – including the following

- Improvements to Cofton Park including new and improved recreational facilities, horticultural centre and possibly an Austin Heritage Centre (alternatively the latter could be placed on the North Works site)

- Other public realm and environmental improvements such as open space walkway routes (including new links to the surrounding countryside), improvements to recreational facilities, provision of new habitats, public realm improvements to centres at Longbridge lane and Groveley Lane.

- Appropriate open space, play, recreational and community facilities to support new housing development

- Measures to compensate for impact of development e.g. ecological mitigation

- Affordable housing

- Local employment and training agreements

- Ongoing revenue implications will also be considered where appropriate

- Provision for local community and sport development

More detailed guidance for specifi c sites

5.33 Principle 14 – Consideration of planning applications will be assisted by tools and strategies to assist the development and detailed assessment of proposals for each site.


• The requirement for a masterplan for all the main sites - East Works, West Works, North Works.

• A concept statement demonstrating how sustainability principles will be met in terms of building demolition, construction and long term management

• A plan for the design and management of the River Rea corridor and other landscape open space etc. strategies as appropriate

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Community Engagement

5.35 Principle 15 – The AAP will also feature a programme of community engagement and involvement, which will build upon the work of existing partnerships and area based initiatives and sets out realistic opportunities for local people to be involved in a range of activities and projects.

5.36 In order to implement this principle the fi nal

AAP will contain policies that include the following:

• Volunteering initiatives

• Landscape enhancement activities

• Local history and interpretation projects

• Public Art

• Community & youth facilities

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6.1 Government guidance advises that a key feature of Area Action Plans is their focus on implementation. As such AAP’s should identify the distribution of land uses and site-specifi c development proposals, associated infrastructure and other improvements, and set a broad timetable for their delivery and implementation.

6.2 Accordingly it is important that the proposals within the Longbridge AAP are both deliverable and viable within the 15 year timeframe of the AAP.

6.3 Development appraisals and evaluations have been undertaken to assess the likely development and infrastructure costs and constraints to the delivery of the Preferred Options. These are considerable and it is clear that signifi cant funds will need to be generated by the development to facilitate the upgrading and improvement of services and infrastructure in the area.

Costs of dealing with site constraints

6.4 The main site constraints that have to be addressed include:

• Contaminated land – The historic car manufacturing activities have caused contamination on parts of the site. These activities include metal machining, metal coating, painting, engine testing, fuel storage and refuelling with potential contaminants. These activities used heavy metals, cyanides, hydrocarbons (fuels and fuel oils), chlorinated solvents and asbestos. Initial site investigations at some of the sites have found these contaminants in the shallow soils and groundwater. The assessments undertaken to date indicate that the contamination can be treated and, once the land has been made good, the former MG Rover site can be redeveloped for industrial / commercial and residential uses. Further investigation and analysis will be required, however, to enable

6. Delivery and Implementation

the most appropriate remediation. Dealing with the more onerous contaminants and the more heavily contaminated areas for the most sensitive end use (i.e. residential) will increase the remediation costs.

• Demolition and site clearance – There are a large number of existing buildings on the site, which are in the process of demolition. These include the Old West Works, North Works, East Works and part of South Works. Demolition costs are high given the need to remove and make safe existing plant, and the removal of hazardous waste etc.

• Utilities – Given that the site was until recently an integrated manufacturing works, there is a need to address issues of on site services, particularly to support the continued operation of the Nanjing Plant. These works include:

- Separation of gas, electricity, water and other services between the development areas and the Nanjing Plant;

- Relocation of the Nanjing effluent plant;

The provision of utilities to the Longbridge site are good, however, any changes required as a result of improvements to the highway network may be expensive, as alterations to utilities and services adjacent to the highway are often costly.

• Hazardous Substances – A number of hazardous substances have been found on the Longbridge site, which require differing levels of care during removal and disposal, which again add to development costs.

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Costs of Infrastructure requirements

6.5 The Preferred Options include a number of infrastructure improvements to be delivered as part of the AAP. These have cost implications associated with them and should public sector funding sources, be unavailable, would need to be principally shouldered by the development.

6.6 The main requirements include the following:

• Transport infrastructure – Improvements needed to serve the development include:

- To provide access to Frankley, there is potential for reopening the passenger rail line or for a new high quality Bus link.

