Bilston Urban Village SPD Complete Document

Bilston Urban Village
Supplementary Planning Document

Approved by Cabinet on 24 July 2013 and adopted on 8 August 2013
www.wolverhampton.gov.uk
Contents List of Figures
Chapter Page Figure Title Page
Foreword. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 1 Strategic Context ........................................................................5
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 2 Bilston Corridor Area Action Plan.................................................8
1. Strategic Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 3 Land Ownership ........................................................................11
2. Land Ownership and Site Characteristics . . . . . . . . . . . . . . . . . . . . . 10 4 Existing Site Features ................................................................12
3. Ground conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 5 Cost of land remediation (commercial use) ................................14
4. Preferred Land Use Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 6 Cost of land remediation (residential use) ...................................14
5. Travel and Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 7 Constraint Zones (early) .............................................................15
6. Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 8 Constraint Zones (late)...............................................................15
7. Open Space and Nature Conservation . . . . . . . . . . . . . . . . . . . . . . . 27 9 Preferred development framework .............................................18
8. Surface Water Drainage and Flood Risk . . . . . . . . . . . . . . . . . . . . . . 29 10 Boulevard ..................................................................................19
9. Heritage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 11 Existing Rights of Way and adopted highways...........................22
10. Utilities and Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 12 Bradley Arm Canal.....................................................................26
11. Deliverability and Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 13 Flood Zone (Environment Agency) .............................................29
14 Overland Flow Paths and Flood Zones (Jacobs) ........................30
15 Revised overland flow paths ......................................................32
16 Implications for de-culverting the Bilston Brook .........................33
17 Indicative Surface Water Spine Drainage ...................................34
18 Areas of potential archaeological interest ...................................35
19 Phasing Plan .............................................................................41
02 Bilston Urban Village - Supplementary Planning Document

Appendices: Foreword
1. Black Country Core Strategy – Sustainability Principles and Spatial Objectives Wolverhampton City Council and the Homes and Communities Agency have a vision for the
Bilston Urban Village site and this Supplementary Planning Document has been prepared by
2. Ground information:
the local planning authority, with the support of the landowners, to set out that vision.
a) Sources of information relating to ground conditions
b) GIS model The publication of the National Planning Policy Framework in 2012 provided a simplified set
c) Contamination (Generic Assessment Criteria (GAC) Exceedences) of guidelines to follow and provides the context for planning to take a positive, proactive role
in the regeneration of towns and cities. This document is very much part of that agenda.
3. Phase 1 Habitat and Protected Species Survey (June 2013)
This SPD attempts to be broad in scope and inclusive in subject matter. It offers a framework
within which future planning applications for development may be judged. It tries to be
Contact Details:
ambitious and aspirational, whilst at the same time being pragmatic and realistic. It sets out
For any enquiries relating to this document please contact: clearly what will be required of developers as development proposals are brought forward.
Simon Lucas, Development and Regeneration Officer Above all, it aims to provide some certainty where this is needed and flexibility where this is
possible.
Tel: 01902 555618
Email: simon.lucas @wolverhampton.gov.uk The Council has already set out its stall in terms of the quality of development it wishes to see
For more details on the site please visit www.bilstonurbanvillage.co.uk for the Bilston Urban Village development by building two stunning new facilities and we want
these to set the standard for what follows.
So we hope that this document provides the framework within which we can, to quote Nick
Boles, Planning Minister, “build beautifully” in Bilston for the benefit of existing and future
residents and visitors to the town.
Cllr Peter Bilson - Cabinet Member for Economic Regeneration and Prosperity
Margaret Allen - Regional Director, Homes and Communities Agency
Bilston Urban Village - Supplementary Planning Document 03

Introduction
The City Council and the Homes and Communities Agency (HCA), as landowners of the site which the public sector should seek to invest to make the site as attractive for developers as
known as Bilston Urban Village, have endorsed this draft Supplementary Planning Document possible.
(SPD) following extensive consultation. It sets out a vision for the completion of the Bilston Urban
This Supplementary Planning Document draws heavily on this work. It also includes, where
Village development over a ten year period, building on the significant investment that is being or
appropriate, ideas and solutions from previous discussions and consultations with a range of
has already been made through the construction of the Bert Williams Leisure Centre, the South
organisations, agencies and community groups. To that extent this SPD should contain elements
Wolverhampton and Bilston Academy and the High Street Link.
which will be familiar to many readers.
This document provides a framework for future development. It sets out the main objectives of
Importantly too, this SPD forms part of the Local Plan and is governed by a wide range of Core
the partners whilst retaining sufficient flexibility to respond to changing market conditions. It will
Strategy Policies. The Urban Village site falls within the Bilston Neighbourhood Plan, which forms
provide an overall site context for determining the appropriateness of each discrete phase as it
part of the wider Bilston Corridor Area Action Plan. These documents are discussed in more
comes forward. In addition it covers those aspects of the development of the site which can only
detail later in the next chapter.
properly be considered on a site wide basis. These include (but are not limited to) materials
handling, drainage and highways infrastructure. The preferred plan which forms the basis of this document represents an evolution from previous
positions and has been endorsed as a pragmatic solution to the redevelopment of the site by
In brief, the objectives of this document are as follows:
Councillors at a meeting of the Bilston Centre Regeneration Councillor Advisory Group and at
• To set out in an unambiguous way the vision for the site Cabinet on 24 July 2013. This followed a period of consultation between 26 February and 30
April 2013, the substantive points from which form the basis of the accompanying consultation
• To provide an over arching context in which future planning applications for development will
statement and which have been used to make a number of changes to the draft document.
be determined
Pragmatism notwithstanding, the City Council and the HCA remain committed to promoting the
• To identify the principal opportunities and constraints which exist
Urban Village as a model of sustainable, low carbon development wherever possible. This
• To provide information on land ownership and rights affecting the site document suggests many ways in which this can be achieved, some straightforward, some more
radical. Much can be achieved by applying careful thought to development, through orientation
• To describe the range and scope of background information on the site which has been used
and good design, for example, or by careful management of undeveloped areas with high
to inform the preferred option for development
potential for biodiversity, or by ensuring that facilities are in place to enable people to make
• To demonstrate that there are no substantive planning impediments to development and to appropriate lifestyle choices. The landowners believe that value can be derived by creating
demonstrate that the proposals will contribute to the promotion or improvement of the attractive, efficient, sustainable places where people want to live. Some of the building blocks are
economic, social or environmental well-being of the area. already in place. This document is intended to create the conditions for the regeneration of
Bilston Centre (the Urban Village and the town centre combined) to provide a destination of
Bilston Urban Village has been a long standing development proposal for the City Council and choice for both local residents and newcomers to the City.
remains a key component of its regeneration activity in the south east of the city with a potential
impact that arguably extends over much of the Black Country. At over 40 hectares (100 acres) in
total it represents one of the largest mixed use development opportunities in the sub region and
provides a critical mass to bring forward a diverse and sustainable development.
The site is not without its challenges, more on which follows later, but the potential is enormous.
Situated next to Bilston Town Centre, with a thriving market and with good connections including
a bus station and tram stop, easy road access and with recent investment of over £45 million in
education and leisure, the site represents a real opportunity to create 21st century development
which can bring about transformational change, even in challenging economic times.
In early 2012, the Council and the HCA commissioned a team, led by Arup, to undertake a
thorough review of all available ground information, create a 3-D model of the site, produce a
preferred land use plan together with a credible delivery plan for the site and to identify ways in

Chapter One National Planning Policy Framework
The National Planning Policy Framework (NPPF) is the Coalition Government’s key planning
The Strategic Context document published in March 2012
There are a number of statutory land use planning documents which will be material The NPPF sets out the way in which the planning system should assist in delivering sustainable
considerations when dealing with planning applications for the site. In addition, some non development and one of the primary purposes of this SPD is to demonstrate how this will be
statutory strategies will inform the development. The relationship between the principal achieved for Bilston.
documents is shown schematically below and discussed in more details in this chapter. Achieving sustainable development is the cornerstone of the NPPF and the planning system is
Figure 1: The Strategic Context required to perform a role which includes economic, social and environmental considerations.
Again, this SPD seeks to achieve outcomes across all these.
The NPPF identified 12 core planning principles which should underpin both plan making and
decision taking. Bilston Urban Village seeks to address all 12 of these principles in the following
ways:
NPPF principles Relevance to this SPD
1 Be genuinely plan-led, empowering local people to Part of the emerging area action
National Planning shape their surroundings, with succinct local and plan and neighbourhood plan.
Policy Framework Black Country Core neighbourhood plans setting out a positive vision
Startegy / saved parts for the future of the area
of the Wolverhampton
UDP 2 Be a creative exercise in finding ways to enhance The development of the Urban
and improve the places in which people live Village is entirely consistent with
their lives. this approach, e.g. by using young
people to inform the future
development of their area
3 Proactively drive and support sustainable economic The Council has proactively used
development to deliver…thriving local places that its powers of compulsory
Bilston Corridor Area the country needs. purchase and has worked with a
Economic
Action Plan / Bilston number of agencies to assemble
Growth Plan
Neighbourhood Plan the site. Further investment has
been made in undertaking up
to date market assessments to
be able to deliver a scheme in the
current economic conditions.
City Strategy 4 Always seek to secure high quality design and a These are key requirements
good standard of amenity for all existing and future of the SPD.
occupants of land and buildings
SPD (this document) 5 Take account of the different roles and character The SPD demonstrates a thorough
of different areas, promoting the vitality of our understanding of the context in
main urban areas. which the scheme is being
promoted and seeks to promote
the vitality of Bilston Town Centre

