Agenda item

To consider a report relating to the Draft Black Country Plan.

The Board’s views were sought on the draft Black Country Plan. 

The Plan (formerly known as the Black Country Core Strategy) was the key document that would provide the framework to guide future planning decisions in Sandwell as well as the wider Black Country. It was based on national policy and guidance, an assessment of local housing and employment needs, as well as meeting objectives that have been defined through an Issues and Options consultation in 2017.

The development plan for Sandwell currently comprised the Black Country Core Strategy (BCCS) adopted in 2011, the Sandwell Site Allocations and Delivery Development Plan Document (2012) and Area Action Plans (AAPs) for Tipton (2008), Smethwick (2008) and West Bromwich (2012).

The Plan (BCP) would be adopted in 2024 and would replace the Core Strategy but, unlike the Core Strategy, the Plan would also allocate specific sites for different land uses.  It would therefore ‘carry forward’ the allocations in the Site Allocations & Delivery Development Plan (SAD) the Area Action Plans but will also allocate additional new sites to meet need over the longer time period. 

Based on the government’s standard calculations, there was a need for 76,076 homes by 2039 and 564 hectares of employment land based on the economic needs assessment.  The urban capacity review for the Black Country, published in May 2021 as part of the preparation of the Black Country Plan, demonstrated an existing urban land supply to accommodate 205 hectares of employment land and 39,257 homes.   The majority of development in the existing urban area was making use of brownfield land (i.e. previously developed land), vacant properties and surplus industrial land.  Considering additional sites that could come forward as part of the Draft Plan, the urban area had made significant ‘headway’ into addressing these needs providing 40,622 homes and 205 hectares of the Black Country’s employment requirements. However, there remained a significant shortfall of over 300 hectares of employment land and land for a further 36,819 homes.

The National Planning Policy Framework allowed for the review of Green Belt land in exceptional circumstances, evidenced through the updating of plans.  The Black Country authorities had undertaken an extensive review of the Green Belt, taking into account evidence on historical, ecological and landscape value and local character.  It was proposed that land for 7,719 houses and 47.8 hectares of employment land be allocated on land that was currently in the Black Country Green Belt. This equated to a little under 6% of the total Black Country Green Belt, of which 0.6% was in Sandwell MBC.  The proposed sites were:-

Site    Ward TypeCapacity

Charlemont Community Centre      Charlemont & Grove Vale          Housing      1

Painswick Close  Great Barr with Yew Tree      Housing      120

Tanhouse Avenue

          Newton       Housing      50

Taking into account both urban and Green Belt land, there was potential across the Black Country to accommodate 48,341 homes and 354ha. Black Country Authorities had undertaken Duty to Cooperate discussions with neighbouring authorities in Staffordshire, Shropshire and Solihull to accommodate some the remaining shortfall in their areas. Discussions to date suggested between 102-173 hectares of employment land and 9,500 homes could potentially be exported, subject to their own local plan reviews. This left a shortfall of 18,235 homes and between 39 and 109 hectares of employment land to be pursued through further Duty to Cooperate discussions.

The Draft Plan also included a number of new and updated policies, including:-

•         Climate Change policies on mitigation, energy infrastructure and managing heat risk.

•         Cannock Chase Special Area of Conservation (SAC) (contribution from Wolverhampton & Walsall)

•         Refresh of the previous Policy CEN3: Growth In Strategic Centres to ensure it was effective and fit-for-purpose, reflecting the delivery of the Wednesbury to Brierley Hill metro extension and informed by the Car Parking Study.

•         The affordable housing policy had been amended to reflect different levels of affordable housing on a geographical value area basis setting out a 10%-30% Affordable Housing requirement.

•         Building design standards had been updated in line with national guidance.

•         A range of new and amended planning obligations were recommended for inclusion in the Draft Plan, in relation to climate  change, net biodiversity gain and Green Belt mitigation, education and health care provision.

An eight week public consultation would commence in August 2021.

Following comments and questions from members of the Board, the following responses were made, and issues highlighted:-

•         The West Bromwich Town Centre Master Plan set out the aspirations for the growth of the centre.  It was anticipated that more than 200 homes would be developed.

•         The loss of green belt landed needed to be balanced against the need for housing land.  The public would have the opportunity to submit views and concerns as part of the consultation.

•         Sandwell had the biggest shortfall in housing land of all the Black Country authorities so there was reliance on the other authorities to provide land for Sandwell. 

•         Only a small portion of Sandwell’s Green Belt had been identified to build 171 houses on, whilst neighbouring authorities were able to build thousands of properties on their Green Belt sites to help Sandwell.

•         Funding would be required from the Combined Authority for infrastructure and remediation to make some sites viable.

•         It was not expected that developers would build at the rate that was required to and Sandwell had never met its target to build 1,476 new homes a year.  The Council worked closely with all developers to ensure that plans were viable and encourage development.

•         There would be requirements on developers to meet standards in relation to energy efficiency and climate change.

•         The type of employment land required would be market driven, however, given Sandwell’s history, it was likely to be manufacturing.

•         Consultation would take place online predominantly, but targeted work would also be undertaken with hard to reach groups.

•         Whilst there was a requirement for developers to provide 25% affordable housing, this could be waived if the developer could prove that it was not viable.  The Plan would set a more affordable level.

•         If developers were not forthcoming with developments to meet demand, the Council would consider setting up its own company to build homes.

•         The Board would be provided with figures on the number of people in Sandwell who needed affordable housing, and the number of people on the waiting list for council properties.

•         The Combined Authority was looking at different construction methods, including modular homes.

•         The masterplan for the Brandhall Gold Course site would be subject to public consultation.  The land was not currently public open space, however, the proposals to build housing on the site included a park, which would be publicly accessible open space.

•         Despite challenges from the metropolitan leaders and other authorities losing more Green Belt land, the government had not indicated that it would be changing the methodology used to determine the housing and business land needs.

Members expressed concern about the sustainability of the proposal to build at Painswick Close, Yew Tree as it was felt that the existing infrastructure would not cope with the additional demand. 

Members expressed concern about the adequacy of digital consultation and felt that those communities directly affected by the proposals to build on Green Belt land should be targeted directly in the consultation. 

The Board requested an update to a future meeting.

Resolved that the Interim Director of Regeneration and Growth undertakes targeted consultation with those residents directly affected by the proposals set out in the Draft Black Country Plan to build on Green Belt land in Charlemont & Grove Vale, Great Barr with Yew Tree and Newton wards.