Off-Site InfrastructureEstimated

CostComment

M5/Junction 4 Improvements £3M - £5MBased on a Highway Agency 10 year

Option (as a minimum).

Frankley Public Transport Link £4M - £18M

Bus Rapid Transit Option. Circa £4 – 6M,

Rail Link Option £18M plus operating

subsidy. Information provided by Centro.

Longbridge Park and Ride Facility £18MCost suggested by Centro for 900 car park

facility - includes land.

Longbridge Station Improvements £1M Provisional sum.

A38 Road Improvements £10M - £15M Based upon previous scheme estimates.

A38 Service Infrastructure

Improvements£5M Based on previous scheme estimates.

Longbridge Lane Improvements £3M - £5M

TOTAL £44M - £67M

Table 1– Cost Estimates Off Site Infrastructure Works

- A new high quality public transport interchange within close proximity to the existing Longbridge Station - including a car park for a Park and Ride facility, improvements to the station.

- Improvements to the highway network including realignment of the A38, improvements to Longbridge Lane and junctions on the motorway network.

Principal off site infrastructure costs include those set out in Table 1 and cost in the region of £44M to £67M.

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• The River Rea – The river currently runs in two culverts through the North Works site and in a man made channel adjoining the West Works. The options of either opening up of culverts and securing the creation of a natural river channel or retaining part in culvert with an artificial watercourse are outlined in Chapter 4 above. Costs associated with the culverted option with an artificial watercourse are estimated at over £2m. Costs of opening up the river for its full length would be considerably more.

• Community Infrastructure – The AAP recognises the need for a wide range of recreational and open space facilities, cultural / heritage facilities, affordable housing, health and education infrastructure to serve the development. There is also a need for a range of measures to mitigate the impact of development such as planting and screening and ecological enhancements. These costs are being identified and in part will depend upon both the phasing of development and the circumstances applying at the time.

6.1 In order for the AAP proposals to be viable and deliverable it is essential that the development proposals provide suffi cient returns to enable delivery of the required infrastructure. The Preferred Options put forward are estimated to generate suffi cient value to overcome the above costs of dealing with site infrastructure and constraints, although public funding will be required for some infrastructure. Determining viability is an on going process, and the fi nal Submission Stage proposals will more fully outline the costs of the AAP proposals.

Timetable and Phasing

6.2 There is a need for an effective development programme and timetable that will enable the development to be phased to ensure that appropriate and necessary infrastructure is in place to accommodate and mitigate the consequences of the development.

6.3 Equally however it is important that the implementation of the AAP proposals delivers early wins by realising development that will forward fund the infrastructure costs and deliver an expedient take up of development to start the transformational change of the area.

6.4 Other issues to be considered in bringing forward the development will be the phasing and levels of new retail development acceptable in the early stages of the plan implementation and the likely take up of industrial land.

6.5 The Submission Stage AAP will include a programme and phasing of development to enable the development to come forward at an appropriate rate to achieve these aims.

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7.1 Monitoring and evaluation will have a crucial role to play in providing feedback and information on the performance of policies within the fi nal AAP. It will therefore determine how well policies are working and whether any appropriate policy adjustments are needed. In the context of the new planning system, with its focus on the delivery of sustainable development, monitoring will have an added importance in providing information on whether sustainability aims and objectives are being achieved.

Developing a monitoring framework

7.2 A specifi c monitoring framework is under development for the Longbridge Area Action plan (LAAP), which will include the following elements:

• A review of existing policy (local through to regional and national)

• Identifying information gaps and need for further data collection

• The monitoring process and key responsibilities

• An indicator database

• Critical collection dates and timetable

7.3 The monitoring framework will link to an evaluation process, which will assist the evaluation of the Plan’s performance.

7.4 Both Birmingham CC and Bromsgrove DC already monitor the implementation of their local development scheme, including the Birmingham UDP. Other strategies and programmes are also monitored, including the Community Strategies for Birmingham and Bromsgrove.

7.5 The fi nal monitoring framework agreed for the LAAP, will need to comply with all of the above and take full account of the monitoring needs of Sustainability Appraisal.

