Church Road, Town CentreRedditch Borough Council – SPD – Church Road, Town Centre, Redditch –Approved September 2007 5 3. Site Description and Character 3.1 The site measures

Church Road, Town Centre(Formerly known as the North West Quadrant)

Adopted: 17 September 07

SupplementaryPlanning

Document

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This and other Local Development Framework documents can be madeavailable in large copy print, audio cassette, Braille or languages other thanEnglish. If you require the document in one of these formats please contact:

Suzanne Bennett, Communications Manager, Redditch Borough Council, Town Hall, Walter Stranz Square, Redditch, Worcestershire B98 8AHEmail: [email protected]

Supplementary Planning Document

Church Road, Town Centre, Redditch(Formally known as the North West Quadrant)

Contents

1. Introduction 12. Key Objectives of the SPD 43. Site Description and Character 54. Planning policy framework 75. Development Proposals and Design Strategy 176. Landscaping 287. Drainage/Public Utilities 288. Planning Obligations 289. Planning Application Requirements 2810. Further information 2811. Publications 29

Appendix A - Conservation Area Boundary Map 31Appendix B - Status of Buildings 32Appendix C - Land Use Map of Use Classes 33Appendix D - Current Access 34Appendix E - Future Access 35

PhotographsPhotograph 1: View from former bus depot towards Car Park No. 7 19Photograph 2: The former bus depot 19Photograph 3: View from Church Road toward Church Green 22

Conservation AreaPhotograph 4: View from William Street towards St. Stephens Church 23Photograph 5: View towards Car Park No. 7 25

MapsMap 1: The location of the Church Road site 2Map 2: Contextual location map of the Church Road site 3

PlansPlan 1: Illustration of possible development at Church Road 26Plan 2: Graphic indicative plan of the Church Road site. 27

Redditch Borough Council – SPD – Church Road, Town Centre, Redditch –Approved September 2007 1

1. Introduction

1.1 This document is a Supplementary Planning Document (SPD) to inform and guidedevelopment within the Church Road site, formally known as the North West Quadrant.This SPD is noted within the Local Development Scheme as being scheduled for adoptionin September 2007. This document will then be a material consideration when consideringapplications for development on the site. This document is supported and was developedalongside a Sustainability Appraisal which requires the development to be sustainable.

1.2 This SPD is focused on the Church Road area of the Town Centre. Under The Borough ofRedditch Local Plan No. 3, redevelopment of the site must follow Policy E(TCR).6. Thepolicy designates that development in the area is required to be:

Mixed use including retail, leisure and residential.

Make a positive contribution to the evening economy.

Development that integrates with existing buildings and design that reflects thecharacter of the area.

Development that enhances this part of the Town Centre and preserves or enhancesthe character of the nearby Conservation Area.

1.3 The location of the Church Road site is in the Town Centre of Redditch and is within easyreach of the motorway network, being less than 8.05km from Junctions 2 and 3 of the M42.The Church Road site represents a significant area within the Town Centre and containssome high quality buildings which are within the Church Green Conservation Area (SeeAppendix A). Located on the medieval site of the town, Church Road is bounded byUnicorn Hill, the Redditch Ring Way and Church Green West (see map 2).

1.4 This SPD will guide the redevelopment of Church Road and the surrounding area. Thechosen redevelopment approach will be comprehensive, however due to the sensitivelocation i.e. a proportion of the site being within the Church Green Conservation Area, theredevelopment must be sympathetic. Guidelines about how to achieve a comprehensiveand sympathetic redevelopment are outlined in this document.

1.5 The overarching aims of this SPD are for the redevelopment to make a positivecontribution to the vitality and viability of the area. New development must integrate withexisting buildings and enhance the character and appearance of this part of the TownCentre and the Conservation Area.

2 Redditch Borough Council – SPD – Church Road, Town Centre, Redditch –Approved September 2007

Map 1: Location of the Church Road site


Map2: Contextual location map of the Church Road site


2. Key Objectives of the SPD

The key objectives that should be achieved or fulfilled through the process of redevelopmentbased on this SPD are as follows:

To encourage a vibrant mixed use developmentReason: to ensure buoyant day and evening economy with retail, leisure and residentialdevelopment.

To ensure the site is safely accessible by a range of modes of transport.Reason: to reduce the need to travel by private car and to increase the desirability ofsustainable alternative modes of transport, particularly walking and cycling.

To ensure that the development can contribute to the reduction of climate changethrough the use of renewable energy sourcesReason: to comply with Government guidance and ensure the development is sustainable.

To ensure that the proposed development has sufficient flexibility in its design tocater for future user needs.Reason: the development will be more sustainable if it can cater for future needs anduses. Also to ensure the site and its buildings will be used in the future.

To ensure the design is of high quality, promotes community safety and fullyrespects local distinctiveness and architectural and medieval history.Reason: to improve the built environment and ensure built design is of the highest quality.

To ensure the new development integrates with existing buildings and is designedin a manner that protects and enhances the historic environment.Reason: to ensure that local history is preserved and valued and used as a positive tool indevelopment.

To ensure that development land uses are compatible with surrounding land uses.In particular Kingfisher Centre, residential properties and Church GreenConservation Area.Reason: to ensure the development does not have adverse effects on neighbouringactivities.

To ensure maximum regard to Biodiversity issues.Reason: to protect and enhance all aspects of the natural environment and reduce anynegative impacts.


3. Site Description and Character

3.1 The site measures approximately 5.35 Hectares in area. The site is located in the Abbeyward of Redditch and is bounded by Unicorn Hill to the south, the Ring Way to the northand west and Church Green west to the east.

