1

Development Ready

DevelopmentReady

BLOOMFIELD ROADTiptonDEVELOPMENT PROSPECTUSJULY 2014

2

This document has been prepared by:

Planning Regeneration Team

Regeneration and Economy DirectorateSandwell MBCSandwell Council HouseFreeth StreetOldburyB69 3DE

For further information telephone 0121 569 4254 or emailhayley_insley@sandwell.gov.uk

CONTENTS

1. INTRODUCTION 3 1.1 Vision 3 1.2 Key Objectives 4

2. THE SITE 4 2.1 Wider Context 4 2.2 Site Context 5 2.3 Site History 6 2.4 Ground Conditions 8

3. POLICY CONTEXT 12 3.1 National Policy 12 3.2 Sub-Regional Policy 12

4. URBAN DESIGN 14 4.1 National Policy 14 4.2 Key considerations 14 • Access • Amount • Use • Scale • Landscaping • Appearance • Security • Layout

APPENDICESAppendix 1 - Black Country Core Strategy Policies 18Appendix 2 - Abnormal Costs 22

3

Development Ready

This document has been prepared by:

Planning Regeneration Team

Regeneration and Economy DirectorateSandwell MBCSandwell Council HouseFreeth StreetOldburyB69 3DE

For further information telephone 0121 569 4254 or emailhayley_insley@sandwell.gov.uk

1. INTRODUCTION

1.1 VISION

This site is being offered to the market to enable its development for a sustainable residential scheme to come forward. The development of this site in an up and coming residential growth area of

Tipton will contribute to the regeneration of the area from industrial to an attractive location in which to live. The site will contribute to the existing housing offer in the area, and provide much needed sustainable housing in an appealing location for family living.

Figure 1: Indicative site layout

This Development Prospectus has been prepared to assist potential purchasers and developers in understanding the potential for this development site in Tipton for a residential scheme.

The purpose of this brief is to provide useful site information and essential planning and design guidance for the site’s development. It is designed to assist potential developers in determining the acceptability of proposals and detailed planning applications. The normal procedures for planning consent still apply and this document is supportive to that process. It has not been formally adopted as a supplementary planning document.

The Development Ready Team will be able to assist potential developers in the planning process in bringing this site forward for development.

Ensuring that a new high quality living environment is provided together with improvements to the public realm will change the environmental quality of the area, provide better access to open space and alter its perception for the existing community, as well as improving safety and security.

4

1.2 KEY OBJECTIVES

• To assist in providing high quality housing in this established part of Tipton.

• Create a high quality development that will complement the adjoining existing residential development.

• To provide a mix of sustainable homes which will meet the housing needs of families in this area

• The potential to provide approximately 25 new homes with associated infrastructure.

• Links to be established between this site and the existing residential area and nearby open space

• Creating a development that will provide a pleasant living environment for families.

2. SITE2.1 WIDER CONTEXT

The site is located near the edge of the borough within Tipton. It lies off Bloomfield Road which has a mixture of industrial and residential uses with ‘The Cracker’ nearby open space. Bloomfield Road runs north-south providing links to the strategic highway network between Dudley and Oldbury and links to the A4123 which joins with the Black Country Route.

The motorway network can be accessed at Junction 9 near Wednesbury approximately 4 miles to the north. The Birmingham to Wolverhampton railway line runs to the north with Owen Street providing the nearest accessible station.

Figure 2: Wider Context

5

Development Ready

Public transport is available via bus services linking the area to Walsall and Dudley. The nearest shops are located at Princes End 800m to the north.

2.2 SITE CONTEXT

The site is surrounded on three sides by roads, Bloomfield Road, Brown Lion Street and Hipkins Street. The rear of the site borders with Brymill Industrial Estate. Residential buildings are situated opposite the site on Bloomfield Road as well as Angle Ring Company. A car sales business lies opposite the site along Brown Lion Street adjacent to a new residential development recently completed. The narrow lane comprising Hipkins Street leads to more housing.

The site which is approximately 1.37 acres (0.55 hectares) in size has been unused for a number of years. The site is currently occupied by a number of vacant buildings, formerly known as Roman Mosaic. Currently on site there eight buildings including offices to the front, workshops and warehouse/showroom to the rear, a number of which are vacant. The site has been subject to vandalism in the past, hence the desire to release the site for a more appropriate and beneficial use.