7. Monitoring and Evaluation

7.6 There are major opportunities for the Longbridge AAP monitoring framework to be developed through a local partnership-led approach. This could be based upon:

• Joint-working with stakeholders, neighbouring authorities, county councils and others with an interest in monitoring.

• Agreement upon what is to be monitored and why, by whom, the resources needed and the mechanisms by which this will be achieved.

• Jointly owned action plans with timescales and key milestones.

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The indicator database

7.7 The Best Practice Guidance issued by the ODPM identifi es three categories of indicators for monitoring LDFs:

• Contextual indicators – these describe the wider social, environmental and economic background against which local development framework policy operates.

• Output indicators – these are used to assess the performance of policies

• Significant effect indicators – these are used to assess the significant social, environmental and economic effects of policies.

7.8 A common set of indicators will be developed specifi cally for monitoring the Longbridge AAP these are likely to include the following key contextual and output indicators which will be developed into a series of targets within the Submission Stage AAP and monitored annually:

• Unemployment rate.

• Employment land take up.

• Amount of floorspace developed by employment type.

• Jobs created.

• Affordable houses constructed.

• Total new dwellings constructed.

• Residential density.

• New public open space

• Enhance public open space.

• Public transport patronage

• Floorspace constructed (retail, leisure, education)

• Other indicators emerging from the Sustainability Appraisal.

Critical collection dates and timetable

7.9 It will be important that the monitoring framework contains a detailed timetable, which sets out critical information collection dates. This will allow for comparable analysis to be undertaken and the development of appropriate trend data.

Evaluation

7.10 The fi nally agreed monitoring framework, will need to link to an appropriate evaluation process, which will analysis the outturn of the Area Action Plan against expectations, over set timescales (possibly every 3-5 years).

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Sustainability Appraisal

8.1 Sustainable development is now a recognised core principle underpinning planning. At the heart of sustainable development is the idea of ensuring a better quality of life for everyone without prejudicing future needs. This requires a sustainable, innovative and productive economy that delivers quality employment, a just society that promotes community cohesion, sustainable communities and personal well being, in ways that protect and enhance the physical environment and optimise resource and energy use.

8.2 To ensure the planning system delivers this outcome, a means of testing the policies and proposals for the AAP is needed. This is known as a Sustainability Appraisal (SA) and it incorporates the requirements of a Strategic Environmental Assessment (SEA), a process required under European law.

8.3 SA and SEA (together referred to as SA) are similar processes that can be effectively combined to create an objectives-led and evidence-driven assessment procedure focused on the outcomes of proposed actions. The purpose of combined sustainability appraisal is to promote sustainable development through the better integration of sustainability considerations into the preparation and adoption of plans.

8.4 Within the Longbridge AAP it has been used as an iterative process that identifi es and reports on the likely signifi cant effects of the plan, and the extent to which its implementation will achieve the social, environmental and economic objectives by which sustainable development in Longbridge can be defi ned.

8.5 A Sustainability Appraisal of the plans for Longbridge began when it was decided to create an Area Action Plan as the new planning framework for development of the area.

8. Sustainability Appraisal and Equalities Impact

8.6 A Sustainability Appraisal, broadly, involves fi ve stages which include (i) deciding on the scope of important issues, (ii) developing and assessing options, (iii) reporting on the results, (iv) public participation and consultation, and (v) providing information about decision making.

Scoping

8.7 A Scoping Report was produced in May 2006, which reviewed the existing baseline data for Longbridge and set out the key sustainability issues that the AAP should try to infl uence. The Longbridge SA has benefi ted from the extensive selection of baseline research papers and technical studies that support the AAP.

8.8 Important stakeholders and statutory environmental bodies were consulted on the Scoping Report, and its contents were taken forward as the basis of the next stage of the SA.

Assessment of Options

8.9 The development and assessment of options stage of the SA process is closely interrelated with the AAP preparation procedure. In Longbridge the generation of potential options for the future of the area has involved extensive consultation with the public, key stakeholders, developers and policy offi cers from Birmingham and Bromsgrove. The output of this process was summarised in an Issues and Options document and consulted on in October / November 2006. The sustainability appraisal assessed each option, and made suggestions on how to improve their sustainability.