3.2 In terms of topography, the site can be divided into two distinct areas. The northern partwhich includes the former bus depot, Smallwood Health Centre and Church Green West isrelatively flat. The southern part includes Chicago Rock, Bates Hill and Adelaide Streetand slopes relatively steeply down towards Unicorn Hill. The pathway from Bates Hill toAdelaide Street is another area of distinct gradient.

3.3 Some buildings within the development area are located within the Church GreenConservation Area (see Appendix A) therefore any redevelopment must be sympatheticand adhere to design principles established due to the close proximity to the ConservationArea. PPG15 'Planning and the historic environment' states that proposed developmentwhich would conflict with the objective of preserving or enhancing the character orappearance of the area would hold a strong presumption against granting planningpermission.

3.4 The site contains a number of vacant premises and substantial buildings such as atemporary Car Park No.7, Smallwood Health Centre and the former bus depot which areall in need of redevelopment. There is also scope to relocate other uses to allow the areato be redeveloped.

3.5 The site includes two listed buildings (See Appendix B). These are Red House, thebuilding in front of the Health centre on Prospect Hill, and 7- 11 Church Rd which isoccupied by Kerwood & Co. Solicitors and Back-up Employment Agency. These two listedbuildings date from the 18th Century. In terms of the local list there are a number ofbuildings within the site boundary that are included in the local list, these are: ChicagoRock (former Danilo Cinema), The County Court Building (former Post office), the formerNorth East Worcestershire College, Smallwood Hospital, No’s 2-6 Unicorn Hill and No 2Church Green West.

3.6 The Church Rd area is dominated by health facilities, notably located in Smallwood HealthCentre and Smallwood Hospital. There are other doctors’ surgeries located in Adelaide Stand William St (see Appendix C).

3.7 Along Church Green West and the top of Unicorn Hill the area is dominated by A2 uses(Financial and Professional Services) including the West Bromwich Building Society,Nationwide, Jobs, HSBC Bank and Hadley Property Management.

3.8 There are a small number of A1 (shops) retail uses in the area. The largest of these isApollo 2000, an electrical goods retailer located in William St, which is currently in theprocess of relocating.


3.9 The site contains a number of restaurants, cafes and pubs including:Jade GardenThe Red ChamberChicago Rock

3.10 The Central Marches Historic Towns Survey 1992- 1996 found that the Church Road areawas part of the historic core of Redditch and contains many medieval componentsincluding buried archaeological deposits. Included within these medieval components areMarket Place tenement plots and the Street system. These urban components formed themedieval Urban Form, which is still identifiable today.


4. Planning Policy Framework

4.1 This section sets out the guidance and policies from national to local level that anydevelopment must have regard to. The development plan for the Borough includes theRegional Spatial Strategy, the Worcestershire County Structure Plan and RedditchBorough Council Local Development Framework (Local Plan No.3). The followingguidance is considered to be particularly relevant to the Church Road site.

Planning Policy Statement 1: Delivery Sustainable Development

4.2 Planning Policy Statement 1 ‘Delivering sustainable Development’ sets out the overarchingplanning policies on the delivery of sustainable development through the planning system.PPS 1 notes that sustainable development is the core principle underpinning planning. Atthe heart of sustainable development is the simple idea of ensuring a better quality of lifefor everyone, now and for future generations.

4.3 Good planning ensures that we get the right development in the right place and at the righttime. It makes a positive difference to people’s lives and helps to deliver homes, jobs andbetter opportunities for all, whilst protecting and enhancing the natural and historicenvironment and conserving the countryside and open spaces that are vital resources foreveryone.

4.4 The four keys aims of PPS 1 are the achievement of social progress, protection of theenvironment, prudent use of natural resources and high and stable levels of economicgrowth and performance.

4.5 The guidance also seeks to promote high quality inclusive design by stating (Para 33):

“Good design ensures attractive usable, durable and adaptable places and is a keyelement in achieving sustainable development.”

4.6 This SPD seeks to produce developments where design is to a high quality and inclusive.To support the PPS this SPD encourages the use of specific design guidance whenproposing a new development including: By Design – Urban design in the planningsystem: towards better practice; By Design – better places to live; Safer Places – thePlanning System and Crime Prevention; and Planning and Access for Disabled People: AGood Practice Guide.

4.7 Safer Places, the companion guide to PPS 1, states about sustainable communities; ‘Theyare well designed where people feel safe and secure; where crime and disorder, or thefear of crime doesn’t undermine the quality of life or community cohesion’.

4.8 The redevelopment of the site at Church Rd needs to take into account the environmental,social and economic issues outlined in PPS 1.


Planning Policy Statement 3: Housing

4.9 The main aim of PPS 3 is to guide the effective implementation of additional housing andto ensure that everyone has the opportunity of living in a decent home. This will be doneby encouraging a wide choice of high quality homes, widening opportunities for homeownership, improving affordability and creating sustainable, inclusive mixed communitiesin all areas.

4.10 Achieving high quality housing is a priority of PPS 3, as good design is fundamental to thedevelopment of new housing. Developments will be assessed on whether they achieve thefollowing:

Are easily accessible and well connected to public transport and community facilities

Good access to community and green and open amenity and recreational space

Well integrated with neighbouring buildings and local area

Efficient use of resources during construction and use

Takes a design led approach to the provision of car parking

Creates distinctive character that relates to the local area

Retain biodiversity

4.11 Affordable housing is a key concern of PPS 3. It is a requirement that high quality housingis provided for people who are unable to access or afford market housing. The nationalindicative minimum site size threshold is 15 dwellings. Therefore on any development of15 dwellings or more a proportion of affordable housing must be provided. This proportionis set by Redditch Borough Council and should be taken from the SPG Affordable housingand when superseded by the SPD Affordable housing.