Figure 3: Site Location

Bloomfield Road rises to the north and therefore there are issues with levels. Hipkins Street and Brown Lion Street also initially rise eastwards from their junction with Bloomfield Road then begin to fall where they meet Brymill Industrial Estate. There are a number of poplar trees within the site boundary adjoining Hipkins Street.

6

Figure 5: 1904

Plans from 1904 show very little development although now there is a road running to the rear of the site, currently Brymill Industrial Estate called Soapworks Walk.

2.3 SITE HISTORY

Figure 4: 1887

Historic plans for this site from 1887 show that there was a range of buildings across the site. Some may have been industrial but there may also have been some housing. Malthouses are shown to the north east of the area as well as opposite the site on Bloomfield Road.

7

Development Ready

Figure 7: 1966

By 1966, a Bone Processing Works appears to the south of the site bordering Brown Lion Street. The Iron Foundry still exists to the north east, and the plans show that some of the former units have now been demolished although a number of units, probably residential, still remain to the north of the site. New residential appears to the north of Hipkins Street.

Figure 6: 1920

In 1920, the Malthouses have now become an Iron Foundry. The site remains unchanged and still accommodates a number of buildings on site.

This site has previously been considered for residential, with pre-application discussions taking place between potential developers and the council. A scheme was previously prepared for a layout consisting 39 units although this was reduced to 34 units by a revised scheme.

8

24 GROUND CONDITIONS

Historic mapping from 1966 shows that a bone processing works occupied the site. From 1920 to 1966 an iron foundry adjacent to the site to the north is shown. Mapping from 1966 shows an engineering works around 32m to the south west of the site and Brymill Steel Works around 10m to the south

Site investigations are in existence from 1990 and 2003 and show that there is a possibility of made ground in existence associated with the development and redevelopment and coal mining that has taken place in the vicinity of the site. Below made ground there is likely to be Etruria Marl strata consisting of red, brown and grey bedded sandstones and mudstones. This is considered a minor Aquifer by the Environment Agency.

In terms of groundwater, reports indicate that there are no recorded licensed discharge consents or licensed abstractions within 1 km of the site. It is considered that the groundwaters within the vicinity of the site are of medium sensitivity,

The nearest water features to the site are at Birmingham Canal 650 metres away and Swan Brook, 970 metres from the site. Within 1 km of the site there are surface water abstraction licences, and a number of discharge

consents. However, the surface water within the vicinity of the site is of medium-low sensitivity.

There is no evidence of quarrying within the area although there are records of three clay pits which have been backfilled within the area. Within 500m of the site there are a number of registered landfill sites, waste transfer sites and waste treatment sites.

Topography

As previously mentioned, Bloomfield Road rises to the north and there are also differences in levels along Hipkins Street and Brown Lion Street. Therefore any development of this site will need to take account of the levels differences and the impact it may have on the overlooking of existing nearby developments and visibility.

Coal Workings

In house records show that there are no known mineshafts within the boundaries of the site. Although there is no recent coal workings within the vicinity there are records showing past mining which ceased in 1917. Therefore potential developers are advised to make their own enquiries of the Coal Authority.

Statutory Undertakers Apparatus

The plans for this area show underground services for

telecommunications (BT Openreach) within the footpaths of Bloomfield Road, Brown Lion Street and part of Hipkins Street. Underground cables run along the eastern end of the site to the Brymill Industrial Estate with overhead cables running partly down Hipkins Street and for a short length of Brown Lion Street. A spur from the underground provision can be found entering the site for a short distance to the north.

Information from Western Power Distribution show that low voltage cabling is located within the footpaths of the surrounding roads as above. High voltage (11kV) cabling can be found running the length of Bloomfield Road with additional high voltage cabling (33kV) being provided further east and south of the site, on the edge of Brymill Industrial Estate and to the south of the car sales area located to the south of Brown Lion Street respectively.

Sewers and Drainage

Plans obtained from South Staffs Water show existing mains located underground along Bloomfield Road, HIpkins Street and Brown Lion Street. No mains actually cross the site.