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8.10 An important benefi t of the SA procedure is that it allows potential options for the area to be measured against a consistent set of objectives independent to those of the plan. In this way it is possible to demonstrate which options deliver the plan’s intended outcomes in the most sustainable way.

The Sustainability Report

8.11 The Longbridge Preferred Options are the product of consultation the Issues and Options and assessment by the sustainability appraisal. They are accompanied by a Sustainability Report, which explains in detail how the options were chosen and what their expected effects are on the characteristics of Longbridge. It is not always possible to choose options that have only positive effects for sustainable development, and in these instances mitigation measures are proposed in the Sustainability Report to remove, reduce or offset negative effects.

8.12 A non-technical summary of the Sustainability Report is also available separately, which briefl y describes its fi ndings. Both documents are available from the Councils’ websites, and are subject to public consultation alongside the Preferred Options for Longbridge.

Public Participation

8.13 Once all responses to the public participation on the Preferred Options and their Sustainability Report are received, they will be considered and fed back into the plan making process. The submission AAP will be assessed by the sustainability appraisal, the fi ndings of which will be contained in a revised Sustainability Report.

8.14 These two documents will be submitted to Government and will then be subject to public participation before being examined by the Inspector prior to adoption of the AAP.

Decision Making

8.15 Once the AAP has been adopted a statement will be released by Birmingham and Bromsgrove Councils explaining how the fi ndings of the sustainability appraisal have been taken into account, how responses to public consultation have been met, which mitigation measures have been adopted, which have been rejected and why. It will also contain commitments to future monitoring of the effects of implementing the AAP.

Continual Monitoring

8.16 An Annual Monitoring Report (AMR) will be produced, containing information on the extent to which the proposals set out in the AAP are being achieved. This will include monitoring of the sustainability and environmental effects of implementing the plan.

8.17 These effects are monitored to identify unforeseen adverse effects and to enable remedial action to be taken. Monitoring work helps to assess in greater detail the impact of the Area Action Plan on the baseline and whether the effects predicted during the assessment are indeed occurring.

Equality Issues

8.18 Local Authorities have a duty to consider the effect of their actions on minority groups within society. As a result, an Equalities Impact and Needs Assessment is being carried out alongside the SA/SEA to ensure that specifi c measures are included in the fi nal plan to address any equality issues. The Equalities Impact Needs Assessment Scoping Report has been completed and is available on the Council’s websites.

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Participation to Date

9.1 It is important that there is ample opportunity for the local community and other stakeholders to have a meaningful input into the preparation of the AAP.

9.2 There has already been extensive participation in the preparation of the AAP to date, including the creation of a Future Forum group (a representative group of local people who spent several days examining the AAP Issues and Options in detail in the light of baseline information). It also involved the publication of newsletters, community surveys, participation on the Issues and Options in October / November of 2006 and this

9. Participation and Community Involvement

Date Stage Stage description

January – July 2006

1.Pre-production

Pre-production consultation on issues and objectives and generation of possible optionsInitial baseline studiesPre-production sustainability appraisal scoping report

Reg. 25

October /November 06

February/March 07

June 07

2. Production

Consult on Issues and Options Report

Consultation on draft Longbridge AAP – Preferred Options document and draft Sustainability Appraisal.

Consideration of representations on Preferred Options and preparation of submission AAP ,

Submission of AAP to Secretary of State

Reg. 25

Reg. 26

Reg. 27

Reg. 28

October07*

3. Examination

Consideration of representations on submitted AAPExamination in Public

Reg 29

Reg. 34

April 08June 08

4. Adoption Receipt of Inspectors report Adoption of AAP

Reg. 35Reg. 36

Timetable for preparing the Area Action Plan

participation on Preferred Options is part of this continual community engagement process.

Next Steps

9.3 Birmingham City Council and Bromsgrove District Council now invite you to make comments on the Preferred Options. These will be drawn together and the Submission Stage Document will be prepared for submission to the Secretary of State and independent examination. That document will again be the subject of consultation.

9.4 The table below sets out the stages of the AAP process.

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10. Glossary of Terms

Term Abbreviation (where used)

Meaning

Advantage West Midlands

AWM The Regional Development Agency for the West Midlands.