4.12 Residential development is an acceptable use within the Church Road development site,therefore effective use of PPS 3 is important for appropriate development of the site.

Planning Policy Guidance 4: Industrial, commercial development and small firms

4.13 The PPG takes a positive approach to the location of new business developments andsmall firms. The PPG aims to pursue economic growth and a high quality environment.

4.14 It is recognised that it may not be appropriate to separate industry and commerce-especially small-scale developments, from the residential communities for whom they area source of employment and services. Mixed use developments are encouraged.

4.15 In terms of employment, a flexible attitude with respect to use may therefore be required toenable suitable re-use or new uses to be instituted in under-used space where this mightcontribute to the preservation of the building or enhancement of the townscape.


Planning Policy Statement 6: Planning for Town Centres

4.16 The key objective for Town Centres is to promote their vitality and viability by planning forgrowth and development. It is also important to promote and enhance existing TownCentres by encouraging a wide range of services in a good environment, accessible to all.

4.17 The key objectives of PPS6 (pg 5) are:

'Enhancing consumer choice by making provision for a range of shopping, leisure andLocal services, which allow genuine choice to meet the needs of the entire community, andparticularly socially-excluded groups;

- supporting efficient, competitive and innovative retail, leisure, tourism and otherSectors, with improving productivity; and

- improving accessibility, ensuring that existing or new development is, or will be,accessible and well-served by a choice of means of transport.'

4.18 The PPS encourages planning for growth of Town Centres by allowing existing TownCentres to make better use of existing land and managing the role and function of TownCentres. Efficient use of land should be a key priority.

4.19 High quality and inclusive design is a key principle of PPS 6, other key principles of PPS 6are to improve the quality of the public realm, protect and enhance architecture andhistoric heritage, provide a sense of place and ensure Town Centres provide an attractive,accessible and safe environment for businesses, shoppers and residents.

4.20 Promoting high quality design and making efficient use of land is essential to allow TownCentre areas to remain attractive and competitive.

'Well-designed public spaces and buildings, which are fit for purpose, comfortable, safe,attractive, accessible and durable, are key elements which can improve the health, vitalityand economic potential of a town centre.' (Pg 11)

4.21 An important part of PPS6 is to ensure there is a range of evening and night timeeconomy uses which appeal to a range of users.

Planning Policy Statement 9: Biodiversity and Geological Conservation

4.22 In accordance with Planning Policy Statement 9 ‘Biodiversity and Geological Conservation’Redditch Borough Council will seek to encourage development proposals where theprincipal objective is to conserve or enhance biodiversity and geological conservationinterests. The aim of planning decisions will be to protect and enhance biodiversity andgeological conservation interests.


4.23 The re-use of previously developed land for new development makes a major contributionto sustainable development by reducing the amount of countryside and undeveloped landthat needs to be used. However, where such sites have significant biodiversity orgeological interest of recognised local importance developments, should aim to retain thisinterest or incorporate it into any development of the site.

4.24 Development proposals provide many opportunities for building-in beneficial biodiversity orgeological features as part of good design. When considering proposals, RedditchBorough Council will seek to maximise such opportunities in and around developments,using planning obligations where appropriate.

Planning Policy Guidance 13: Transport

4.25 Planning Policy Guidance Note 13 ‘Transport’ has an overall objective of integratingplanning and transport at the national, regional and local level. With regard to the ChurchRoad redevelopment, transport and all related areas will be required to develop systems ofintegrated and sustainable travel methods.

4.26 New developments will be required to significantly reduce the amount of available parkingand instead will be required to promote sustainable transport choices. Therefore withincertain parameters Green Travel Plans may be a requirement of any new development, toencourage sustainable methods of access to and within the site.

4.27 Good design is integral to sustainable transport as stated in Para 28,

“The physical form and qualities of a place, shape – and are shaped by – the way it isused and the way people and vehicles move through it. New development should help tocreate places that connect with each other sustainably, providing the right conditions toencourage walking, cycling and the use of public transport.”

Planning Policy Guidance 15: Planning and the historic environment

4.28 The fundamental aim of PPG 15 is the effective protection of all aspects of the historicenvironment. Physical survivals of the past need to be protected and valued as they are acentral part of our cultural heritage and sense of national identity.

4.29 Historic buildings are a valuable material resource and can still be put to good economicuse by offering attractive living and working environments.

4.30 With reference to the listed buildings, redevelopment of the Church Road site needs tohave special regard to the desirability of preserving the setting of the building. This is anessential part of the building’s character.


4.31 Consent is required for demolition of a listed building and for any works of alteration orextension which would affect the character of a building of special architectural or historicalinterest. This applies to external and internal works. Consent is not required for repairsunless it would affect the character of the building.

4.32 When submitting an application, issues that should be generally considered include:

The importance of the building

Particular physical features of the building

The buildings setting and its contribution to the local scene

The extent to which proposed works would bring substantial benefit to the community

The grading of the building is also a material consideration

4.33 Judging the best use of the building is one of the most important and sensitiveassessments, as this require balancing economic viability and the importance of thebuilding’s architecture and historical interest. This site contains a number of features ofhistoric importance, mainly listed buildings and medieval remains.

Planning Policy Guidance 16: Archaeology and planning

4.34 The primary aim of PPG 16 is to protect archaeological remains, as they are a finite, non-renewable resource and are vulnerable to destruction. Appropriate management is neededto ensure they survive in good condition and are not destroyed.

4.35 Due to the heavy demands of society on land, a balance needs to be struck between thevalue of protecting the archaeological remains and the proposed development.