Black Country Core Strategy
6 Support the transition to a low carbon future in a These matters are all addressed
The Black Country Core Strategy (the Core Strategy) was adopted on 3 February 2011. The
changing climate, taking full account of flood risk. in the document and have informed
Black Country covers Dudley, Sandwell, Walsall and Wolverhampton and the Core Strategy now
the resulting development
forms part of the Local Plan for Wolverhampton, together with saved policies from the
framework.
Wolverhampton Unitary Development Plan (UDP). The Core Strategy can be viewed at
7 Contribute to conserving and enhancing Environmental capital on the site http://blackcountrycorestrategy.dudley.gov.uk/ and the Wolverhampton UDP can be viewed at
the natural environment. is being protected and enhanced. www2.wolverhampton.gov.uk/environment/planning/policy/udp/
8 Encourage the effective use of land by reusing Bilston Urban Village will be on The Core Strategy sets out how the Black Country should look in 2026 and establishes clear
land that has been previously developed. land which is entirely brownfield. directions in order to achieve transformational change and economic growth. The Urban Village is
one of the key sites within the Black Country which will help to deliver the major directions of
9 Promote mixed use developments and encourage The SPD promotes a mixture of
change set out in the vision. It has the potential to be a sustainable regeneration scheme capable
multiple benefits from the use of land. uses including land which may have
of bringing about the transformational change which the Black Country requires if it is to meet
more than one function (e.g.
long term targets.
recreation, flood risk mitigation)
This document aims to present the vision for the Urban Village in a holistic way, capturing the
10 Conserve heritage assets in a manner This will mainly be concerned with
web of connections and opportunities which moves the Urban Village from simply a development
appropriate to their significance. understanding the potential for
opportunity to a sustainable regeneration scheme capable of bringing about the transformational
archaeological remains which may
change which the Black Country requires if it is to meet long standing, locally set, targets.
add to the heritage of the area and
could be used in a positive way to The following Core Strategy policies are of direct relevance to the Urban Village:
aid interpretation of, and add
Creating Sustainable Communities
interest to, the area.
HOU1 – Delivering Sustainable Housing Growth
11 Actively manage patterns of growth to make the BUV is situated partly within and The Urban Village is a key opportunity to provide large scale housing development in a
fullest possible use of public transport, walking is otherwise adjacent to the town sustainable location with excellent public transport access to help meet ambitious housing
and cycling, and focus significant development in centre, where the use of public targets.
locations which are or can be made sustainable. transport can be maximised and is
close to a wide range of existing or HOU2 – Housing Density, Type and Accessibility
potential amenities. It will be important to provide a mix of homes with good access to a range of residential services.
12 Take account of and support local strategies to Bilston Urban Village aims to make HOU3 – Delivering Affordable Housing
improve health, social and cultural well-being for substantial progress across leisure, The Core Strategy aims to secure 25% affordable housing on large housing developments, where
all, and deliver sufficient community and cultural health, education and wider cultural this is viable, to help meet local need. The affordable housing should be of a tenure appropriate
facilities and services to meet local needs. priorities. The first three to the local area.
developments on the site comprise
HOU5 – Education and Health Care Facilities
a (temporary) GP surgery, major
leisure facility and a new Academy It is important that the needs of new residents for education and healthcare facilities can be met,
school and future health care and that any new facilities are well located and designed.
provision will be encouraged.
The Economy, Employment and Centres
The development of the Urban Village will support complementary regeneration activity which will
strengthen Bilston Town Centre and will include a major new pedestrian link to enable the
integration of the new development with existing facilities.
EMP1 – Providing for Economic Growth and Jobs
EMP6 – Cultural Facilities and the Visitor Economy
CEN4 – Regeneration of Town Centres

Transport and Accessibility City Strategy
TRAN2 – Managing Transport Impacts of New Developments The Wolverhampton City Strategy is the successor document to the Sustainable Community
TRAN4 – Creating Coherent Networks for Cycling and Walking Strategy published in 2008. At that time the strategy was based on five themes considered to be
the top priority by local people: jobs, skills, health, crime and safety, feeling involved and liking
Environmental Infrastructure where we live.
ENV1 – Nature Conservation Since that time the economic and political climate has shifted significantly making it necessary to
ENV2 – Historic Character and Local Distinctiveness refocus on a strategy which has a much stronger emphasis on economic recovery, growth and
ENV3 – Design Quality job creation (Economic Outcomes) whilst at the same time continuing to reflect the local resident
priorities (People and Place outcomes). The strategy sets out a delivery plan until 2026 focussed
ENV4 – Canals
on three themes:
ENV5 – Flood Risk, Sustainable Drainage Systems and Urban Heat Island
• Encouraging enterprise and business
ENV6 – Open Space, Sport and Recreation
• Empowering people and communities
ENV7 – Renewable Energy
• Re-invigorating our city
Waste
Priorities for action under the last of these, which are of particular relevance to Bilston, are
WM1 – Sustainable Waste and Resource Management
• Developing diverse and welcoming neighbourhoods with good quality housing – because
WM5 – Resource Management and New Development
housing choice needs to keep pace with rising aspirations if the city is to retain younger people
and also address homelessness. Where we plan to build or make improvements, we should
Minerals
create neighbourhoods that are desirable, well integrated, environmentally friendly, safe and
MIN1 – Managing and Safeguarding Mineral Resources
well managed. High quality sustainable housing design can also help mitigate the effects of
climate change and support green lifestyles.
Saved Policies of the Wolverhampton UDP
H8 – open Space, Sport and recreation requirements for new housing developments • Addressing crime and perceptions of crime in the city centre and across the city – because
R6 – The Greenway Network these factors have a strong influence on whether people want to invest, live, work or visit the
city. They also impact significantly on everyday life.
R7 – Open Space requirements for new development.
• Marketing and promoting the city’s cultural and creative sector to increase vibrancy and footfall
– because a good retail, cultural and lifestyle offer is critical for any city seeking to promote
itself in a globally competitive knowledge economy. Cultural festivals and events, alongside the
entertainments programme offered by city venues have a particularly key role to play, as they
create much needed footfall in the city, as well as promoting a positive and vibrant image of
Wolverhampton.
• Increasing local ownership of place – because it is important to take into account how people
perceive and experience the place in which they work, live and socialise, as well as paying
attention to the design and quality of the physical environment.
Wolverhampton Economic Growth Plan

The Economic Growth Plan was endorsed by Cabinet on 19 June 2013 and sets out how the five
priorities from the City Strategy will be delivered. It also sets out the priorities for the City that will
be fed into the wider Black Country Economic Growth Pan being prepared through the Black
Country Local Enterprise Partnership (LEP) which will be used as the basis of future government
economic development and regeneration investment into the region.

Drawing from an extensive evidence base, the Economic Growth Plan summarises the key
challenges and opportunities for driving private sector growth in Wolverhampton. It identifies key
strengths in high value manufacturing, the environmental sector, business and professional
services and the creative and digital industries.
It notes, however, that one of the biggest challenges is a lack of a suitable pipeline of
employment sites and business accommodation.
Bilston Corridor Area Action Plan including

Bilston Neighbourhood Plan
The Urban Village site falls within the Bilston Neighbourhood Plan, part of the Bilston Corridor
Area Action Plan (AAP).
The Urban Village is identified in the AAP Publication report as a mixed use development
opportunity to provide a minimum of 500 new homes and up to 4 hectares of employment land
by 2026, together with public open space, retail and other uses. It is important that as much new
housing and employment development is provided on the site as possible, to help meet housing
and employment land targets for the Bilston Corridor, and for Wolverhampton as a whole.
The AAP allows for more detailed proposals for Bilston Urban Village to be developed through
this SPD. However, there are a number of other proposals in the AAP which affect Bilston Urban
Village, as shown on figure 2.
B5 – Bilston Urban Village Link: Proposed extension to Bilston Town Centre; Regeneration
Opportunity (known as Plot A2).
GW6 – Creation of a network of greenways/open space at Bilston Urban Village/Ladymoor

Pool/Bankfield Road (by 2021)
0S20 – Protection of Prosser Street Allotments
IPT3 – New bus routes throughout Bilston Urban Village, including bus priority (by 2021)
CNI1 – Proposed new cycleway running north-south from Wolverhampton City Centre through
Bilston Town centre to Bradley, using a direct, mostly traffic free route (by 2021)
LG6 – Enhance Bilston Urban Village Local Gateway
Figure 2: Bilston Corridor Area Action Plan

In more general terms, the following AAP policies will provide a framework for this SPD and the
determination of any planning applications.
Policy BC2 – Delivering High Quality and Local Employment Opportunities seeks to identify new
sites for high quality employment land (manufacturing and logistics uses within Use Classes B1
(b) & (c), B2 and B8 and some employment supporting non Class B uses), including up to 4 ha at
the Urban Village.
Policy BC3 – The Bilston Corridor Transport Strategy sets out interventions needed to improve
the transport network and support new development, including: aspirations for a new metro stop
to serve the Urban Village; travel planning measures and individual travel plans for each phase of
the Urban Village; and various improvements to the Black Country Route.
Policy BC5 sets out design requirements for new development and Policy BC7 provides specific
guidance on development affecting canals, including the need for proposals to accord with the
Bilston Corridor Canals Conservation Area Appraisal and Management Proposals and to respect
the designation of the Canals within the AAP area as Sites of Importance for Nature Conservation
(SINCs).
Policy BC8 – Delivering Environmental Infrastructure (EI) at the Local Level requires developments
to: protect and enhance environmental infrastructure networks; consider the use of urban
wetlands and street rain gardens as part of sustainable drainage; and provide appropriate levels
of open space and green roofs to meet the needs of new residents and employees of high quality
employment developments.
Paragraph 6.4 of the Core Strategy highlights the potential for housing growth in the Black
Country to increase visitor pressure at Cannock Chase Special Area of Conservation (SAC), and
the potential need for developers to identify and mitigate any significant impacts. Current
evidence suggests that new housing at Bilston Urban Village is unlikely to have a significant
impact on the integrity of the SAC. However, given the scale of housing development proposed,
an “Appropriate Assessment” will need to be submitted with each planning application in order
for the Council and Natural England to make a final determination on this issue, in the light of
current evidence. The Council and the HCA consider that the retention and proper management
of areas of formal and natural open space for public use within the site will be sufficient, in terms
of size and quality, to mitigate for any significant impacts on Cannock Chase SAC.
Policy BC9 – Providing Local Renewable and Low Carbon Infrastructure requires developers to
demonstrate how they have planned for the introduction of national zero carbon standards, in
accordance with the following hierarchy: ensuring energy efficiency; considering opportunities for
on-site low and zero carbon energy and locally connected heat; allowable solutions to off-site
CO2 reduction measures.
Policy BC10 – Bilston Town Centre extends the Bilston Town Centre boundary to cover the
Bilston Urban Village Link site (B5 - see above) and Policy BC4 ensures that retail proposals in
the AAP area pay regard to potential impacts on the Bilston Markets.
Policy BC12 states that, for developments taking place alongside a canal where canalside
improvements are required, these should be a priority for planning obligations.

Chapter Two
Land Ownership and Site Characteristics The site is characterised largely by its former uses with significant changes of level occurring as a
result of the historical placing of made ground, the presence of the Bilston Brook in what would
originally have been a valley, which is still clear in some places, less so in others, and the
presence of significant concrete slabs denoting earlier industrial premises.
With the exception of some earthworks in the north-western corner of the site (which currently
forms a plateau of former railway land) and on land immediately to the south of Nettlefolds Way
(where levels need to be raised), it is not expected that significant earthworks involving the
movement of large quantities of material will be required across the site. Development is
proposed therefore which works largely with the existing site levels and these should be exploited
to provide views across and beyond the site itself. Figure 4 shows the key site characteristics at
the time of writing (January 2013).
The site which is the subject of this SPD extends to some 37 hectares (91 acres) of brownfield
land and land ownership is divided between Wolverhampton City Council and the Homes and
Communities Agency as shown on figure 3.
The site has a small frontage to the Black Country Route at the north, where it is adjacent to (and
forms part of) Bilston Town Centre. On the eastern boundary, Midland Metro line one runs
between Wolverhampton and Birmingham Snow Hill, with an extension to Birmingham New
Street currently being constructed. The southern boundary has some limited canal frontage to
the Bradley Arm of the Birmingham Canal and some relationship to the Redrow Homes
development, although this is, in part, affected by a significant change in levels. The western
boundary onto Broad Lanes/Coseley Road is somewhat fragmented by existing housing and
other current and former land uses.
A Collaborative Agreement between the Council and the HCA governs the disposal of sites in line
with the requirements set out in this document.