Affordable Housing

Low cost market housing and subsidised housing irrespective of tenure, ownership or fi nancial arrangements, available to people who cannot afford to rent or buy houses generally available of the open market.

Allocation The use assigned to a piece of land in a local Development Plan.

Centro The executive arm of the West Midlands Passenger Transport Authority.

Commitments Land that is the subject of an existing planning permission and other projects or proposals where it is accepted will take place due to fi nancial or other reasons.

Community Strategy

Strategies for enhancing the quality of life of the local community which each local authority has a duty to prepare under the Local Government Act 2000. They will be developed and implemented by a local strategic partnership and should include: a long term vision; an action plan; shared commitments to, and proposals for, implementation; and arrangements for monitoring and review.

Conservation Area

Areas designated by the local planning authority which are considered of special architectural or historic interest, the character or appearance of which it wishes to preserve or enhance.

Convenience Retail

The provision of everyday essential goods, including food and other grocery items.


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Comparison Retail

The provision of items not obtained on a frequent basis, including clothing, footwear, household and recreational goods.

Corridor Area linking two or more centres normally focused around transport infrastructure.

Density Measure of the number of dwellings per hectare (ha).

Employment Hub

A focal point for jobs and training, advice and guidance related to major development, involving partner agencies e.g. local Access to Employment groups.

Employment Land

Land allocated in a Development Plan for business (B1), industrial (B2) and storage/distribution (B8) uses.

Environmental Impact Assessment

EIA Procedure and management technique that ensures that the likely effects of new development on the environment are fully appraised and taken into account before the development is allowed to go ahead.

Flood Plain Land adjacent to a watercourse over which water fl ows, or would fl ow but for defences in place, in times of fl ood.

Green Belt Land designated in development plans to be kept open in accordance with PPG2.

Government Offi ce of the West Midlands

GOWM Combined offi ces of key Government Departments at the West Midlands level.

Greenfi eld Land Undeveloped land.

Gross Retail Floor Space

The area ascertained by the total internal measurement of the fl oor space, including all areas allocated for storage.

Hi-tech (Or High Tech) Industry

Advances manufacturing, computing or other state of the art industry (e.g. biotechnology).


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High Technology Corridors

HTCs Specifi c corridors identifi ed, within which cluster development closely related to the regions critical research and development capabilities and advanced technologies, will be promoted.

Landscape Protection Area

Local designations of areas where it is considered that the character of the countryside and the quality of the landscape merits special protection.

Local Transport Plan

LTP Plan prepared by the Strategic Planning Authorities dealing with transport priorities and actions to be taken.

Major Investment Site

MIS Sites to accommodate large scale investment by single users with and international location choice. Designed to help diversify and restructure the Regional economy.

Major Urban Areas

MUAs The focus of Urban Renaissance, which will underpin the spatial strategy. There are 4 MUAs in the West Midlands: Birmingham, The Black Country, Coventry and the North Staffordshire Conurbation.

Mixed Use Development

A new development that makes provision for a variety of uses – e.g. residential, retail and business. An example of this might be the Mailbox in Birmingham.

Material Recycling Facility

MRF A special sorting ‘factory’ where mixed recyclables are separated into individual materials prior to despatch to reprocessors who wash and prepare the materials for manufacturing into new recycled products.

Net Retail Floor Space

The area ascertained by the internal measurement of the fl oor space used for retail sales.

Offi ce of the Deputy Prime Minister

ODPM The Government Department with responsibility for planning issues.


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Paleo-environmental

Deposits which contain remains of past environments conditions – indicated by pollen, vegetation etc. These may show indirect evidence of human activity.

Park & Ride Long stay parking areas at the edge of a built up area linked by frequent public transport links to the city centre.

Planning Policy Guidance Note

PPG Document prepared and issued by Central Government setting out is policy on different aspects of planning. Local authorities must take their content into account in the production of development plans.

Primary Route Network

PRN Motorways, Trunk Roads and other primary routes identifi ed to be of regional strategic importance.

Railhead A rail connected terminal that provides loading and unloading facilities for onward collection or distribution of goods or materials by road or waterway.

Regional Investment Site

RIS High quality, regionally identifi ed sites of 25-50ha attractive to external investment designed to support the diversifi cation and modernisation of the regional economy especially in relation to the Region’s cluster priorities.