4.36 In terms of this development site, consideration needs to be had to any archaeologicalremains that are present in the site, as they are of national importance.

Planning Policy Statement 22: Renewable Energy

4.37 Planning Policy Statement 22 ‘Renewable Energy’ seeks to encourage and guide the useof renewable energy sources. For the purpose of this guidance this will be to encouragethe use of renewable energy sources in new developments.

4.38 The guidance (Page 1) defines renewable energy as,“Renewable energy covers those energy flows that occur naturally and repeatedly in theenvironment – from the wind, the fall of water, the movement of the oceans, from the sunand also from biomass.”

4.39 PPS 22 relates to the Government’s objectives associated with reducing carbon dioxideemissions and maintaining the use of renewable energy supplies. It also aims to stimulate


the use of new technology to continue to provide growth of renewable energy. The use ofthis renewable energy is vital in achieving the Government’s aim of halting climate change.

4.40 In line with Government guidance, this SPD aims to promote and encourage the use ofrenewable energy through new developments. Where new developments occur or there isalteration to existing buildings, the use of renewable energy sources will be encouraged.

4.41 With regard to the Church Road site, small scale projects can provide a valuablecontribution to overall outputs of renewable energy.

Regional Spatial Strategy: West Midlands

4.42 The Regional Spatial Strategy (RSS) forms part of the development plan for RedditchBorough and a number of its policies are especially important for the redevelopment of theChurch Road site.

4.43 As the Church Road site is within the Town Centre, regard needs to be had to Policy UR3:‘Enhancing the role of City, Town and District Centres’. This policy states the Town Centreshould be enhanced to play a leading role in urban renaissance to provide services forlocal communities, a sense of identity and as drivers of economic growth.

4.44 With regard to the two listed buildings within the Church Road area regard needs to be hadto Policy QE1: ‘Conserving and enhancing the environment’ and QE2 ‘restoring degradedareas and managing and creating high quality new environments’. These policesencourage the protection and enhancement of the built environment and supportdevelopment that is of a high standard.

4.45 The development of this site should have regard to Policy QE.3 ‘creating a high qualitybuilt environment for all’.’ The policy states that development should be of high quality andimprove the built environment. This is a fundamental aim of the Church Roaddevelopment.

4.46 Policy QE 5 ‘protection and enhancement of the historic environment’ needs considerationas the site contains two listed buildings and part is within a Conservation Area. The policystates that development should protect, conserve and enhance the historic environment sodevelopment respects local character and distinctiveness.

4.47 Policy EN1 ‘energy generation’ indicates that developments should aim to contributetowards the national target of renewable energy usage, which is 10% of electricityproduced from renewable energy by 2010. Renewable technologies should be used thatare most appropriate to the development. Linked to this is Policy EN2 ‘Energyconservation’ which encourages developments to minimise energy demands fromdevelopment and measures should be taken to maximise passive solar gain. This can bedone through efficient design and orientation of buildings.


4.48 Policy T2 ‘Reducing the need to travel’ is about development aimed to reduce the need totravel especially by car and aiming to reduce the length of journeys, through improvingaccess by other means and using alternative sustainable methods of transport and workmethods for example telecommunications.

4.49 In terms of housing on the site the RSS points to Policy CF4: ‘The reuse of land andbuildings for housing’, which states that development of housing should be encouraged onpreviously developed land.

Worcestershire County Structure Plan 1996- 2011

4.50 The Worcestershire County Structure Plan was adopted in June 2001 and provides abroad policy framework that applies to the Redditch Borough. The development of thearea must have regard to relevant structure plan policies, of which the following areconsidered to be particularly relevant.

4.51 Policy SD.9 ‘Promotion of Town Centres’ states that the Town Centre should be promotedas the foci for key uses and mixed use development will be encouraged.

4.52 Linked to this is Policy D.43 ‘Crime prevention and community safety’, this policyencourages planning applications to have regard for factors that may impact upon crime orfear of crime, such as design.

4.53 Policy CTC.1 ‘Landscape character’ states that development must be sympathetic to thelandscape character of the area in which it is proposed; the development must integratewith local character and support local distinctiveness, while being sensitive to the location.

4.54 As part of the site is within the Church Green Conservation Area regard needs to be had topolicies that affect development within the area. Policy CTC.20 ‘conservation area’ statesthat an area of special architectural or historic interest needs conserving and specialattention given. As the development site is within this area, development will need to besympathetic with this environment as stated in Policy.CTC.1.

4.55 Policy CTC.21 relates to the reuse and conversion of buildings and states that whendeveloping alternative uses, any special architectural and/ or local architectural or historicinterest should be noted and such assets should be retained.

4.56 Policy D.3 ‘New housing provision’ states that new housing provision should be developedon previously developed land (Policy D.5) and through mixed use development (PolicyD.13). Policy D.9 also states that density of development within the Town Centre shouldaim to be 70 dwellings per hectare (net).

4.57 Policy SD.4 ‘Minimising the need to travel’ supports the view that developments mustminimise the need to travel and promote the use of alternative methods of transport to and


from the development. This policy fits with Policy T.3 which aims to manage car usethrough limiting the use of private car and encourages an increase in public transport use.

4.58 Policy D.13 ‘Mixed use developments’ states that areas of mixed use require communityservices located close to public transport nodes. This is already the case in Church Roadas a number of Doctors Surgeries are located close to the bus stops.

Borough of Redditch Local Plan No. 3

4.59 Local Plan No. 3 has a fundamental aim of protecting the Borough’s environment,promoting sustainable development and providing sufficient land for development. TheBorough of Redditch Local Plan No. 3 was adopted in May 2006 and identifies the siteunder Policy E(TCR).6 ‘North West Quadrant’ (see paragraph 1.2 for more detail).