Figure 3: Land Ownership
Figure 3: Land Ownership Bilston Urban Village - Supplementary Planning Document 11

Figure 4: Existing Site Features

Chapter Three Methodology
The following methodology has been followed to develop a ground model for the site and to
Ground Conditions identify the remediation work that will be required to enable the redevelopment of the site.
This section identifies the known ground conditions of the site and discusses the likely impact GIS and database development
this will have on the costs and risks associated with redevelopment. All the information provided by the HCA and Wolverhampton Council and other data obtained
Made ground of variable composition, depth and compaction is present across the site. The was collated and reviewed for accuracy and relevance. The primary sources are shown on the
potential for ground instability associated with made ground will need to be addressed for table below with a comprehensive list included in appendix 2a. This includes borehole data,
development proposals. former building outlines and boundaries from old OS plans, coal mine plans and past surface
levels from old topographic surveys. The data has been used to create a GIS model of the site
Shallow coal and ironstone seams are anticipated across the majority of the development area, that is cross referenced to original data sources such that it provides the clarity and rigor
which have been extensively worked in the area in the past. Treatment of shallow mine workings necessary to support a definitive and convincing risk assessment.
has been carried out beneath localised sections of the development. Shallow workings and
associated potentially unstable ground require treatment within the potential zone of influence of
Description Document Name Ref#
proposed structures, roads, and mains services. Foundation designs will need to take into
account former mining activities. Shallow mine workings are not present in the south western Topographical Site Plan Waterman drawing number: 8222final 01
area of the site, where geological faulting has caused any coal and ironstone workings to be Constraints Plan Waterman drawing number: 32161/200/60 02
below the potential depth of influence of the ground surface.
Culvert Location Clyde Commercial Diving Ltd commission to survey 03
Recorded mine shafts are also present on the development area, the majority of which have been the condition and location of the manholes
located and grouted in the past. Further unrecorded mineshafts may be encountered during along the culvert.
development. All previously unrecorded mineshafts encountered during development works will Flood Risk Jacobs Strategic Flood Risk Assessment 04
need to be fully treated. Former mine entries may present a significant constraint to development,
even following treatment, and reference should be made to the Coal Authority policy on building Mine Treatment area Drawing from Waterman report: 05
over or within influencing distance of mineshafts which can be found at: Plot A Mine Treatment, Verification Report
http://coal.decc.gov.uk/assets/coal/whatwedo/4265-policy-for-building-over-or-within-the- AGS Ground Received from Waterman: 06
influencing.pdf Investigation Data Ground Investigation & Piling Limited
A review of all available information on ground conditions have been undertaken by consultants
For W.S.Atkins Consultants Limited
commissioned by the landowners and costs of remediation have been plotted on a 10 metre x
Soil Mechanics
10 metre grid to provide a clear picture of predicted abnormal costs across the site. This was
BILSTON URBAN VILLAGE PHASE 1
undertaken for both residential and commercial end uses. The results are shown on figures 5 and
For Waterman Burrow Crocker
6 and formed the basis for an extensive series of options appraisals which were undertaken.
Soil Mechanics
From this exercise, option 2 (figure 9) was selected as the preferred model.
BILSTON URBAN VILLAGE PHASE 3
For Waterman Civils Ltd
It should be noted that this information is provided to assist with an understanding of the
site conditions and to explain and justify the proposed development framework. No Mine Shafts Drawing of mine shaft locations found in Waterman 07
warranty is implied or given. It will be necessary for developers to undertake their own site report: Ground Investigation Interpretative Report,
investigations to satisfy themselves of the conditions of the ground. It is recommended Mining Treatment Strategy For Bilston Urban Village
that the extent and scope of any proposed site investigation is discussed and agreed with Historical Maps 08
the City Council to ensure that it is proportionate to what is required. of Bilston
Given the former uses of the site, including coal and ironstone mining, waste disposal and heavy Coal Model Data from BGS 09
industry, ground conditions are one of the most significant constraints on the development of the
site. Numerous studies have previously been undertaken and this information has been compiled
into a detailed 3D GIS model and this has been used to identify remediation options and to
assess costs and provide the basis for the options appraisal exercise.

A number of constraint zones have been identified from this information and these were divided
into early (19th century and early 20th century) and late (mid to late 20th century). These are
shown on the figures 7 & 8 respectively.
Statistical analysis of the site investigation and laboratory test data was carried out and the
results of the analysis projected into the 3D model. This has allowed statistical trends to be
compared with features of the site such as patterns of former land use, areas of spoil and strata
boundaries.
Development options were generated, and were then quantified and presented in the 3D GIS
model of the site.
Output
The data collation, the ground model and the outputs are available on a CD, available separately,
with the following file structure:
01
Information
Archive
Figure 5: Costs for ground remediation: Residential (per hectare)
04 Generated
Information
General Assessment Criteria
(GACS)/Preliminary zoning
02 of the site/Remediation
cost information
Input
Data
03 GIS
Data (GIS data files)
Saved views Workspace
(ArcScene Model)
05 Outputs
Contamination Plots/Kriging
Figure 6: Costs for ground remediation: Commercial (per hectare) Results/Preliminary Cost
Estimates
Extracts from the 3D model are to be found in Appendix 2.

Contaminated land issues
All the results for chemical tests on soil and water samples from the site have been collated and
reviewed. Detailed plots of the distribution of contamination at the site are presented in Appendix
2c and the following is noted regarding the degree of contamination at the site:
The majority of the made ground material on the site is colliery spoil and iron works waste.
It contains metals that narrowly exceed triggers for a residential land use, but is not a
significant source of contamination.
The site of the former scrap yard is contaminated by oils and metals.
Domestic refuse has been placed across part of the site.
Parts of the site may be affected by ground gases, but these can be dealt with via standard
engineering practices which are common throughout the construction industry.
Any part of the site may contain a hotspot of contamination that would need to be treated
or removed to enable construction.
Feasibility for Mineral Extraction

The Council and the HCA, minded by the requirement of BCCS policy MIN1, commissioned a
feasibility study into mineral extraction across the site. MIN1 states that “The Black Country’s
mineral resources need to be managed carefully to provide the raw materials needed to
support regeneration within the Growth network, and to conserve the area’s geological
heritage. Identifying important mineral resources, providing guidance on where they are to be
Figure 7: Constraint zones (early) found, minimising waste of these resources and making provision for mineral production will
support the Vision, Sustainability Principles B and D and most of the Spatial Objectives, in
particular Objectives 6, 9 and 10.” (See appendix 1 for the Black Country Core Strategy vision,
the Sustainability Principles and the Spatial Objectives)
The study was undertaken by Johnson, Poole and Bloomer in 2012 to make an assessment of
the feasibility of mineral extraction from the site in order not to needlessly sterilise deposits by
redevelopment. Furthermore an assessment was undertaken of the feasibility of off-setting some
of the costs for redeveloping the site from the revenue generated by extracting the remaining
shallow coal, and any other economic minerals, with the added benefit of removing some of the
constraints placed upon development of the site by the past history of surface and underground
mining of coal.
A full discussion on the assumptions and risks associated with mineral extraction can be found in
the report by Johnson Poole and Bloomer, a copy of which is available separately upon request.
The matter was taken to Cabinet on May 30 2012 where it was concluded that there were a
number of key risks and disbenefits associated with the process of mineral extraction. These
included the delay in bringing forward further phases of the development, the serious disruption
and environmental nuisance which would be caused and the significant negative effects of the
process on the recent investment made by the Council in bringing forward leisure and education
facilities which would be adversely affected by the proposals.
Figure 8: Constraint zones (late)

The Council is of the view that the work undertaken can be used to satisfied Policy MIN1 of the
BCCS and that this will form part of any future coal mining risk assessment.
Implications for Planning

Because of the known ground issues across the site, particularly those connected with past
mining and industrial activity, any application for planning consent will need to be accompanied
by a full, up to date site investigation. The scope of this investigation should be agreed in
advance with the City Council. The application will need to be accompanied by a statement
which identifies the issues within the site and the way in which it is proposed to address them,
bearing in mind the recommendations contained in this chapter. The Coal Authority will also need
to be consulted as a statutory consultee with regards to development implications associated
with former coal mining activities.

Chapter Four short to medium term to Plot A2. This site is subject to a number of specific requirements which
are set out in more detail below.
Preferred Land Use Framework Small scale employment uses (e.g. incubator/ start up live/work units) may be developed as part
of a residential phase if demand is identified, where residential amenity will not be compromised
This section sets out and describes in more detail aspects of the preferred land use framework
and where traffic generation is limited.
endorsed by Cabinet on November 24, 2013 which was derived from the extensive review of
technical work discussed in Chapter 3. The preferred development framework is shown in figure 9. Site of Opportunity
The land identified as a “Site of Opportunity” is subject to a number of constraints and viability
Residential Development
issues and has a number of known issues arising from previous land uses, in particular, from
Housing is the predominant land use for the site with a target of 613 new homes concentrated in
former scrapyards.
the western part of the site. In order to meet housing targets for Wolverhampton set out in the
Local Plan the Council would wish to see at least 500 new homes completed by 2026. The use of this land for employment would be the preferred choice. If proposals come forward it
will expected that matters of layout, orientation and design, provision of environmental
It is important that the development provides for a variety of house types, styles and densities
infrastructure and linkages will all be addressed including a satisfactory relationship with the
and that there is both a sense of place developed within in each phase and that each phase is
potential new metro stop adjacent to Brook Street (which potential use must not be precluded by
linked to and relates to adjacent phases. In turn, the whole development must maximise linkages
any development) and an access route via Northcott Road. Only very limited traffic would be
to the surrounding area, most notably to public transport services and to the town centre.
permitted to access the site via Brook Street/Oxford Street island and access would not be
The Council has an aim of meeting housing needs and creating mixed, balanced and sustainable permitted onto Bankfield Road except for emergency vehicles, pedestrians and cyclists.
communities in the City by maximising opportunities to provide affordable housing. Opportunities to create high quality links on an east-west alignment to the new metro stop and
A Supplementary Planning Document on Affordable Housing was adopted in September 2006 existing residential areas and the metro stop at Loxdale should all be explored.
which should be referred to.
However, a flexible approach to development on this site will be adopted. If a proposed use is
The starting point for any developer is to consider the policy requirement to provide 25% identified which has not been anticipated by this document then there will be a presumption in
affordable housing. Where a developer considers that there are major inhibiting factors which favour of granting planning consent for the development, provided that there are no substantial
would so threaten the economic viability of their proposal, that only a mitigation of the affordable impacts which cannot be mitigated or the opportunity cost of the proposal is judged to be
housing requirement can resolve, then they should submit to the Council a full and acceptable.
comprehensive Financial Viability Assessment for the Council to appraise and come to a decision
whether mitigation is justified. The Council will appoint its own assessors for this purpose to Primary School Provision
provide professional and impartial advice. The 2011 census reveals that the population of Wolverhampton has risen by 13,000 since 2001
and that 13% of the population are of school age. With the proposed residential development on
The Council has a track record of working closely with Registered Providers to ensure delivery of
the site itself, as well as new housing developments nearby, it is likely that some adjustment to
high quality affordable homes across the City and would wish to continue to promote this
the capacity of local primary schools will be required over the next ten to fifteen years.
partnership working.
However, because Wolverhampton’s population is constantly changing, accurately predicting
In parallel with this, the Council has also adopted an approach to the development of housing
levels of demand for school places in the medium to long term is a significant challenge. There
sites within its ownership which seeks to overcome some of the economic pressures holding
are a variety of factors that influence levels of demand including birth rates, housing
developments back through using the value of its land to support new affordable homes, and to
developments, migration and Government policy, for example, the introduction of Free Schools.
negotiate risk sharing for the delivery of new private homes. The Council also aims to fund and
Whilst these factors are monitored, predicting demand in the longer term relies on the adoption of
deliver an element of new affordable Council housing on these developments, addressing some
multiple assumptions and significant risks. The position of Bilston close to the boundaries of
of the financial pressures on new affordable housing delivery through more traditional routes.
Dudley, Walsall and Sandwell adds to the complexity of decision making on this matter.
Further details on the requirements for new housing development are to be found in Chapter Six
Notwithstanding these issues there is sufficient intelligence to consider that additional capacity is
on design.
likely to be needed and one option is to provide primary school provision within the site. For this
reason the site indicated on the development framework (figure 9) for a primary school is
Employment
reserved for such a use until a date seven years from the formal adoption of this document. If,
Specific allocations for land involving the creation of employment opportunities are limited in the after this period of time, (or earlier, if approved by Cabinet) a decision is made not to provide