Regional Logistics Site

RLS Regionally identifi ed sites to provide opportunity for the concentrated development of warehousing and distribution uses.

Retail uses Shops (A1). Professional and Financial Services (A2) and Food & Drink (incl. Hot food takeaways)(A3).

Rover Task Force Task force set up by the Government in the wake of the decision by BMW to sell their interest in Rover cars.


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Appendix 1 – Evaluation of Options

Employment LedOption 1

Mixed-Use Employment LedOption 2

Mixed-Use Town Centre LedOption 3

Mixed-Use Residential LedOption 4

Implications for Preferred Option

Conformity with AAP vision and objectives

Overall inconsistent although it may allow some economic regeneration that misses the opportunities to provide a sustainable mix use development

Consistent, although likely to extend beyond the plan period

Consistent, although signifi cantly does not provide a Regional Investment Site

Overall consistent, although signifi cantly does not provide a Regional Investment Site and the 10,000 jobs target may not be reached.

Mixed use options with high levels of employment most likely to deliver vision and meet objectives

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Conformity with Regional Spatial Strategy

Generally consistent with the policies to:- protect industrial and employment land;- support the regional economy; - develop a Regional Investment Site within Birmingham to Worcester CTB

Generally consistent with the policies to- protect industrial and employment land and support the regional economy; - develop a 25ha Regional Investment Site within Birmingham to Worcester CTB Development of new retailing/leisure

Inconsistent with some policies, namely to:- protect industrial and employment land;- create a 25ha Regional Investment Site within the Birmingham to Worcester Central Technology Belt; andPolicies on retail and the approach to leisure.

Inconsistent with some policies, namely to:- protect industrial and employment land; and- create a 25ha Regional Investment Site within the Birmingham to Worcester Central Technology Belt.The level of retail is only acceptable if it meets local need

Considered essential for the preferred option to provide a Regional Investment Site (of at least 25 hectares in an appropriate location and confi guration) and to not exceed 10,000m2 gross of retail fl oor space (non-food).The preferred option will also need to appropriately justify the loss of industrial and employment land.Proposals for housing in Bromsgrove would need to be considered as within boundary of Major Urban Area.


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Bromsgrove District Local Plan

Consistent with DLP policies to:- protect industrial and employment land; and- protect and enhance existing centres.Consistent with the Council’s housing moratorium.

Inconsistent with some DLP policies to protect industrial and employment land.Consistent with DLP policies to protect and enhance existing centres.Inconsistent with the Council’s housing moratorium.

Inconsistent with some DLP policies to:- protect industrial and employment land; and- protect and enhance existing centres.Inconsistent with the Council’s housing moratorium.

Inconsistent with DLP policies to protect industrial and employment land.Neutral when assessed against DLP retail policies (providing it is demonstrated there is no material harm to existing centres).Inconsistent with the Council’s housing moratorium.

Options involving housing and retail uses need to consider implications of housing moratorium and impact on centres in Bromsgrove


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Conformity Birmingham with Community Strategy

Generally consistent - supports BCC’s objective of creating work opportunities, business development, and a successful and sustainable place in the world economy and providing a supply of suitable industrial land.It does not however create a vibrant urban village, or contribute to population increases, or the supply of affordable housing

Generally consistent -supports BCC’s:- objective of creating work opportunities and business development; - successful and sustainable place in the world economy and providing a supply of suitable industrial land; and- strategy to create vibrant urban village and increase the supply of affordable housing.

Generally consistent -supports BCC’s:- objective of creating work opportunities and business development; - successful and sustainable place in the world economy and providing a supply of suitable industrial land; and- strategy to create vibrant urban villages and increase the supply of affordable housing.

Generally consistent - supports BCC’s:- objective of creating work opportunities and business development; - successful and sustainable place in the world economy and providing a supply of suitable industrial land; and- strategy to create vibrant urban villages and increase the supply of affordable housing.

The options – particularly mixed-use options 2 to 4 - are generally consistent with BCC’s Community Strategy.

Conformity with Bromsgrove Community Plan

Consistent with BDC’s Community Plan.

Generally consistent with BDC’s Community Plan although it does less to assist in promoting Bromsgrove District as a business location.