4.60 Other policies that are relevant to the site are:

Town centre Policy (E(TCR).1)

North West Quadrant Policy (E(TCR).6)

Designated Conservation Area Policy (B(BE).6)

Retail core Policy (E(TCR).5)

Local Distributor Policy (C(T).2)

District Distributor Policy (C(T).2)

Designation of Employment site IN71- Employment Policy

4.61 Policy E(TCR).6 also states that the area must be well supported by attractive andconvenient links to the Town Centre. The policy identifies that there are also opportunitiesto develop a retail food store or leisure use. Surface level parking is also a requirement ofnew developments.

4.62 All policies in the local plan must be adhered to when implementing development.However specific regard must be had to certain policies including:

Policy CS.1 Prudent use of natural resources

Policy CS. 2 Care for the environment

Policy CS.3 Use of previously developed land

Policy CS.4 minimising the need to travel

Policy CS.5 Achieving balanced communities

Policy CS.6 Implementation of development

Policy CS.8 Landscape character

Policy S.1 Designing out crime

Policy B(HSG).1 Housing provision

Policy B(HSG).4 Density of housing development


Policy B(HSG).5 Affordable housing

Policy B(BE).1 Protection of historic assets

Policy B(BE).2 Archaeological and Historic Sites and Structures

Policy B(BE).4 Listed buildings

Policy B(BE).6 Development within conservation area

Policy B(BE).8 Demolition within conservation areas

Policy B(BE).9 Streetscapes in conservation areas

Policy B(BE).11 Buildings of local interest

Policy B(BE).12 Criteria for requiring design statements

Policy B(BE).13 Qualities of good design

Policy B(BE).19 Green architecture

Policy B(BE).28 Waste Management

Policy B(BE).29 Construction Waste

Policy E(TCR).1 Vitality and viability of the town centre

Policy E(TCR).2 Town centre enhancement

Policy E(TCR).13 Uses for upper floors

Policy C(T).1 Access to and within development

Policy C(T).3 Transport Assessments

Policy C(T).4 Travel plans

Policy C(T).5 Walking Routes

Policy C(T).6 Cycle Routes

Policy C(T).12 Parking Standards

Policy B(NE).3 Wildlife Corridors

SPD ‘Designing for Community Safety’

4.63 The ‘Designing for Community Safety’ SPD is important when considering design for newbuildings on the Church Road site. Careful design can make a major contribution to thereduction of opportunities to commit crime, disorder and anti social behaviour and reducethe perceived fear of crime.

4.64 Measures to prevent crime and disorder should be integral to the overall design andaesthetic qualities of new developments.

4.65 The purpose of the SPD is to promote the principles of community safety and crimeprevention through the design and development process to ensure that environments inRedditch Borough are safe, sustainable and attractive through good urban design.

4.66 Development should be guided by the principles of the ‘Designing for Community Safety’SPD, with special regard to design, layout, form and landscaping of the built and naturalenvironment. The guiding principles that influence the advice given in the SPD are:


Access and movementStructureSurveillanceOwnershipPhysical protectionActivityManagement and maintenance

4.67 These principles should be adhered to and followed when designing a new developmenton the Church Road site.

SPG ‘Affordable housing’

4.68 Any proposal including more than 15 dwellings should have regard to relevantsupplementary material regarding affordable housing provision.

Draft Redditch Town Centre Strategy (2002)

4.69 The strategy states that the Church Road area provides opportunities for refurbishmentand redevelopment. Care needs to be taken during the redevelopment process to protectany valuable buildings and any redevelopment must have positive impacts.

4.70 Alternative uses that would support the evening economy should be encouraged withinpremises as they become available over time. This would help generate critical mass interms of evening economy within this part of the Town Centre.

4.71 The block bounded by Church Green West, William Street and Church Road shouldencourage modern attractive units which would prove attractive to evening economy uses.

Moratorium

4.72 The Borough council has now reached the set target of 4505 (Policy B(HSG).1) new housebuilds designated by the Regional Spatial Strategy by 2011 and is now in a position whereno more dwellings can be granted planning permission. The only dwellings permitted willbe those for 100% affordable housing, therefore any residential development proposed onthe site up to 2011 must be 100% affordable. This situation may change with theprogression of the Phase two Regional Spatial Strategy Review.


5. Development Proposals and Design strategy

Acceptable uses

5.1 The area is designated under Policy E(TCR).6 for mixed use development. Thereforeretail, leisure and residential developments are acceptable within the site. However, someareas are more favoured for certain uses than others.

5.2 One objective of Policy E(TCR).6 is for leisure to be an important aspect of this part of theTown Centre. In this site the most suitable location for leisure developments would be thecurrent location of part of the Car Park No.7 site and the site of the former bus depot. Asthese sites will add a predominant focus and are easily accessible. Leisure facilitiesinclude gym or sports facilities, libraries, bingo hall, dance hall and recreation.

5.3 Retail is a vital component of this site’s redevelopment and will attract a substantialamount of footfall in the area that has been left underused. Currently the predominant sitefor retail is Church Green West and William Street. A major aspect of the site which wouldsuit retail development is car park number 7. The location is also viewed from the RingRoad and therefore a strong positive redevelopment in this location would have multipleimpacts on the rest of the site.

5.4 The main areas that would be possible to designate for residential development are areason the outskirts of the site. These include the land to the rear of the Red Chamber and theland that continues around the site following the line of the Ring Road. Residential areascould also be designated along the west edge of Church Road and again following theRing Road from Bates Hill towards Unicorn Hill on the land to the rear of the Chicago RockRestaurant. In accordance with Policy B(HSG).4 of Local Plan No.3 densities of 70dwellings per hectare should aim to be achieved in Town Centre locations.