Severn Trent Water plans show public foul gravity and public surface gravity pipes lying within Bloomfield Road, Hipkins Street and Brown Lion Street. A foul gravity pipe runs to the east of the site joining

9

Development Ready

Hipkins Street with Brown Lion Street.

Highways

Information obtained shows that Bloomfield Road, Hipkins Street and Brown Lion Street are adopted highway (see Figure 8). Land coloured blue on Figure 9, which is not part of the development site, is not part of the adopted highway and could become a ransom strip. Owner of this land is not known.

We would expect a footpath to be provided adjacent the site at Brown Lion Street. Works are also expected to be undertaken to Brown Lion Street although a date when these works will be done has not yet been set.

Air and Noise Quality

There is no requirement to undertake a detailed air quality assessment, however, it is would recommended that the developer considers the adoption of appropriate measures detailed in the West Midlands Low Emissions Towns and Cities Programme - Good Planning Guidance document (A copy can be provided on request) to offset the emission creep associated with new developments. At the current time the document has not been formally adopted by Sandwell Council, but we are encouraging developers to adopt the measures. Given the size and scale of the development, mitigation measures would fall in to

Type 1 – Provision of electric vehicle charging points.

The site is located in close proximity to industrial land (which may have plant and machinery operating outside of normal working hours). It is recommended that an independent noise consultant undertakes a comprehensive assessment to determine noise levels on the site. The same must identify any noise mitigation measures that might be required so to meet the standard of BS8233:2014.

Archaeology and Conservation

The site does not lie within an Area of Archaeological Importance nor is it affected by any Listed Buildings or structures which will need to be taken into consideration in the development of this site.

10

Figu

re 8

: Ado

ptio

n re

cord

s

11

Development Ready

Figure 9: Adopted highway

12

3.1 NATIONAL POLICY

The National Planning Policy Framework (NPPF) sets out the government’s planning policies for England and how these are expected to be applied. The purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainable development: economic, social and environmental. The social and environmental roles are most applicable to the proposed development of the Bloomfield Road site, as it supports strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations as well as improving the overall environmental quality of the area. It also assists in creating a high quality built environment with accessible services that reflect the community’s needs and support its health, social and cultural well being.

3.2 SUB-REGIONAL POLICY

The Core Strategy (2011) The Core Strategy (2011) is a spatial planning document (dealing not only with land use but also environmental, economic and social issues) that sets out the spatial vision, objectives and strategy for future development in the Black Country up to 2026. This document sets out a regeneration corridor approach and contains broad proposals, core policies and a monitoring and implementation framework. Bloomfield Road is located within Regeneration Corridor 9 of the Core Strategy.

There are various policies within the Core Strategy which will be relevant in assessing the future development proposals of the Bloomfield Road site. These include;

WM5 Resource Management and New Development

ENV3 Design Quality

ENV5 Flood Risk, Sustainable Drainage Systems and Urban Heat Island Effects

ENV6 Open Space

ENV7 Renewable Energy

HOU2 Housing Density. Type and Accessibility

HOU3 Delivering Affordable Housing

These are described in more detail in Appendix 1.

3.3 LOCAL POLICY

The Site Allocations and Delivery DPD (2012) will guide development within the Borough until 2021. It will do this by providing allocations and local policies. The SAD is in conformity with and delivers the spatial strategy set outwithin the Core Strategy. The Site Allocations and Delivery DPD has identified the Bloomfield Road site as a Housing Site. Therefore, the relevant policies which need to be considered for future housing on this site are;

SAD H1 – Housing Allocations relates to those sites identified for accommodating 10 or more dwellings and which may also be able to accommodate other ancillary uses such as health centres or schools.

3.0 PLANNING POLICY

13

Development Ready

SAD H3 – provides additional information to Policy HOU3 of the Black Country Core Strategy in relation to the provision of appropriate affordable housing to meet the housing needs and demands of the area.

SAD EOS 4 – Community open space should be provided as part of new housing developments where spaces are not available within easy access. In this circumstance, it may be more appropriate to provide a S.106 contribution to enhance nearby open space rather than provide on site provision. The exact amount can be calculated once a definite scheme has been identified. The SPD on Planning Obligations will provide more detail.

SAD EOS 5 – Opportunities for the inclusion of environmental infrastructure into all new developments should be explored. Regard should be had to the Environmental Infrastructure Guidance Phase 1 and 2 Technical work.