A
Areas
reas Schedule
Schedule
K
LIN
HOUSING / R
HOUSING RESIDENTIAL
ESIDENTIAL 16.1
16.1 ha
ha
613 dwellings
613 dwellings 3
388 dwellings
dwellings p
p/ha
/ha
BILSTON 46
3
EA
UT
Y RO EMPLOYMENT
E MPLOYMENT 0.97
0 .97 ha
ha
TR
UN Of which
Of which L
Leisure
eisure / Commercial
Commercial / H
Health
ealth 0
0.97
.97 ha
ha
K CO
AC
BL
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ILLFIE OX SCHOOL
SCHOOL 2.0
2 .0 ha
ha
IELDS FO
ROA D RD
ST TOTAL
TOTAL SITE
SITE AREA
AREA 36
36hha
a
RE
MORRISONS
MORRISO
ON
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Site
Site E
Entrance
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(ARUP)
ST
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ccess
CENTRE
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C EN
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TRE
RE PLOT
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access
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D EVELOPMENT H G
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access
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0.97
0 .97 h
ha
a OPPORTUNITY
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ood a
access
ccess
4.4
4 .4 ha
ha
WATER
W
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FEATURE
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463
RO
2.0
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oad
A SCHOOL
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a
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ousing
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BA
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HOUSING
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1.2
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1.6
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D
/ HOUSING
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RO NE
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T
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N
NOTES:
OTES: K
KEY
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Date
ate R
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Details
etails LOCATION
LOCATION K
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Date
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Scale 1 :2500@A1 C
1:2500@A1 Checked
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DIMENSIONS N NOT
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6.07.2013 1:5000@A3
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321 BBradford
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ARCHITECTS
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VARIATIONS
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0121 666
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7641 G
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Urban V
Village
F gure 9: Deve opment Framework

primary school provision, the land shall be used for residential development purposes in a The Bert Williams Leisure Centre has, at its
manner which is consistent with this Supplementary Planning Document and with any phases northern end close to the Black Country Route,
of residential development which are underway or which have been completed elsewhere on a height of approximately 15 metres. New
b
the site. development will need to be at a scale appropriate D5

03
k
to this, taking account of both the height and k
Land for recreation, habitat creation and biodiversity, play and allotments
general massing of the building. Developers will b
The preferred land use framework seeks to retain and improve for open space and nature need to show how the relationship between the k
3.5m
conservation purposes those areas of the site with the highest environmental value or the highest existing leisure centre and any new development
remediation costs (or both). Chapter 7 of this document sets out the Council’s intentions succeeds in providing a satisfactory urban design
regarding the improvement and integration of these areas into the development as a whole which solution on this prominent site. k
will be implemented as funding allows. It is not expected that developers will be required to make
a contribution to these parts of the site. However, local areas of amenity open space, play areas Access to the site for vehicles will need to be
and greenway links which should form part of the design of new housing areas will be expected shared by all development on the site with just one
to form part of any planning application and be funded by the developer. point of access allowed off Bankfield Road at a
location to be agreed with the City Council. Access k
Plot A2 to parking areas will need to be off this shared

Plot A2 comprises approximately 0.97 hectares (2.4 acres) of remediated land situated between access. It is not expected that any significant k
the Bert Williams Leisure Centre and Morrisons with a prominent frontage to the Black Country unregulated public parking will be provided on the b
Route. site as there is a good supply of free public parking

k
on the north side of the Black Country Route and

The Council and the HCA wish to see a high quality development on this site brought forward at elsewhere within the Town Centre. The b k
the earliest opportunity. establishment of the High Street Link will enable
Information contained in this SPD will be supplemented by further details, requirements and easy movement of pedestrians between this site
k
expectations within the marketing pack for this important site. and the markets and High Street facilities.
The Bilston Corridor AAP includes this site within the designated Bilston Town Centre boundary, The existing boulevard is an essential part of the
making the site suitable for a wide variety of uses. However, in order to protect the existing town new infrastructure being provided as part of the lighting column
centre these uses must be complementary to the existing offer not in competition with it. overall Bilston Urban Village development and will k
b
extend northward across Pinfold Street car park to
Although the AAP does not specifically address the need for additional convenience retail reach the High Street. The Council has used its k
floorspace it is considered that there are better sites for further convenience (food) retail powers of compulsory purchase on seven high b
elsewhere in the town centre. street properties (nos. 8-20 (evens)) and expects to
b k
have laid the boulevard across the car park and to k b
The preferred option for this site is to promote a high quality mixed use development that have demolished and set out the complete link by
will add value to the wider Urban Village and Town Centre. An appropriate mix could the middle of 2014. The development of the High
b
include a range of leisure uses such as a restaurant/pub/hotel, together with community Street Link is governed by a separate Boundary with
k
Leisure
facilities, such as a GP surgery, and non-food retail uses that cannot be accommodated Supplementary Planning Document which was k
elsewhere within the Town Centre. The design solution should have a strong urban form adopted by the Council in January 2010 which can b
and massing particularly on the northern and western elevations with a well-defined active be accessed using the following link: L -2
E
02
street frontage to the boulevard. http://www.bilstonurbanvillage.co.uk/download b

Sculptural landform with
surplus soil
s/Bilston%20High%20Street%20Link%20adopt
To achieve this high quality objective, the development of the site should provide a principal b
ed%20SPD.pdf k
elevation and “front door” directly onto the boulevard and this important urban design principle b k
should not be compromised by car parking or vehicular routes. Outdoor dining areas facing onto As part of the external works to the Leisure Centre,
the boulevard would be encouraged. Any community provision on the site, including a permanent the boulevard was laid out on the eastern half as a
GP surgery (to replace the existing temporary facility), should have a direct relationship with the soft landscaped strip as shown on figure 10. The
leisure centre. developer of Plot A2 will be responsible for Figure 10: Boulevard

providing new hard surfaces on the eastern half of the boulevard where these are required, using
matching materials wherever possible. The entire boulevard is already adopted highway land and
the design and materials used will need to be agreed with the highways authority.
Paving materials should complement the existing adjacent Marshalls - La Linia, Tegula and
Conservation kerbs in colour texture and form. There should be no further areas of bitmac.
The overall linear flowing design of the boulevard created by the use of curved lines of white
conservation kerbs should not be compromised. Existing fastigiate Hornbeam trees to be
retained where possible or replaced to retain the tree line. The strong preference would be to
retain existing seating areas and associated paving unless these compromise the ability to
provide entrances into new buildings. New street furniture should complement the existing
provision. New lighting heads to provide 360° illumination will be required on the existing
columns.
The eastern part of the boulevard will need to drain separately into highways drains beneath
Nettlefolds Way and not onto the adjacent development site.
It is the landowners’ preference for development on this site to be brought forward in a co-
ordinated way by a single developer. Some integrity and consistency to design solutions for the
buildings will be required, building on the quite different styles of the leisure centre and the
Academy.
Community Facilities
The Council and the Homes and Communities Agency will work with NHS Property Services and
other agencies/providers of healthcare facilities to allow the development of a permanent GP
surgery on the site to replace the existing temporary facility
Proposals for any additional community facilities on Plot A2 or elsewhere on the site will be
judged on the basis of need and viability and that there are no adverse effects on residential
amenity, traffic generation or existing community facilities.

Planning applications for development, which are in accordance with the land uses described in
this chapter, will be welcomed. Where a proposed land use is ancillary to the main land use
identified on the preferred development framework and where this does not compromise
residential amenity or impose unacceptable increases in traffic, the Council will adopt a flexible
approach, provided the proposal is consistent with other aspects of this document.

junction improvements which could improve capacity. Given the limitations for increasing capacity
Chapter Five at the junction, and the prohibitively high estimated costs that any works might incur, there is no
anticipation that a major traffic scheme would be undertaken at Oxford Street Island at a cost to
Travel and Transportation the developer at this time. Future options for this junction will continue to be pursued by the City
Bilston Urban Village is particularly well placed because of its accessible location. Plot A2 is Council and smaller scale mitigation and efficiencies for junction operation should be considered
within the proposed extension to the town centre (as part of the Area Action Plan proposals) as part of the wider development.
partly because of its accessibility to the bus station and the metro and all of this plot is within 500
As a result, the preferred approach for development would be to minimise the direct demands
metres walking distance from this public transport interchange.
placed upon Oxford Street Island by the Urban Village development.
Elsewhere on the site, it is essential that public transport is integrated into the development and
Highway Access Locations
that infrastructure is provided ahead of development so that public transport routes can be
A number of locations have been identified as suitable access points to the site for the various
established early on. For example, it is the Council’s intention to create a bus only route through
land uses proposed in the masterplan.
open space to link the development to existing amenities.
A - Northern end of Coseley Road
The primacy of pedestrian movement through the site should be established and maintained from
Visibility is good at this location and an appropriate junction for residential access could be
the start. Routes for pedestrians and cyclists should be direct, safe, well lit and built to a high
provided. If development flows require a right turn facility some off site works would be required
standard. In this respect the Council will look to undertake improvements to the length of
along the development frontage to facilitate this.
Bankfield Road at the earliest opportunity. The most appropriate direct and convenient pedestrian
routes for access to and within the wider Urban Village site should be prioritised, including D - Broad Lanes
access across open space and to existing infrastructure such as the canal towpath. Visibility is good at this location and a junction could be provided within the frontage available.
The Council will work with Centro and bus operators to ensure that all new homes on the Urban Currently there is a bus lay-by along this frontage which will require relocating as part of the
Village site are within the specified number of minutes by foot and/or public transport from access works.
services, including Primary School (10 mins), health, fresh food (15 mins) Secondary School (20
E - Western end of Highfields Road
mins) employment (30 mins) to accord with Policy HOU2 of the Core Strategy.
Visibility is good at this location and a junction could be provided within the frontage available.
Where cyclists are expected to use the highway, opportunities for the introduction of cycle
facilities should be investigated. The Council has a policy to install Advanced Stop Lines (ASLs) F - Existing Highfields Road/Dudley Street Junction
where appropriate for cyclists when works to signalised junctions are carried out and to use This access junction could be used with a further access into the site at access options G or H.
green rather than the current red surfacing in all new and resurfaced ASLs and cycle lanes. The Dudley Street / Highfields Road junction provides suitable width for HGV‘s and good visibility
is provided from the junction. This junction will be signalised by the end of 2013.
Transportation
G - Dudley Street 70m south of leisure centre
Local Network Any junction along Dudley Street will be dependent upon the type of development to be served.
Any development of the site will generate additional traffic Based on the preferred development framework this will either be required to serve a primary
school or be restricted to bus only access from/to the west of the site.
The integration of this traffic into the wider network is one of the critical considerations for the
development. H - Bankfield Road
Development on land adjacent to the Bert Williams Leisure Centre must be served by a single
Consultation has been undertaken with the highway authority and reference has also been made
access point on Bankfield Road, the precise location of which is to be determined based on the
to the Waterman‘s Transport Statement dated March 2009.
detailed development proposals.
From the information available there are some capacity issues on the surrounding road network,
I - Northcott Road
specifically at the Oxford Street Island and the right turn from the Black Country Route into
Northcott Road is in private ownership but would provide good access to the eastern end of the
Bankfield Road. Oxford Street Island is a part signal controlled roundabout which generally
site if development proposals for this part of the site come forward over the medium or long term.
operates satisfactorily but with some queuing at peak times. Increasing the volume of traffic or
The Council will explore options with the current owners of Northcott Road to determine the
substantially altering the operational demands of the junctions would be of significant detriment
feasibility of using Northcott Road as a future access into the site.
to the general operation of the junction and traffic flows in the surrounding area. It should also be
noted that due to the existing land constraints around the junction, there is limited scope for