Buildings

5.5 There are a number of significant buildings within the Church Road site that are within thestatutory ‘list of buildings of special architectural or historic interest’. These are:

Number 7 Prospect hill ‘The Red House’. This building was previously a house and iscurrently used as offices. The building dates from late 18th century and has manyoriginal features.

Number 7 and 11 Church Road. This is also currently used as offices (Kerwood & Co)and dates from the mid 18th century with mid 19th century and mid 20th centuryalterations and is one of the oldest surviving in the Town Centre. This building has manyoriginal features including plinths and bays.


5.6 Both of these buildings are in good condition. While number 7 and 11 in Church Road iswell used by Kerwood & co. The Red House is used for class D1 purposes, while CrownMews on the Northern side of Red House is vacant. Therefore there is scope within thisbuilding for better utilization.

5.7 Within the ‘Schedule of buildings of local interest’ produced by Redditch Borough Councilthere are a number of buildings listed including:

Chicago Rock (former Danilo Cinema), Unicorn Hill

The County Court Building (former Post office), Church Road

Former North East Worcestershire College, Church Green West

Smallwood Hospital, Church Green West

No’s 2-6 Unicorn Hill and No 2 Church Green West

5.8 These buildings are of architectural importance and of local historic interest and make asignificant contribution to the character and visual quality of the Church Road area and theimmediately adjacent Conservation Area. Due to this distinctive character and urbanimportance combined with the medieval history of the area, any new development shouldbe sympathetic to this character.

5.9 There are a number of buildings on the site that have recently been redeveloped or are ina good state of repair. Equally these buildings are also well used and do not justifyredevelopment. These buildings will also be important in the redevelopment of the area(these buildings can be seen in Appendix B).

5.10 There are a number of parcels of land and buildings on the Church Road site that are inneed of development and repair to encourage the site to be fully incorporated into TownCentre use. These can be seen in Appendix F. Three buildings are of a substantial sizeand will require significant redevelopment to bring the site into effective use. Thesebuildings include Smallwood health centre, the former bus depot and the multi-storey carpark.

5.11 The multi storey car park is currently underused although functional. This ultimately wouldneed extensive redevelopment to be suitable for leisure or retail use. However the buildingcould also be demolished and replaced with leisure or commercial development frontingAdelaide Street, with housing again to the rear following the line of the Ring Road. Anyloss of public parking on the site resulting from redevelopment would require anassessment on the potential implications for off-street/ on-street parking within the area.


Photograph 1: View from the former Bus depot towards Car Park No.7

5.12 The bus depot would ultimately need demolishing to make efficient use of the space. Thiswould allow the extra road to be built and also provide sufficient space for development.On this area the most appropriate development would be leisure or retail fronting on to thenew road and the extension of Church Road and housing development to the rear andalong the path of the Ring Road.

Photograph 2: The former Bus depot

5.13 A number of the buildings are also partly used, where the ground floor is in use and thesecond floor can be redeveloped for use. The use of these spaces needs to be maximisedto fully develop the area.


Urban design

5.14 Urban design is a key consideration and represents an opportunity to improve the qualityand character of the area being developed. The development of this site should beaccompanied by a Design and Access Statement. A Design and Access Statement setsout the design and planning principles that will be applied to this development. This urbandesign section incorporates a number of key sections, including:

Street Scene and Lighting.

5.15 The street scene is fundamental to the development being successful in terms of goodurban design. Many components need to be incorporated and implemented for the area tobe an attractive development. The key informer of good design with regard to safety is theSPD ‘Designing for Community Safety’. Other important documents that guide good designinclude, By Design – Urban design in the planning system: towards better practice; ByDesign – better places to live; Safer Places – the Planning System and Crime Prevention;and Planning and Access for Disabled People: A Good Practice Guide.

5.16 Street furniture and public art is important as it can reinforce the character and identity of aplace, it needs to be co-ordinated and appropriately designed to reinforce this character.Examples of street furniture include lampposts, signposts, bollards, litter bins and bike andbus stands or shelters. Public art is also important and can include items such assculptures, statues, mosaics and decorative railings or gates. Signage within the area willalso be encouraged and promoted to increase legibility.

5.17 Lighting is a key aspect to successful urban developments as good quality lighting willimprove the sense of safety and security in an area. Lighting will also illuminate keybuildings and space to create and attractive landscape at night. This is a key aspect asone of the key objectives for the SPD is for the area to have a successful night timeeconomy. Lighting in this area will need to take account of the local context and generalcharacter of the area.

5.18 Close Circuit Television Systems (CCTV) are an effective means of surveillance and arevital in an integrated approach to crime prevention and detection and therefore CCTVcameras should be implemented in the site where they are deemed necessary, but shouldnot compromise the visual amenity of the area.

5.19 Landscaping will be used to improve the attractiveness of the area it can also positivelyprotect property. Trees and shrubs should be planted along footpaths and cycle ways butshould not obscure views.