SAD EOS 9 - relates to the assessment of new developments in line with the Urban Design Principles in accordance with policy ENV3 of the Core Strategy.

SAD DC6 – Where there may be ground contamination issues, the Council will expect planning applications to be accompanied by appropriate information in relation to

the ground conditions, remedial measures to deal with contaminants, ground instability or other constraints.

Reference should also be made to other adopted Planning Guidance documents which may contain information relevant to the development. Of particular note is the Planning Obligations Supplementary Planning Guidance (2011) which provides clarity on the type of planning obligations likely to be negotiated as part of discussions for new development proposals. This covers contributions likely to be generated for open space and play provision, affordable housing, education, training and skills to name a few.

It also sets out what the council considers, or does not consider being ‘Abnormal Costs’ which may affect the viability of development of a site. Developers will be

required to evidence how they have derived at such costs over and above what is considered normal for the development to proceed. This will be subject to a viability assessment and the council may negotiate a reduced contribution if a case can be proved. Each development will be assessed on its own merits.

Other Supplementary Planning Guidance documents can be found on the Council’s website http://www.sandwell.gov.uk/downloads/200275/planning_and_buildings

A list of these Abnormal Costs can be found in Appendix 2.

14

4.0 PLANNING POLICY4.1 DESIGN PRINCIPLES

New development will be required to be of the highest quality design and demonstrate how physical and functional integration with the existing surroundings is to be achieved through;

• the appropriate location, siting, orientation, scale, massing, design and means of access;

• providing appropriate physical pedestrian and visual linkages through and into the site;

• placing particular emphasis on the relationship between new development and street frontages to promote activity and surveillance;

• defining different character areas, through the design of built form and the streetscape;

• the introduction of taller buildings at key landmark locations which assist in improving the built form and legibility of the area;

• promoting safe and secure public and private spaces through appropriate design and layout, providing for natural surveillance and incorporating appropriate levels of lighting;

Particular care will need to be taken with the design of housing in order to establish strong communities. Thus they should offer generous

internal space standards and good quality accommodation capable of meeting the minimum standards set out in the Residential Design Supplementary Planning Guidance.

For further information please access the Council’s Revised Supplementary Planning Guidance on Residential Design 2014 at http://www.sandwell.gov.uk/downloads/file/4164/residential_design_guide_spd_2014

4.2 KEY CONSIDERATIONS

• opportunity to provide a new and distinctive residential development with a variety of sustainable housing types and tenures;

• provide active edges to the street with housing.

• provide private off street car parking, with potential for on street visitor parking where appropriate. Parking cannot dominate the streetscene and should work proactively with the general plot arrangement and design of the street and landscape spaces, helping to promote a sense of place;

• provide direct and practical pedestrian access to the front of the property to allow space from building faces to parking areas;

• provide a visual focal point at key points and road entrances;

• provide pedestrian access to streets, parking areas and

private amenity space that is direct, convenient and overlooked;

• promote robust boundary treatments but develop an opportunity for green soft planting including trees and hedges to help soften the street scene.

• As the Council has adopted “Building for Life” and the scheme is expected to achieve at least silver standard, developers are advised to structure the statement around the 12 Building for Life questions so that evidence is provided regarding how the design has evolved and how it has been evaluated using Building for Life.

• The development should also achieve Level 3 or above in the Code for Sustainable Homes

The design principles are shown on Figure 10.

Access

There are no footpaths, bridleways, roads or other public rights of way, (used or otherwise and with or without legal status) which traverse or immediately adjoin the site. Vehicular access to the site would be gained off Brown Lion Street. Pedestrian links would be best provided off both Brown Lion Street and Hipkins Street to ensure safe and direct access from and to the site and adjoining areas.

15

Development Ready

Figure 10: Design Principles

Amount

An indicative layout has been produced which adheres to the adopted Residential Design Guide and the key principles of design. This shows that the site could accommodate 25 units, with a mixture of 2 bed apartments, and 3 and 3 bedroomed houses with sufficient amenity space and car parking provision on plot. Other schemes may be considered so long as they meet the provisions of the Residential Design Guide and other adopted policies in the Development Plan.