Development proposals should include opportunities to link proposed transport infrastructure,
The key transportation issues are: such as bus only links and cycle / pedestrian routes throughout the site. In the event of phased
Minimisation of traffic generation from and onto the Black Country Route delivery, highway master-planning should not preclude the introduction of such links as part of
Minimise traffic generation to the north east corner of the site onto Oxford Street Island later phase delivery that can connect between areas.
Restrict commercial deliveries to non peak times
Consider school access and traffic routing
Ensure a bypass of the Black Country Route is not created
Existing Rights of Way and adopted highways
Figure 11: Existing Rights of Way and adopted highways within the site
There is an existing network of Public Rights of Way in the western area of the Urban Village site
(see Figure 11). As part of any proposals these routes would need to be incorporated in to the
proposed layout or diverted. It may be preferable for developers to divert existing and also create
new routes which provide direct and convenient access to and within the site. This should also
provide access to key facilities, including open space. Any public right of way diversions would
be subject to an application to the Secretary of State for Transport for an order under Section
257 of the Town and Country Planning Act 1990.

Wolverhampton City Council is committed to maintaining and improving the quality of life of
Chapter Six disabled people and working towards an inclusive society for all its citizens and has prepared a
Supplementary Planning Document (2009) entitled “Access and Facilities for Disabled People:
Design Creating an inclusive built environment”. This document aims to assist in removing those barriers
The Council and the Homes and Communities Agency are keen to explore ways in which that prevent all people, including disabled people, having independent access and opportunities
residential development across the Urban Village can reflect the original ambition of the proposal to access the built and natural environment and all services which are provided to the public. All
as a flagship regeneration scheme, notwithstanding the challenging economic conditions under development proposals will therefore be judged against the criteria found within this document.
which development is now proposed. The aim was and remains to embody within it the
Developers will be encouraged to provide public art as part of the proposals and reference
fundamental principles which were set out in the original Urban Village concept which includes
should be made to the published Supplementary Planning Guidance on the subject. The Council
the importance of good design and the use of high quality materials.
has developed a methodology for the procurement of public art and would wish to work closely
The Black Country Core Strategy (Policy ENV3) recognises the importance of place making and with developers in bringing forward schemes which meet the local community’s aspirations and
good design in stimulating economic, environmental and social benefits. The Black Country which add real value to development.
authorities support urban renaissance by ensuring that all new development demonstrates a high
The aim of the design process should be to create a sustainable, attractive and valued
quality of design.
development which will be based on the following seven objectives 1
Good design is often a function of the density of development. Variations in density across the
Character
site can be used to create areas of different character with higher densities used around squares
A place with its own identity, which builds upon good examples of locally distinctive design.
and along public transport routes. The Black Country Core Strategy seeks to achieve a minimum
net density of 35 dwellings per hectare but this should not be taken to imply a uniform density Continuity and Enclosure
across phases or plots. This document is not prescriptive about where or how variations in A place where public and private spaces are clearly distinguished, to include a high quality green
density should be achieved but proposals which clearly demonstrate that density has been used and blue infrastructure.
as an urban design tool will be particularly encouraged.
Quality of the Public Realm
The importance of design in climate change mitigation and adaptation should be recognised. A place with attractive, enduring and successful outdoor areas that have a clear purpose.
Buildings should be designed and constructed to the highest possible environmental standards
Ease of Movement
and matters such as orientation, provision of deep eaves on northern elevations, and street and
A place with a clearly defined hierarchy of routes.
garden trees all have a part to play in adapting the environment to high temperatures and the
heat island effect. It will be expected that these matters will be addressed at detailed planning Legibility
application stage. A place that has a strong image and a layout which is easy to understand.
Design continues to play an important part in national planning guidance. The National Planning Adaptability
Policy Framework has, as one of its core principles, to “always seek to secure high quality design A place that provides flexibility
and a good standard of amenity for all existing and future occupants of land and buildings”.
Diversity
The purpose of this SPD is not to be prescriptive in design solutions but to ensure that a A place with variety and choice in terms of housing, employment and leisure opportunities
consistently high standard of design is applied across the site. The Council has provided the
1 Adapted from “By Design; Better Places to Live” 2001
resources to bring forward two very high quality buildings as first phases of the overall
development and it does not wish to see this investment undermined by a proliferation of poor or
mediocre development. This applies as much to layout and the treatment of external space and
infrastructure as it does to individual buildings.
Good design should also be used to exploit changes in levels across the site. This is especially so
on development plateau at a higher level than surrounding land. In these instances the
arrangement of dwellings should avoid rear gardens facing onto the upper edges of slopes.
These situations provide opportunities for prominent development along the ridge line with views
out across the site and beyond.

This approach is consistent with recent national guidance in the National Planning Policy Streets and Spaces
Framework (see box below). The hierarchy of streets and the size and arrangement of development blocks and open spaces
is an essential part of the design process which should be governed by the following objectives:
National Planning Policy Framework • Maximise connectivity to the existing settlements and wider area;
Chapter 7 • Use a local street pattern which forms the basis of the “urban grain” which in turn creates a
well connected functional layout of routes and desire lines;
Requiring good design • Design a street pattern with a hierarchy of streets including principal streets, secondary
The Government attaches great importance to the design of the built environment. Good streets, informal, local and community streets including lanes & courtyards.
design is a key aspect of sustainable development, is indivisible from good planning, and
should contribute positively to making places better for people. It should establish a strong The layout of developments should provide safe and free movement for all road users, including
sense of place, using streetscapes and buildings to create attractive and comfortable cars, lorries, pedestrians, motorcycles, cycles and public transport. Appropriate design elements
places to live, work and visit. should be selected to:
It is important to plan positively for the achievement of high quality and inclusive design for • Provide road layouts which meet the needs of all users and do not allow vehicles to dominate;
all development, including individual buildings, public and private spaces and wider area • Create an environment that is safe for all road users and in which people are encouraged to
development schemes. walk, cycle and use public transport and feel safe doing so; and
Local and neighbourhood plans should develop robust and comprehensive policies that set • Help create quality developments in which to live, work and play.
out the quality of development that will be expected for the area. Such policies should be
based on stated objectives for the future of the area and an understanding and evaluation Such an approach reflects the key themes of Manual for Streets and Wolverhampton City
of its defining characteristics. Planning policies and decisions should aim to ensure that Council’s own Highways and Transportation Technical Guidance Note. Roads have a wider role
developments: to play in creating a sense of place and community as opposed to simply having a functional
transport role and the Council will seek development layouts which reflect this along with local
• optimise the potential of the site to accommodate development, create and sustain an character and distinctiveness.
appropriate mix of uses (including incorporation of green and other public space as part
of developments) and support local facilities and transport networks; Developers are encouraged to create layouts that are to an adoptable standard and that will be
offered for adoption.
• respond to local character and history, and reflect the identity of local surroundings and
materials, while not preventing or discouraging appropriate innovation; Layouts will therefore;
• Provide a choice of integrated routes using a clear network of footpaths and streets
• create safe and accessible environments where crime and disorder, and the fear of
connecting to existing and proposed community facilities along logical desire lines.
crime, do not undermine quality of life or community cohesion; and
• Promote ease of accessibility for the whole community including the needs of parents with
• are visually attractive as a result of good architecture and appropriate landscaping.
young children, women and those with a mobility impairment.
Local planning authorities should consider using design codes where they could help
• Encourage the control of vehicle speeds (max 20 mph where appropriate) and movement by
deliver high quality outcomes. However, design policies should avoid unnecessary
urban design and street design including using restricted forward visibility, narrow street
prescription or detail and should concentrate on guiding the overall scale, density,
widths, frequent connections, changes in direction and tight junction radii. The use of
massing, height, landscape, layout, materials and access of new development in relation
conventional traffic calming techniques would be a last resort.
to neighbouring buildings and the local area more generally.
Planning policies and decisions should not attempt to impose architectural styles or The Bradley Arm Canal
particular tastes and they should not stifle innovation, originality or initiative through The Bradley Arm of the Birmingham Canal forms part of the southern boundary of the urban
unsubstantiated requirements to conform to certain development forms or styles. It is, village site and should be viewed as a major asset for the area. The canal system is multi-
however, proper to seek to promote or reinforce local distinctiveness. functional and its functions include water resources, heritage and cultural assets, open spaces
and biodiversity, transport arteries, tourist attractions and settings for development. It plays an
important role in the local and sub-regional environmental infrastructure network.

It also has the potential to add value which can be derived from canalside development. Policy
ENV4 of the Core Strategy and Policy BC7 of the Bilston Corridor Area Action Plan provide
further guidance on the requirements for development alongside canals.
The canal has recently been the subject of a Heritage Characterisation Study, a summary plan
from which is shown below in figure 12, and this should be used to inform proposals which have
a relationship to the canal. Further details on the Bradley Arm canal as a heritage asset can be
found in Chapter 9. On the basis of this study, a new Conservation Area will be created along the
canal corridor. Following an ecological survey of the canal completed in 2011 the canal corridor is
also designated as a Site of Importance for Nature Conservation (SINC).
The opportunities for built development adjacent to the canal are limited but where these are
possible the canal should be exploited by providing homes which overlook the canal and which
have easy access to it. The possibility of opening old canal basins, where feasible, will be
encouraged as these increase the potential for waterside development. Where development is
proposed close to old basins which cannot be opened up consideration will need to be given to
whether or not the canal has been properly sealed off so it is no longer in hydraulic continuity and
the basins have been filled in properly and that no issues will arise because of contamination.
Residential development in the south west of the site is below canal level and consideration will
need to be given to maintaining the integrity of the embankment during construction.
The Council and the HCA support the key urban design principles of the Canal and River Trust
when developing close to the canal. These principles include:
• Development which is sited and orientated to face the waterway
• The waterway’s edge should be enhanced and external waterside spaces should be well
defined
• A preference for attractive, mixed use waterfront developments
• The integration and utilisation of the waterspace and the towing path
• Improvements to pedestrian and cycle access
Where land primarily for nature conservation purposes abuts land in the ownership of the Canal
and River Trust the Council will work to ensure that management plans for the land in its
ownership are complementary to those in place for canal related land.