5.20 Key documents that set out the fundamental principles of urban design include:

Urban design group (2002) Urban design guidance. ThomasTelford publishing: London

DETR (2000) By design. Thomas Telford publishing: London


English Partnerships (2000) urban design compendium. Llewellyn- Davies: LondonEnglish Partnerships Car Parking: what works where?CLG & DoT Manual for streets

Green Architecture

5.21 Recognition of the role of green architecture as a form of development is increasing in linewith a general appreciation and awareness of the need for sustainable development. Inaccordance with Policy B(BE).19 of Local Plan No.3 new development will be expected tomaximise the adoption of the following measures:

That the use of sustainable, locally sourced and recycled materials has beenconsidered;

That the energy efficiency of the building has been maximised through the adoptionof energy conservation measures, including natural ventilation and lighting;

That opportunities to generate electricity and create and store heat through the use ofsolar, wind, Combined Heat and Power (CHP), fuel cells or other means has beentaken;

That the development incorporates water saving devices where possible to reducewater consumption and measures to retain rainwater for garden use such as waterbutts.

That the development incorporates the capacity for the storage of waste andrecycling facilities.

Sustainable Urban Drainage Systems (SUDS) will be encouraged where appropriate.

5.22 Sustainable Urban Drainage Systems (SUDS) - Where surface water can be collectedand used in a more sustainable manner. Examples of SUDS systems include porouspavements, swales and basins, ponds and wetlands, infiltration trenches, basins andfilter drains. Using these methods is cost reducing, avoids major construction andenhances nature conservation. The preferred option of SUDS to be implementeddepends on the type and porosity of the soil on the site.

Gateways

5.23 The site currently does not have any major gateways, as previous development has beenpiecemeal. The site lies within the heart of the Town Centre and should be developed as astrong retail and leisure core, with possible residential development, to improve the qualityand performance of the Town Centre as a whole. Therefore, future development of the sitewould require a number of main access points. This would enable the site to be effectivelylinked to the Town Centre and the rest of the Town. There are a number of options thatcould be used to develop these gateways.


Church Road is currently the most used entrance to the site as both vehicular andpedestrian access is high. This is the most convenient and accessible gateway intothe site and should be developed and opened to expand the site entrances.

Photograph 3: View from Church Road towards Church Green Conservation Area.

Adelaide Street needs to be developed for vehicular access.

Bates Hill should be developed for effective pedestrian access. Currently next tonumber 6 Bates Hill there is a pedestrian gateway that is blocked off. With opening upand extensive landscape this could be a main pedestrian gateway into the site.

William Street is also another pedestrian gateway that could be improved to increasefootfall into the site, pedestrian only access would be recommended here as the viewsof St Stephens Church provide an attractive focus when approaching the Town Centrealong William Street.


Photograph 4: View from William Street towards St. Stephens Church

There is the potential to create a new road perpendicular to Church Road to open upthe area and create a subdivision of the block.

Another new road could also be created parallel to Church Road next to the RedChamber restaurant, as this building is isolated and would benefit from beingconnected to the rest of the Church Green frontage. A new road would also join up thestreets.

Access and parking requirements

5.24 Current access arrangements including pedestrian, bicycle, vehicular, public transport andparking facilities are detailed in Appendix D, with potential future alterations outlined inAppendix D. Surface access car parking and cycle parking is required as the developmentincorporates retail and leisure facilities, which require parking facilities.

5.25 Under Appendix H in Local Plan No.3 there are designated car parking standards for newdevelopment. These include:

For class A1 retail up to 1000sq.m there is requirement of 1 space per 25sq.m

For class A1 food retail over 1000sq.m there is requirement of 1 space per 14sq.m

For class A1 non food retail over 1000sq.m there is requirement of 1 space per20sq.m

For class A2 financial and professional services there is requirement of 1 space per25sq.m

For class A3 food & drink there is a requirement of 1 space per 10sq.m


For class B1 business up to 2500sq.m there is a requirement of 1 space per 25sq.m

For class C3 dwellings there is a requirement of between 1 and 3 spaces dependingon the size of the dwelling.

5.26 Under Appendix H in Local Plan No.3 there are designated cycle parking standards fornew development. These include:

For class A1 retail up to 1000sq.m there is requirement of 6 spaces minimum

For class A1 food retail over 1000sq.m there is requirement of 1 space per 10 car parkingspaces, with 6 space minimum

For class A1 non food retail over 1000sq.m there is requirement of 1 space per 10 carparking spaces, with 6 space minimum

For class A2 financial and professional services there is requirement of 6 space minimumor 1 space per 10 car parking spaces

For class A3 food & drink there is a requirement of 6 space minimum or 1 space per 10 carparking spaces

For class B1 business up to 2500sq.m there is a requirement of 6 space minimum or 1space per 10 car parking spacesFor class C3 dwellings there is a requirement of between 1 space per 10 car parkingspaces and 6 secure spaces per unit.

5.27 Currently there is only 1 designated cycle path located close to the site, this runs theperimeter of the site but does not enter it. Future development on the site would berequired to incorporate and increase the use of cycle paths to discourage the use of theprivate car and encourage alternative methods of travel. This would be an importantfeature of the site, as accessibility is required by a range of modes of transport.

5.28 To make more sustainable and efficient use of the area, future redevelopment attention begiven to a number of the roads within the site. There is currently private car access to thesite and high vehicular movement within the site. The site currently has four Roads/Streets:

Bates Hill Adelaide Street (one way) William Street Church Road

5.29 The main exit from the site back on to the Ring Road is currently via Church Road. Thisexit should be relocated to extend from the implementation of the new road perpendicularfrom Church Road. This would allow the site to be fully opened up and allowredevelopment to make sufficient use of the space available. (See plan 1).

5.30 The site is currently well serviced by public transport. The railway station and bus stationare in close proximity (located in the vicinity of Bromsgrove Road and Plymouth Road) to


the south west of the site. The buses run along Church Green West (the 63 stops at thispoint) towards the bus station and a number of buses stop at Unicorn Hill (including 217,26, 77, 152, 154, flexi-bus 512, 512 and J1). Pedestrian movement is also encouragedthroughout the site for safety and sustainability. There are currently a number of footpathsand pedestrian routes; however these need improvement and redevelopment toencourage pedestrian movement and pedestrian safety.