The options are generally consistent with BDC’s Community Strategy.


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Viability & Deliverability

Not viable or deliverable. Large RIS will not be delivered until well after Plan period. On site infrastructure / reclamation costs and existing use values signifi cantly exceed values created.

Minor shortfall in funding viability.

Viable and deliverable.

Viable and deliverable.

Mixed use options with a greater amount of housing and retail than Option 2 needed to ensure development is viable and deliverable.

Moderate support for this option from the survey with 44.7% who strongly agree or agree. Moderate levels of

Highest level of support for this option from the survey with 60.3% who strongly agree or agree.Lowest levels of dissatisfaction for this option from the survey with 21% who are against or are strongly against.

High level of support for this option from the survey with 51.5% who strongly agree or agree. Moderate levels of dissatisfaction for this option from the survey with 29.8% who are against or are strongly against.

Low level of support for this option from the survey with 36.3% who strongly agree or agree. High levels of dissatisfaction for this option from the survey with 44.9% who are against or are strongly against.

Option 2 has the highest level of support and the lowest level of dissatisfaction, the second most popular option is Option 3, followed by Option 1, and Option 4. The preferred option should ensure that the 10,000 jobs target is met fi rst, and then consider opportunities for housing and other uses.


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Highest level of support from statutory consultees in particular from Government Offi ce of the West Midlands (GOWM), Regional Assembly, Worcestershire County Council (WCC). The reasons included:- provides the greatest number of jobs and consistent with planning policies industrial and employment land and- protects existing centres. Low level of opposition from statutory consultees.

Second highest level of support from statutory consultees and key stakeholders in particular from Regional Assembly and Central Technology Belt. Low level of opposition from statutory consultees and key stakeholders.

Low level of support from statutory consultees. Key supporters included Advantage West Midland (AWM).Highest level of opposition from statutory consultees and key stakeholders in particular from GOWM, Regional Assembly, WCC, Central Technology Belt and Highways Agency. The reasons include the level of retail development and the lack of a Regional Investment Site.

Low level of support from statutory consultees. Key supporters included St Modwen.Moderate level of opposition with this option from Regional Assembly, and Highways Agency. The reasons include the level of retail development, the lack of a Regional Investment Site, the lack of job creation, the level of housing.

The preferred option should include signifi cant elements of Option 2 with careful consideration given to additional housing and retail.


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Overall Evaluation of option

Generally consistent with National, regional and local policy. However, not recommended for preferred option for the following reasons:- inconsistent with AAP vision and objectiveNot viable or deliverable

Consistent with: - AAP vision and objectives;- National and regional policy; and most local planning policy;- Community strategies;- Sustainability appraisal;Highest level of overall support from the consultation responses. However, need to improve deliverability and viability.

Large town centre not recommended given:- signifi cant inconsistencies compared to national and regional policy;- inconsistent with local planning policy.

Lack of RIS and loss of employment land. Inconsistent with Regional and local policies and recommended.

The results provide support for a preferred option that is based on option 2, to provide 10,000 jobs and a 25ha Regional Investment Site, but with a greater mix of uses, namely additional housing and retail to support deliverability and viability and provide a wider range of social, economic and environmental benefi ts.


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Use Reason For Rejection

Residential Land Use Variation Planning guidance advises that a sequential approach should be adopted to the identifi cation of land for housing. This request that previously developed land be used for housing before greenfi eld land is developed.Sustainability appraisal demonstrates use of greenfi eld land is not sustainableThe land adjacent to Groveley Lane / Cofton Centre has more landscape value conspicuous in the landscape and has some ecological valueThe proposed new housing could lead to pressure for development of further land to the east

Provision of a Major Investment Site

Large employment site of 50 hectare not deliverable or viable in this location


Contact Details:

Liz Jesper

Planning and Regeneration

Birmingham City Council

Alpha Tower

PO Box 28

Suffolk Street

Birmingham

B1 1TU

Tel : 0121 303 3121

Email : [email protected]

Prepared by Barton Willmore Graphics

Mike Dunphy

Planning Policy

Bromsgrove District Council

The Council House

Burcot Lane

Bromsgrove

Worcestershire

B60 1AA

Tel : 01527 881325

Email : [email protected]