Where development is proposed adjacent to the canal a s106 contribution will be required to
improve the canal towpath and access arrangements to a specification agreed with the Canal
and River Trust, based on the works already completed or proposed following the Redrow
Homes development.

Figure 12: Bradley Arm Canal

development plots will need to be seen in the context of wider ecological and greenway
Chapter Seven networks. The greening of local streets and other routes to provide links to and through areas of
new development is therefore an important design principle and this approach will be expected to
Open Space and Nature Conservation be made clear in developer’s specific proposals for new development.
Bilston Urban Village provides a number of opportunities to promote and develop a positive
The northern area (Area C) is currently at a level considerably lower than the surrounding land
approach to environmental infrastructure and the strategic approach is set out within this chapter
(particularly at the western and northern boundaries) and includes an area which currently retains
building on a successful track record of working with partners over the years to bring forward and
rain water. This area will have a key relationship with both the town centre and the new housing
improve extensive natural environment capital for the area. Developers will be required to state in
developments. Levels will be raised by the importation of soils from elsewhere on the site and this
their development proposals the ways in which they will deal with the creation and improvement
will exploit the low lying land to incorporate an attenuation pond as part of the site wide drainage
of environmental infrastructure at a detailed level.
infrastructure. This is expected to be achieved as part of a package of advanced enabling works
The National Planning Policy framework promotes the use of environmental (or green) carried out by the landowners.
infrastructure as a mechanism for dealing with climate change (paragraph 99) and requires local
The main objectives in creating, developing and managing the park will be:
planning authorities to “set out a strategic approach, through local plans, to plan positively for the
• To manage the existing woodland to create a variety of different landscapes, including views
creation, protection, enhancement and management of networks of biodiversity and green
through to distant landmarks, building on the work of the City Council and the University of
infrastructure” (Paragraph 114)
Wolverhampton in developing ground flora in newly established woodlands;
The development framework allows for the promotion and development of areas of the site for
• To have regard at all times to the role that the park can play in climate change adaptation,
nature conservation purposes (and other uses not involving built development) by identifying
Including the provision of water and shade which can help avoid the “heat island” effect
those parts of the site with both the highest existing nature conservation value, and the greatest
potential to improve. No part of the site is currently covered by any nature conservation • To create a series of footpaths and cycleways which provide routes within and through the
designation although it will be an aim of the proposed development framework to create the site, linking with routes through adjacent residential areas to key destinations including Bilston
conditions for areas of the site to be given the status of at least a Site of Local Importance for Town Centre. This is to ensure increased public use of the site and to provide a level of
Nature Conservation (SLINC). surveillance within the park.
An “Ecological and Protected Species Survey” was undertaken during May and June 2013 by • To create a complementary play and outdoor fitness area of sufficient scale and interest to
Camlad Ecology Ltd and the report is included in Appendix 3 of this document. This survey notes provide an additional destination for the area, linking with the Bert Williams Leisure Centre,
that “the development itself has considerable potential for long term biodiversity gain. Existing the SWB Academy and any new Primary School provision. This document supports the
landscaped woodland and grassland seriously underperforms as wildlife habitat and would development of such a facility subject to detailed arrangements for access and parking (if
benefit from extensive work followed by routine management”. required).This is to be provided as financial resources allow but it is not expected that this will
be subject to developer contributions.
Park (Areas B and C)
• Not to provide a through route for general traffic but to consider providing a bus only access
The decision to retain a large central parcel of land as undeveloped provides opportunities to
through the park to improve public transport penetration to the park itself and to the
improve the site for a range of soft end uses.
surrounding area along the alignment shown on the park plan. This will be parallel to the main
There are over seven hectares of open land at the heart of the Urban Village which have the pedestrian/cycle path, which will follow the alignment of the Bilston Brook.
potential to be used to provide a range of amenities including a new park (with both natural and
• To identify an area of the site for use as public allotments.
formal features) to serve new and existing residents and visitors.
• To investigate the feasibility of providing a limited area of the site which may be used for
The central area (area B) was the subject of extensive tree planting, principally during the 1980s
licensed and controlled grazing of horses, to replace some of the current unauthorised grazing
and it is proposed to use this well developed woodland as the basis for a landscape plan for
on the site.
the area.
The design of the park and proposed improvements to it will maximise existing and potential links Land adjacent to the canal (Open Space Area A)
to allow for movement of people and wildlife, particularly to the canal and to other areas of nature This is a relatively narrow, steeply sided strip of mainly scrub woodland (of approximately 1.5
conservation value, for example, Ladymoor Pool, land at Ash St/Highfields Road and Kestrel hectares) adjacent to the Bradley Arm canal in the south west of the site. The land at this point
Way. In this way the value of the environmental infrastructure network will be greater than the sum falls steeply from the back of towpath. Previous surveys have recorded the existence of an
of its parts. In order to achieve these links the design and layout of infrastructure within individual open body of water approximately 50 metre x 10 metre with approximately 80% shade and

30% vegetation cover. Two surveys have been carried out for the presence/absence of Great
Nature Improvement Areas
Crested Newts, the most recent being undertaken during Aril, May and June 2012 by Faulks,
Perry Culley and Rech (FPCR). During the most recent survey (Phase 1 Habitat and Protected The Natural Environment White Paper (June 2011) supported the creation of Nature
Species survey) during May and June 2013 the pond was recorded as having dried out. Improvements Areas which included £7.5 million worth of funding for 12 NIAs, which were
It is proposed to retain this area and improve it through a management plan to at least SLINC selected following a competition. Birmingham and the Black Country Living Landscape
(Site of Local Importance for Nature Conservation) standard. It is important that there are was one of the successful applicants and is the only urban area to be included (The other
greenway links provided both to the south, to Ladymoor Pool and to the Park in the north, areas selected are: Dark Peak; Dearne Valley Green Heart; Greater Thames Marshes;
through the new housing development. Humberhead Levels; Marlborough Downs; Meres and Mosses of the Marches; Morecambe
Bay Limestones and Wetlands; Nene Valley; Northern Devon; South Downs Way Ahead;
Open Space Area D and Wild Purbeck).
This land is of a rough, uneven nature and forms a promontory and embankment adjoining lower
Birmingham and the Black Country Living Landscape NIA
ground in the centre of the site. It could develop a functional relationship with the area of new
housing which is at the same level and would act as a buffer between this housing and any The Birmingham and the Black Country Living Landscape includes the whole of
employment uses developed on the opportunity site to the east. Birmingham and the Black Country (Dudley, Sandwell, Walsall and Wolverhampton). The
Birmingham and Black Country NIA Business plans sets out that the environmental
These sites will be brought forward in the context of the Birmingham and Black Country Nature transformation promised by the NIA is seen a major driver for urban regeneration and in
Improvement Area. turn well planned development which provides opportunities for biodiversity gains. The
Delivery Themes of the NIA are:
Nature Improvement Areas
Woodland – management & enhancement of recently established woodland.
Background
Grassland – restoration & linking of long-established grassland.
Natural England defines nature improvement areas as large, discrete areas that will deliver
a step change in nature conservation, where a local partnership has a shared vision for Heathland – restoration & linking of long-established heathland.
their natural environment. The partnership will plan and deliver significant improvements Corridors – improving quality, linkage & bridging gaps.
for wildlife and people through the sustainable use of natural resources, restoring and Geology and Geomorphology – linking geodiversity and biodiversity.
creating wildlife habitats, connecting local sites and joining up local action.
Community Engagement – involving people.
The components of NIAs include:
In terms of implementation the NIA Business Plan sets out over 200 potential projects
• Core areas, primarily existing wildlife sites. which support the NIA delivery themes, however in order to implement the 3 year
• Corridors and stepping stones, which could be created/restored. programme with the funding available a criteria for the inclusion of projects has been
developed, the 200 identified projects have been reviewed in terms of their fit with the NIA
• Restoration areas, where priority habitats are created. objectives and projects grouped by themes of activity along with resources allocated
• Buffer zones that reduce pressures on core areas. across key objectives.
• Sustainable use areas, that provides a sympathetic and permeable matrix The need to retain and develop a network of sites of ecological value is an important component
within which other components sit. of the overall development framework.
Natural England sets out that NIA should aim to achieve significant and demonstrable Sports Provision
enhancements of the ecological network over large areas by undertaking the actions The development of the whole of the Bilston Urban Village site will result in the loss of two former
prioritised in the review: playing fields, at Ladymoor and the former GKN sports ground at Bankfield Road. The Council
considers that the development of the South Wolverhampton and Bilston Academy, with its
1. Improving the management of existing wildlife sites.
commitment to providing shared use of both grass and artificial pitches, together with the
2. Increasing the size of existing wildlife sites. retention of pitches as part of a new Primary School provision on the former GKN site will provide
3. Increasing the number of wildlife sites. sufficient compensation for the loss of these former pitches.
4. Improving connectivity between sites. If the decision is taken to release the GKN sports pitch for residential development then the
5. Creating wildlife corridors. Council will look to secure a financial contribution for off-site pitch improvements.