Photograph 5: View towards Temporary Car Park No.7, showing the varying topography of the site

5.31 A plan has been drawn up to show a possible development scheme for the site. Thisscheme is an example of how the site could be developed for retail, residential and leisureuse but is not compulsory. However, any development scheme must comply with thedesign strategy and requirements set in this document.


Plan 1: Illustration of possible development at Church Road


Plan 2: ‘Graphic indicative plan of the Church Road site’


6. Landscaping

6.1 Development proposals for the site will need to incorporate an integrated scheme for hardand soft landscaping which must include detailed proposals for the future retention,reinstatement and management of these areas.

7. Drainage/ Public Utilities

7.1 The site has immediate access to all necessary utility services, although the capacity,exact position, depth and availability of services should be sought from the relevantstatutory undertakers with regard to the alteration, extension and protection of the variousmains and services affected by the development and must pay the appropriate costs forany necessary upgrades.

8. Planning Obligations

8.1 The Borough Council may require the developer to enter into a section 106 agreements toprovide particular planning obligations. The Borough Council will seek contributions wherenecessary, the level of contribution will be dependant on the final proposed scheme.

9. Planning Application Requirements

9.1 Consultation with the Redditch Crime Risk Manager should be sought to ensuredevelopments are designed by community safety principles.

9.2 The site is designated under Local Plan No. 3 for mixed use including residential, retail andleisure development. Therefore applications seeking full planning permission for these usesare considered appropriate.

9.3 As a substantial part of the site area is located within the Church Green Conservation Areaa full detailed application will be required, with appropriate supporting documentation. ADesign and Access Statement will also be required. A Preliminary risk assessment andsite investigation in accordance with PPS 23 ‘Planning and pollution control’ should becarried out to test for any land contamination will also be necessary.

10. Further Information

Detailed enquiries with regard to the planning and development of the site should bedirected to the following:

Development Brief (Policy) - Louise Brockett, Development Plans

Planning Application - Development Control

Highways Authority - Dave Pilcher, Highways Partnership

Council Land enquiries - Property Management


11. Publications

NationalPlanning Policy Statement 1: ‘Delivery Sustainable Development.’ Office of theDeputy Prime minister (2005). Crown Copyright: UK.

Planning Policy Statement 3: ‘Housing’ Office of the Deputy Prime minister. CrownCopyright (2006): UK.

Planning Policy Guidance 4: ‘Industrial, commercial development and small firms’Office of the Deputy Prime minister(1992): Crown Copyright: UK.

Planning Policy Statement 6: ‘Planning for town centres’ Office of the Deputy Primeminister (2005). Crown Copyright: UK.

Planning Policy Guidance 13: ‘Transport’ Office of the Deputy Prime minister.Crown Copyright (2001): UK.Planning Policy Guidance 15: ‘Planning and the historic environment’ Office of theDeputy Prime minister(1994): Crown Copyright: UK.

Planning Policy Guidance 16: ‘Archaeology and planning’ Office of the DeputyPrime minister (1990): Crown Copyright: UK.

Planning Policy Statement 22: ‘Renewable Energy’ Office of the Deputy Primeminister. Crown Copyright (2004): UK.

Department of the Environment ‘list of buildings of special architectural or historicinterest’ Borough of Redditch Hereford and Worcester.

Regional

Government Office for the West Midlands (2004) ‘Regional Planning Guidance forthe West Midlands’ Regional Spatial Strategy: West Midlands

County

Worcestershire County Council (2001) ‘Worcestershire County Structure Plan 1996-2011’.


Local

Borough of Redditch Local Development Framework ‘The Borough of RedditchLocal Plan No.3’. Adopted 31st May 2006.

Redditch Borough Council Supplementary Planning Document ‘Designing forCommunity Safety’

Redditch Borough Council Supplementary Planning Guidance (2002) ‘Affordablehousing’

Redditch Borough Council (2006) ‘RBC approach to dealing with the residualRegional Spatial Strategy target in advance of Housing Moratorium’

Redditch Borough Council (2002) ‘Draft Redditch Town Centre Strategy’.

Redditch Borough Council (2006) ‘Church Green Conservation Area ManagementPlan and Boundary Extension’

Redditch Borough Council (2004) ‘Schedule of buildings of local interest’ From TheBorough of Redditch Local Plan No.3.

Urban design group (2002) ‘Urban design guidance.’ ThomasTelford publishing:London

DETR (2000) ‘By design’ Thomas Telford publishing: London

English Partnerships (2000) ‘urban design compendium’. Llewellyn- Davies: London


Appendix A Conservation Area Boundary Map


Appendix BStatus of Buildings

Nationally Listed – To bekept

Nationally listed - In needof redevelopment

Locally Listed –To be kept

Locally Listed – In needof some possibleimprovement

No Listed status – To bekept because ofstreetscene group value

No Listed status- wouldbenefit from re-development


A1: Shops

A2: Financial &Professional Services

A3: Restaurants & Cafes

A5: Hot Food Take-away

D1: Non ResidentialInstitutions

Sui Generis

B1: Business

Vacant

Appendix CLand Use Map of Use Classes


Appendix DCurrent Access

Parking

Bus

Car

Pedestrian

Cycle


Pedestrian

Cycle

Car

Gateways

Appendix EFuture Access

Documents

Church Road, Town CentreRedditch Borough Council – SPD – Church Road, Town Centre, Redditch –Approved September 2007 5 3. Site Description and Character 3.1 The site measures