Use

The Site Allocations and Delivery DPD (SAD) 2012 has identified this site for residential purposes. In terms of the affordable housing needs, the Housing Needs and Demand Study appended document “Balancing Housing Markets Housing Stock Analysis Final Report 2007” indicates that there is a total shortfall of over 1,532 affordable housing units in the Tipton area. There is a shortfall across for 2, 3 and 4 bed units.

The Balancing Housing Market notes that, in terms of all bedroom sizes, there is a surplus of 444 market properties in the Tipton area. The majority of the surplus relates to 1-bed flats and 2 and 3-bed houses. The only significant stock deficits are seen for 2 and 3-bed flats.

Scale

Given the difference in levels and the prime frontage to Bloomfield Road, it is suggested that 3 storey apartments would be appropriate in this location which would also be of a greater scale to create focal

16

corner plots. The remainder of the site could accommodate the mix of 2 and 3 bed properties which would ideally be 2/2.5 storey units. There could be a mix of detached, semi-detached or terraced properties.

Landscaping

The site does not contain any trees worthy of retaining although new development would benefit from the introduction of trees and other landscaping to the frontage of the site to improve the street scene. Appropriate landscaping within the site will be encouraged as long as there is an agreed maintenance plan.

Appearance

The Council shall be seeking high quality innovative design solutions. A composition of material types will be expected on the façade treatment, for example the selective use of render and/or treated wood in addition to traditional brick would be considered.

The indicative design shows how each dwelling fronting onto the road has windows from “active” rooms positioned to overlook the street in order to promote informal surveillance. Plots located on the junctions of roads have been designed to be “dual aspect” with windows and active rooms positioned to overlook both streets.

It is important that visually the design of new development

sits comfortably in its physical context of the surrounding area and a palette of materials both for built form and street design will be considered and secured through the Development Control process.

Bin/refuse/recycling and cycle storage facilities shall be located to the side or rear of dwellings, so that there is minimal impact on the street scene. The development of each plot shall be of a high quality design in order to make a positive impact on the street scene.

Appropriate boundary treatment shall establish a clear distinction between public and private space.

Security

Residential development should be designed to address the street and provide enclosure of rear boundaries, and so promote natural surveillance and security. Car parking areas and pedestrian routes must be overlooked, dwellings must not back onto the road network or spaces within the development and corner plots should be designed to be dual aspect without gardens siding onto the public realm and impacting on the streetscene. This may not be possible in every instance, but should be a key principle on which development of the site is based.

17

Development Ready

Layout

The layout of new development must:

• achieve minimum spatial (living and highways) standards,

• appreciate the immediate context in terms of scale and spatial separation distances,

• achieve minimum car parking standards,

• reinforce existing connections,

• provide a permeable pedestrian and vehicular network,

• provide a legible environment where visual linkages through, out and into the space are enhanced through the design of built form and streetscape.

• set appropriate building heights, set backs and road widths for specific locations.

18

Appendix 1 – Black Country Core Strategy Policies

WM5 - RESOURCE MANAGEMENT AND NEW DEVELOPMENT

All new developments should:

- address waste as a resource;- minimise waste as far as possible;- manage unavoidable waste in a sustainable and responsible manner, and- maximise use of materials with low environmental impacts.

Where a proposal includes uses likely to generate significant amounts of waste, these should be managed either on-site or as close as possible to the source of the waste. Resource and waste management requirements should also be reflected in the design and layout of new development schemes. Wherever possible, building, engineering and landscaping projects should use alternatives to primary aggregates such as secondary, and recycled materials, renewable and locally sourced products, and materials with low environmental impacts. Where redevelopment of existing buildings or structures and/ or remediation of derelict land is proposed, construction, demolition and excavation wastes (CD&EW) should be managed on-site where feasible and as much

material as possible should be recovered and re-used for engineering or building either on-site or elsewhere (see MIN2).

Consideration should also be given to how waste will be managed within the development once it is in use.