Chapter Eight
Surface Water Drainage and Flood Risk
Drainage
Surface water drains are adopted by Severn Trent Water in the Bilston Area. It is noted that due
to the change in legislation in October 2011, previous private sewers within the site may now be
transferred to Severn Trent Water, and will not be shown on current sewer records. It should
therefore be noted that uncharted sewers may be found on site.
The main discharge of all surface water sewers in the area is to the Bilston Brook, which is
culverted throughout the site. This is a large concrete box structure up to 9 metres deep and has
a no build zone above it of 26 metres width (13 metres either side of the centre line). Several
other main surface water sewers pass through the site discharging into this culvert as
summarised below.
A detailed walk through survey was undertaken in 2007 and found the culvert to be generally in
good condition with repairs needed in two places. The Council reserves the right if necessary to
seek appropriate contributions from developers to the repair of the culvert. The full survey can be
made available on request.
Surface Water Drains on Site
Bilston Brook Culvert 2100 mm x 2400 mm

Figure 13: Flood Zone (source: Environment Agency website)
Black Country Route 375 mm diameter
A more realistic and credible map of current overland flow paths is shown on figure 15.
Coseley Road 675/900 mm diameter
Following discussions with the Environment Agency, brief investigations into the viability of
Brook Terrace 450 mm diameter
opening up lengths of the culvert have been undertaken. The conclusions of these investigations
Bankfield Road 300 mm diameter are that to open up the culvert would be impractical and expensive, and would result in a
significant reduction in developable land. Cuttings and retaining structures and significant impacts
Dudley Street 225 mm diameter
on other utilities would also occur.
Broadmoor Road Development 450/900/1050 mm diameter
There is therefore no requirement to consider further the opening up of the Bilston Brook culvert
Carder Crescent Development 225/450 mm diameter although the ability to do so should not be ruled out where the culvert is near current ground level
and it is desirable and expedient to do so.
Bradley Supply 750 mm diameter
Figure 16 shows the impact of opening up the culvert in terms of land take.
Flood Risk Assessment In accordance with the National Planning Policy Framework, a hierarchy of drainage solutions
The WCC Level 2 Strategic Flood Risk Assessment Site reference BC12 for BUV undertaken by must be observed for any new development. This hierarchy is:
Jacobs in September 2009, identifies a category 2 flood zone taken from the Environment • store water for later use;
Agency website (see figure 13) based on the former alignment of the old brook, prior to its
• use infiltration techniques;
diversion and culverting, and anticipated overland flow routes. On site geographical features and
the culverting of the brook suggest that this is out of date and incorrect. The Council will • attenuate water in open water features for gradual release;
undertake a revised Level 2 Strategic Flood Risk Assessment for the site based upon the current • attenuate water in storage tanks for gradual release;
and proposed landform.
• discharge direct to water course;

• discharge to surface water sewer;
• discharge to combined sewer.
More detailed policies on drainage and managing flood risk are also contained in the Core
Strategy (ENV5) and developers should refer to the requirements set out prior to submitting a
planning application for development.
Some localised storage of water in the form of water butts and grey water harvesting should be
included into future developments, but any benefit from this has been excluded from this study to
ensure a robust solution. Because of the made ground which covers the site, with the risk of
induced settlement and potential mobilisation of metals in the soil, it should be assumed that the
use of infiltration options would not be acceptable and therefore attenuation will form the major
element of any surface water strategy on site. These will naturally best be located in the lowest
part of the site south of the new Leisure Centre, where some surface water ponding is already
visible.
The table below presents the estimated surface water storage volumes for up to and including a
1 in 100 year return period rainfall event, plus an allowance for climate change (an additional 30%
peak rainfall intensity). No consideration has been made at present for more extreme events.
Approximate Master Plan Storage Volumes
Total interception storage 415 m3
Total long term storage 2550 m3
Total attenuation storage 4996 m3
Source control systems should be considered as a priority: such as mini-swales, green roofs, and
pervious paving. These are recommended for providing interception storage, which must not
discharge directly to a drain or river. The long term storage requirement can be reduced if
additional infiltration storage is provided.
Other Sustainable Drainage Systems (SuDS) such as linear ponds and swales can be used where
space is available, particularly where final levels prevent drainage into the site wide drainage
infrastructure.
Based on this data a main open water balancing pond structure of approximate volume of
5,000m3 over an area of up to 0.4ha, with flow controlled discharge to the culvert is proposed on
open land area C. The exact form of this pond will be determined at a detailed design stage.
Figure 14: Overland Flow Paths and Flood Zones (from EA flood zones map)

Phasing
For the provision of an efficient and cost effective infrastructure, the drainage plan must be
followed. It is expected that the landowners will ensure that the core spine drainage will be
installed in advance of development, although the use of temporary attenuation ponds to control
discharge to the Bilston Brook sewer may be needed as shown on the following plan, depending
upon the timescales for the implementation of the full site drainage infrastructure.
Phasing of the development must therefore be mindful of the benefits of providing a site wide
drainage solution.

Where development is proposed on a phase of the site it must be clearly shown how the phase
will contribute to and be integrated with the development of the site wide drainage scheme
shown above, including the extent of any temporary attenuation required until the full system is
in place.

Figure 15: Revised overland flow paths (based on in situ culvert and existing levels)

Figure 16: Implications for de-culverting the Bilston Brook

Figure 17: Indicative Surface Water Spine Drainage

Chapter Nine
Heritage
Heritage interest on the site is restricted to potential archaeological deposits and the Bradley Arm
canal, where this is adjacent to or visible from the site. There are no surviving buildings on the
site, other than remains of foundations.
Archaeology
The Urban Village site lies within an area of archaeological and historic interest which saw
considerable industrial development after the building of the Birmingham canal in the late 18th
century. The canal itself and its associated infrastructure represent a major heritage asset. In
addition, detailed archaeological desk top studies have defined areas of the site which have
potential for archaeological interest.
In 2003, Birmingham Archaeology were commissioned to undertake a desk-based assessment

and walkover survey of the site in advance of proposed development and this report was
updated in 2007, mainly with the inclusion of the land which forms the High Street Link north of
the Black Country Route. This 2003 study itself was designed to update a previous report (White
BCSMR 10950: 1998) and to propose specific mitigation strategies in advance of the
development.
The assessment highlighted the importance, both historically and archaeologically, of the area Figure 18: Areas of Potential Archaeological Interest
surrounding the historic core of Bilston, from the early industrial sites of the medieval period
through to the massive expansion and development of the iron and coal industries during the
post-medieval period. It suggested that while the areas a whole had been subjected to a lot of Area of Archaeological interest 3:
modern development and landscaping, there was still the potential for earlier archaeological Recommended work in this area would include archaeological trial trenching in order to locate
deposits to survive in discrete areas across the site. Woolleys house and to determine, if possible, if this building related to Bilston Mill. Remains of a
These areas are shown on figure 18. Further details on the archaeology of the site can be found second mill, and archaeological deposits relating to both pre-canal and post-canal industry may
in “Bilston Urban Village: Archaeological Desk-Based Assessment Supplement (Project No. 1122) survive in the vicinity of Woolleys factory. Further trial trenching here would be recommended in
October 2003” by Eleanor Ramsey. order to assess the nature, extent and survival of any archaeological deposits relating to the north
and south complexes of this factory.
The key recommendations of the report are as follows:
Area of Archaeological interest 4:
Area of archaeological interest 1:
Recommended work in this area would include archaeological monitoring during any works
Recommended work in this area would include archaeological monitoring during any works in the
involved with Bankfield Road in order to locate and assess any remains associated with the
vicinity of Bankfield Road and the Bilston Brook in order to locate and assess any surviving
possible medieval footpath, and to determine the nature of the brick structures identified to the
medieval remains associated with the old road and bridge. Archaeological trial trenching is
west of Bankfield Road. Archaeological recording of Glasshouse Bridge and the cast iron fence
recommended in order to locate and assess the buildings adjacent to the Bilston Brook and to
would also be recommended if either of these structures were to be affected by the
determine, where possible, if these buildings relate to the Bilston Mill.
development.
Recommended work in this area would include archaeological trial trenching in order to locate
Recommended work in this area would include archaeological trial trenching in the location of
the original line of the Bilston Brook, and to assess the environmental potential of any remains
Capponfield Furnaces and Capponfield Settlement, in order to assess the nature, extent and
identified. Further trial trenching would be recommended in order to locate the furnaces identified
survival of archaeological deposits. It is also possible that the canal basins contain environmental
adjacent to the brook and to assess the nature, date and survival of these structures.
deposits or remains associated with early industrial activity or canal transport and this should be
taken into consideration if these are to be re-excavated.

In addition a report on the surviving wall along Dudley Street was completed in 2008 by M J Bridge. After the construction of the Coseley Tunnel, the Bradley Arm became a side channel or
Cook in anticipation of demolition during adjacent works. Demolition was not carried out, loop. The reduction in congestion allowed even greater use of the canalside for industry. The
however and the wall remains in place. fragmentation of larger estates during the recession that followed the Napoleonic Wars also
encouraged the development of numerous furnaces and Ironworks. The sites of the Ironworks
Bradley Arm Canal
provide opportunities for the survival of archaeological remains of both national and local interest.
The Bradley Arm of the Birmingham Canal is a major heritage, ecological and recreational asset
John Wilkinson’s Ironworks at Bradley were among the first in the country to use Boulton and
for the area and canalside development will need to pay special regard to it. It runs off a junction
Watt steam engines to power blast furnaces, freeing iron producers from their reliance on water
with the main line near Deepfields Bridge and follows a sinuous course to the east passing
power.
between Highfields and Bradley to the south and Bilston Town Centre to the north, ending 1.6
kilometres to the east at Cross Street. The winding course of the waterway follows a three Where land wasn’t developed for industrial premises much of the canalside ran through coal
kilometre route to this destination. mining land, which was either redeveloped for housing, used for landfill or otherwise abandoned
after it had been worked out. This history has left a distinct trace in the character of this area’s
The canal is also a potential contributor to the provision of renewable energy on the site, subject
landscape. It is the greenest part of the regeneration corridor, with large areas of former industrial
to consideration of the historic and nature conservation value of the canal corridor. Please refer to
and mining land now covered by a mixture of grazed grassland and succession woodland.
the Council’s Adopted SPD on Renewable and Low Carbon Energy, which includes a section of
“Use of canal water for heating or cooling buildings”, and policy BC9 of the Bilston Corridor AAP. Large pools, such as the Ladymoor Pool are another legacy of the extractive industries. It also
includes areas of mid-20th century housing and more recent late 20th century housing on areas
The following text is taken from the Historic Environment Appraisal on the Bradley Arm Canal.
of reclaimed land. As mentioned above, the mid-20th century houses, such as those at Carder
Crescent, turn their backs to the canal, with high brick of concrete panel walls between their
Principal Features relevant to Bilston Urban Village site
gardens and the towpath. The rhythm of change in the character of canalside land is an attractive
• Long, highly sinuous course of the canal;
element of its environment, maintaining a green setting, whilst providing a sense of activity, often
• Surviving basin and wharf at Highfields Road (in Dudley Metropolitan Borough Council area); with overlooking adding to the feeling of security and with garden planting adding formality to the
more naturalistic greenery of the canalside.
• Surviving wharf at Udall Road (in Dudley Metropolitan Borough Council area)
A large basin lies on the southern side of the canal where Udall Road runs down to the waterway.
• Archaeological remains of the Capponfields Ironworks; Road bridges at Glasshouse Bridge This now has an attractive green setting as part of a private garden with reed beds and trees
(Bankfield Road) and Pothouse Bridge (Salop Street); hanging over the water. The entrance to the basin of the former Capponfield Ironworks is marked
• Works’ gates and cast iron gate piers at Bankfield Road; by a brick side bridge in the towpath just south of Carder Crescent. This forms a group with the
abutments of a former railway bridge that passed over the canal and a stop lock chamber, used
• Archaeological remains of former lines of the canal, such as the First Bradley Loop, including a for controlling the flow of water through the canal or as a gauging point to extract tolls from
towpath bridge over the entrance to the loop and another marking the entrance to a basin at passing boats. The large foundry building at Highfields Road is connected to the canalside by an
the former Capponfield Ironworks; area of green open space although the basin leading from the water’s edge to Highfields Road
• Infilled canals through open space south of Bradley Lane with potential for reinstatement. has been infilled. This building is part of a larger industrial site used by C&S Steels, which forms
part of a group of historic industrial premises either side of Ash Street, representing parts of the
General character and townscape former Highfields Ironworks.
Until the 1820s the Bradley Arm was the main line of the Birmingham Canal with busy through Between Dudley Street and Bankfield Road, the canalside is dominated by a large industrial unit
traffic, as well as boats serving the area’s many mines and Ironworks. The early origin of the canal with a well preserved canal wharf and early 20th century factory gates.
is reflected in the style of the late 18th century bridge, which crosses it at Pothouse Bridge. Early
20th century bridges including Glasshouse Bridge and Deepfields Bridge use locally distinctive Local features
brick in their construction, including bullnosed copings and may retain elements of earlier bridges, • Bridge and street names referring to late 18th century industrial sites;
particularly in their abutments which can be recognised by their use of English Bond for
brickwork. • Archaeological remains of iron and steel works not otherwise considered as nationally
significant;
The section of the canal serving the Bradley Hall Ironworks and Upper Bradley Ironworks became
• Reclaimed industrial land used as public green open space including Ladymoor Pool;
so congested that a shorter route was constructed turning the original channel into a side-loop,
the entrance to which can be seen under a blocked towpath bridge just south of Pothouse • Views out from the canalside to local landmarks including the towers of St Mary’s Church and
St Leonard’s Church in Bilston;