Major Development Proposals

Planning applications for major development (as defined in the Town and Country Planning (Development Management Procedure Order) should include supporting information explaining what material resources will be used in the development, and how and where the waste generated by the development will be managed. This should cover the following, where applicable:

- Construction waste management – resource efficiency targets, tonnages of CD&EW generated by type, methods of management, and what proportion will be managed onsite/off-site;

- Secondary and recycled aggregate production – tonnages of aggregate produced from re-used or recycled CD&EW generated by the development;

- Responsible sourcing of building, engineering and landscaping materials – use of materials with low environmental impacts, use of alternatives to primary aggregates, renewable, and

locally sourced materials;

- Provision for on-site management of waste – details of the provision to be made for management of waste within the development once it is in use, such as waste management systems and storage of non-recyclable and recyclable waste. Supporting information may include a site waste management plan (SWMP) where one has been prepared. Alternatively, information may be included within a waste audit, design and access statement, or planning statement.

ENV3 - DESIGN QUALITY

Development proposals across Sandwell will deliver a successful urban renaissance through high quality design that stimulates economic, social and environmental benefits by demonstrating that the following aspects of design have been addressed through Design and Access Statements reflecting their particular Black Country and local context:

- Implementation of the principles of “By Design” to ensure the provision of a high quality network of street, buildings and space;

- Implementation of the principles of “Manual for Streets” to ensure urban streets and spaces are designed to provide a high quality public realm and an attractive, safe and permeable movement network;

19

Development Ready

- Use of the Building for Life (12 questions) for new housing developments, to demonstrate a commitment to strive for the highest possible design standards, good place making and sustainable development, given local circumstances;

- Meeting Code for Sustainable Homes Level 3 or above for residential development and Building Research Establishment Environmental Assessment Method (BREEAM) Very Good or above for other development, or the national requirement at the time of submitting the proposal for planning permission, to demonstrate a commitment to achieving high quality sustainable design;

- Consideration of crime prevention measures and ‘Secured by Design’ principles;

- Including design features to reduce the urban heat island effect such as tree cover, green roofs and the inclusion of green space in development.

ENV5 - FLOOD RISK, SUSTAINABLE DRAINAGE SYSTEMS AND URBAN HEAT ISLAND EFFECTS

The Black Country Authorities will seek to minimize the probability and consequences of

flood risk by adopting a strong risk-based approach in line with PPS25. Development will be steered to areas with a low probability of flooding first through the application of the sequential test.

The Exception test will then be required for certain vulnerable uses in medium and high probability flood areas. Proposals for development must demonstrate that the level of flood risk associated with the site is acceptable in terms of the Black Country Strategic Flood Risk Assessment and its planning and development management recommendations as well as PPS25 depending on which flood zone the site falls into and the type of development that is proposed (see PPS25, table D1: Flood Zones to explain appropriate uses in flood zones).

To assist in both reducing the extent and impact of flooding and also reducing potential urban heat island effects, all developments should:

a) Incorporate Sustainable Drainage Systems (SUDs), unless it would be impractical to do so, in order to significantly reduce surface water run-off and improve water quality. The type of SUDs used will be dependent on ground conditions;

b) Open up culverted watercourses where feasible and ensure development does not occur over existing culverts where there are deliverable strategies in place to implement this;

20

c) Take every opportunity, where appropriate development lies adjacent to the river corridors, or their tributaries or the functional floodplain, to benefit the river by reinstating a natural, sinuous river channel and restoring the functional floodplain within the valley where it has been lost previously;

d) On sites requiring a Flood Risk Assessment, reduce surface water flows back to equivalent Greenfield rates;

e) Create new green space, increase tree cover and/or provide green roofs;

No development will be permitted within a groundwater SPZ1 which would physically disturb an aquifer, and no permission will be granted without a risk assessment demonstrating there would be no adverse effect on water resources. demonstrate that they have clearly addressed access to the development by all modes of transport, in particular walking, cycling, public transport and car sharing. This may involve the submission of a Transport Assessment or Transport Statement.

ENV6 - OPEN SPACE, SPORT AND RECREATION ENV6 OPEN SPACE, SPORT AND RECREATION

Developments that would reduce the overall value of the open space, sport and

recreation network in the Black Country will be resisted. Development that would increase the overall value of the open space, sport and recreation network will be encouraged, especially in the areas of deficiency.

Each Local Authority will set out policies and proposals for specific open space, sport and recreation facilities to ensure that standards are maintained both in terms of quantity and quality, loss of open spaces are resisted where necessary and open spaces are created where a deficiency is demonstrated.

This will not only improve the availability and accessibility to open space and recreational facilities, but will also improve the environment, reduce potential heat island effects and preserve and enhance industrial, archaeological and architectural heritage.

ENV7 - RENEWABLE ENERGY

All non-residential of more than 1000 square metres floor space and residential developments of 10 units or more gross (whether new build or conversion) must incorporate generation of energy from renewable sources sufficient to off-set at least 10% of the estimated residual energy demand of the development on completion. The use of combined heat and power facilities should be explored for larger development schemes. An

energy assessment must be submitted with the planning application to demonstrate that these requirements have been met.

HOU3 - DELIVERING AFFORDABLE HOUSING

The development capacity (more than 15 units) of the sites requires compliance with Planning Policy relating to the provision of affordable housing (25 per cent of total provision). The Council will seek to ensure that the development offers a mix and range of housing types that satisfy the identified needs of existing and future residents of the area.

21

Development Ready

22

Appendix 2 Abnormal Costs

The following development costs will not normally be considered as “abnormal”:-

• Demolition of existing buildings and clearance of the site.

• Removal or treatment of underground obstructions, cellars, basements and storage tanks.

• The location and treatment of abandoned mineshafts identified on CoalAuthority search enquiries.

• Diversion of existing services, sewers, culverted watercourses andoverhead power lines.

• Extinguishment of highway rights and grubbing out of any existing highway infrastructure that may affect the development.

• Re-profiling of a sloping site.

• Provision of retaining walls and retaining structures on a sloping site.

• The provision of land drainage unless associated with leachate control measures from a former landfill or encapsulation location.

• Additional foundation and drain protection measures to safeguardbuildings from the presence of trees.

• The eradication /treatment of Japanese Knotweed or

other invasive plant species.

• Any anticipated costs for area improvements by “planning gain”, Section 106 agreements.

The following may be considered as “abnormal” development costs:-

• Probe drilling and pressure grouting of cavities and voids associated with former mine workings and geological faulting beneath thefootprints of buildings within 50 metres of the ground surface.

• The removal of, or on-site treatment of, combustible/carbonaceous fills from beneath the footprints of proposed buildings.

• The on-site treatment of highly contaminated materials by specialist techniques such as, encapsulation/entombment, bio-remediation or thermal desorbtion.

• The provision of a capillary break layer to prevent recontamination of near surface soils as a result of re-charging of potentially contaminated ground water.

• The provision of an engineered cap layer to protect end users/ buildingfabric from contaminants.

• Protection measures to foundations/drainage systems to safeguard against very aggressive ground conditions, e.g. sacrificial materials,

protective coatings and treatments.

• Provision of active gas protection measures and certain aspects of passive gas protection measures to safeguard occupants of proposed buildings from elevated levels of ground gas, e.g. gas proof membranes, sub-floor ventilation blankets and ventilation provisions.

23

Development Ready

Think Local

A key Sandwell Metropolitan Borough Council objective is to positively influence its local economy, local people’s skills and local employment prospects. To help achieve this objective the Council ensure that the use of ‘Community Benefits’ clause in purchasing power is fair and transparent to help maximise prosperity and increase employment that will provide social and economic benefits for the people of Sandwell.

The proposal of ‘community benefits’ within planning developments will provide a diversity of employment in the area. This may includeconstruction posts during development and a range of employment in the longer term including retail and office based posts. The developments could also provide a range of opportunities for local businesses.

It is therefore recommended that any recruitment, training or purchasing requirements recognised in new and existing development works may be delivered via the following provisions:

‘THINK LOCAL’ Economy, Employment & Skills: 0121 569 2157

FIND IT IN SANDWELL Local Purchasing: 0121 569 2104www.finditinsandwell.co.uk

24

DisclaimerThe maps in this document are based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office. © Crown copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Sandwell M.B.C. Licence No 100032119 (2013).

This Development Prospectus has been produced on the basis of information available to and the policies practiced by the Council at the timeof its preparation. It has been produced in good faith but should not be solely relied upon, and prospective purchasers should make their own enquiries as appropriate. Developers should be mindful of this when reading the brief because of the accuracy of this information is time limited.

Useful ContactsHayley Insley Development Ready

0121 569 4254hayley_insley@sandwell.gov.uk