• Tree Lines, particularly willows leaning over the waterway and tall lines of poplars in the wider
landscape that add to the greenery and scale in views from the canal;
• Surviving canal basin and sheds (built of reused canal boat timbers), north of Highfields Road
Negative features
This section of the canal is now a dead-end and has become relatively weed choked. The lack of
flow has also resulted in an accumulation of litter in this section, detracting for the quality of the
canal’s environment. This might be addressed if the Bradley Arm were reconnected to the Walsall
Canal via the Bradley Locks Canal, generating the possibility of through traffic.
Mid-20th century housing development was built facing away from the canal, which was
considered an undesirable environment at the time. As a result, these areas are poorly connected
with the canal, creating monotonous and inactive boundaries to the canal and towpath, often
formed of unattractive concrete slab fencing.
This area has lost much of the heritage of canalside industrial buildings. A number of surviving
examples are identified as making a positive contribution to the historic character of the area.
Loss of these buildings would result in a significant loss to the area’s character.

Based on the available information and recommendations contained in the Archaeological
Assessment Reports, a planning application for development which includes any area identified
as having the potential for archaeological interest should be accompanied by a statement
describing the way in which such archaeological matters will be dealt with during site works.
Further information can be obtained from the Black Country archaeologist.
Development which is adjacent to the canal should aim to provide a secure and attractive
environment to the canalside and, ideally, should provide some reference to the industrial heritage
of the waterways.
There may be opportunities for land retained as green space to respond to areas of
archaeological sensitivity including the provision of suitable interpretation.
Where possible, the use of locally distinctive materials should be used in public realm treatments
and views to surrounding heritage assets and other key landmarks maintained.

Foul Sewerage
Chapter Ten Foul sewers are adopted by Severn Trent Water in the Bilston Area. The site has been subject to
developer enquiries by Waterman Burrow Crocker in 2004 and Waterman Civils in 2006.
Utilities and Energy
It is noted that due to the change in legislation in October 2011, previous private sewers within
Utilities the site may now be transferred to Severn Trent Water, and will not be shown on current sewer
Overview records. It should therefore be noted that uncharted sewers may be found on site.
Generally the utilities are bunched together on the alignment of previous or existing roads. It is Numerous foul sewers exist within the site boundary and these are summarised in the table
proposed that any new supplies will utilise the same routes to minimise wider network disruption. below. The main trunk sewer is the Ladymoor sewer running roughly parallel with the Bilston
These existing core road alignments, including specifically Dudley Street, Bankfield Road and Brook culvert. This is up to a 900mm diameter sewer and it is recommended that it be retained in
Carder Crescent are to be retained within the new development either as roads or other any new development due to the complexity and likely cost of diversion. Some capacity issues
pedestrian boulevard features, to minimise the need for extensive diversionary works. A less are recorded for this sewer and Severn Trent Water recommend further developer funded
congested corridor of utilities exists in Broadmoor Road to the west, and again this corridor modelling work be undertaken by them once more detailed demands are known.
should be maintained as an easement.
Foul Sewers on Site Description
A large trunk combined / foul sewer runs northeast to southwest across the site directly above
the Bilston Brook culvert. This is a major trunk sewer and diversion works to it would have a long
Ladymoor Trunk Sewer 750/900 mm diameter
lead time and high cost. As the culvert itself has an existing 26 metre no build easement, this will
be maintained within the scheme. Black Country Route 300 mm diameter
There are numerous other spurs and connections of utilities across the site, but all are individual Coseley Road 450/600 mm diameter
items, that will need to be considered in more detail as the Master Plan develops.
Bath Street 225 mm diameter
Electrical Brook Terrace 300/450/600 mm diameter
Electrical distribution is provided by Western Power (formally EON) in the Bilston area. Western
Power advised that the existing network cannot support the development proposal and that a Bankfield Road 150/225 mm diameter
new 11kV cable is required from the south through Phase 1. Two new distribution substations will Dudley Street (150/225 mm diameter)
also be required for the housing demand, with an associated new LV network. Some existing
apparatus will need to be diverted to facilitate development. Springvale Development supply 450 mm diameter
Broad Lanes Supply 525 mm diameter

Gas
Gas distribution is provided by National Grid. An extensive low and medium pressure network Carder Crescent Supply 225 mm diameter
exists within the existing site highway feeding existing properties. No major national high pressure
systems have been identified from the available records.
Renewable Energy
Telecoms The Black Country Core Strategy Polciy ENV7 promotes the use of renewable and low carbon
British Telecom is the major telecoms provider in the area, although additional fibre optic energy supplies as part of a drive towards a sustainable, low carbon and secure energy scenario
providers exist, and superfast broadband is scheduled for the area. An established telecoms for the Black Country.
network is present within the existing developed areas. It will be expected that the developer will The policy states that:
ensure that superfast broadband (when and where available) is provided to all new houses.
“all non-residential developments of more than 1,000 square metres floor space and all
Water
residential developments of 10 units or more gross…must incorporate generation of energy
Severn Trent Water is responsible for mains potable water supply to the area. An extensive
from renewable sources sufficient to off-set at least 10% of the estimated residual energy
existing mains network exists within the developed site. This supply assumes fire fighting
demand of the development on completion. The use of on-site sources, off-site sources
provision of up to 30 l/s. A new 315mm main will need to be laid in Dudley Street with an 80 mm
or a combination of both should be considered. The use of combined heat and power
bypass meter point at connection.
facilities should be explored for larger development schemes.”

Policy BC9 of the Bilston Corridor AAP also requires developers to demonstrate how they have
planned for the introduction of national zero carbon standards, in accordance with the following
hierarchy: ensuring energy efficiency; considering opportunities for on-site low and zero carbon
energy and locally connected heat; allowable solutions to off-site CO2 reduction measures.
The landowners will wish to ensure that no foreseeable future energy system is precluded by
seeking that all advanced infrastructure is provided in the form of oversized shared utility trenches
wherever possible. This reduces ground disturbance in the future and provides spaces for new
services if these are required at a later date.
Reference should also be made to Wolverhampton’s adopted Supplementary Planning

Document on Renewable and Low Carbon Energy.

It is likely, however, that the following matters will need to be considered by developers for each
Chapter Eleven phase;
• Provision of affordable housing
Deliverability and Phasing
• Open space/play within residential development
Figure 19 shows the landowners’ intentions regarding phasing of the development. This is a
• Renewable energy
pragmatic attempt to secure early redevelopment by releasing land which is subject to lower
• Public art
levels of abnormal costs and risks, as illustrated in figures 5 and 6 and of land which has already
been remediated (Plot A2) • Sustainable Urban Drainage
• Canalside improvements (where the site is located alongside a canal)
In order to enable the comprehensive redevelopment of the site over a reasonable time period
the landowners will examine ways in they can undertake the following: Policy BC12 of the Bilston Corridor AAP states that, for developments taking place alongside a
• The procurement of earthworks and/or remediation works to later phases of the site; canal where canalside improvements are required, these should be a priority for planning
obligation
• The installation of elements of site wide infrastructure
• To bring about the improvement and integration of open space areas For further details on the site please contact:
Simon Lucas
This may involve works of the following nature:
01902 555618
• Earthworks to remove material from plots K and L and the placement of this material on land
east of Dudley Street. [email protected]
• Creation of the attenuation pond and installation of elements of the spine drainage system Commercial Development Team,
across the central open space area to connect to it; Civic Centre, St Peter’s Square,
Wolverhampton, WV1 1DA
• The excavation and crushing of existing concrete bases
• Capping of mineshafts
• Further site investigation works
• Improvements to the canal towpath
• Footpaths/cycleways and the bus link across the open space
• Woodland management and habitat creation on the central open apace area
• Bioremediation on the Site of Opportunity
The scope and extent of works which can be undertaken will be subject to the availability of
funds and developers are invited to make enquiries at the appropriate time as to the extent of
works which have been or are planned to be undertaken.
Section 106 obligations

The Council will balance the need to meet objectives set out in the Core Strategy, Area Action
Plan and within this Supplementary Planning Document, with the issue of financial viability to
ensure that development of the right quality is achievable on this site within a reasonable
timescale.
The Council and the Homes and Communities Agency will, where possible, seek to fund works
which might otherwise be the subject of developer contributions. Because it is not possible to
predict the scope or timing of these works the matter of likely s106 obligations will be set out as
each phase of development comes forward.

Figure 19: Phasing Plan

Appendix 1
Black Country Core Strategy Sustainability To ensure that the Vision becomes a reality and is fully consistent with the sustainability
principles, a set of Spatial Objectives have been developed.
Principles and Spatial Objectives
By 2026 the Core Strategy will have helped to deliver:
Sustainability Principles
1. Focussed investment and development in comparison shopping, office employment,
1. Facing up to Climate Change leisure, tourism and culture within the four Strategic Centres: Brierley Hill, Walsall, West
Ensuring that the spatial approach to development both minimises climate change impacts andis Bromwich and Wolverhampton, to retain and increase their share of economic activity and
‘climate change-proofed’ by mitigating and adapting to predicted changes in the climate ofthe meet the increasing aspirations of their catchment areas.
Black Country.
2. A restructured sub-regional economy which provides sufficient strategic high quality
2. Sustainable Development employment land in the best locations within Regeneration Corridors to attract new high
Ensuring that development meets the social, economic and environmental needs of the present technology and logistics businesses and also recognises the value of local employment
without compromising the ability of future generations to meet their own needs. This will include land. This will have resulted in sustained economic growth and an increase in the choice of jobs
sustainable management of material resources through minimising waste, making prudent use of available in the Black Country’s economy.
minerals, water and energy, using renewable and low-carbon technologies to produce what we
3. Model sustainable communities on redundant employment land in the Regeneration
need and ‘putting the right thing in the right place’ to strengthen centres and ensure easy access
Corridors, that make the most of opportunities such as public transport and canal networks, are
to facilities.
well served by residential services and green infrastructure, have good walking, cycling and
3. Social Inclusion public transport links to retained employment areas and centres, are set in a high quality natural
Ensuring all members of the community have the best possible access to facilities, housing and and built environment and are well integrated with surrounding areas.
opportunities. It will be particularly important to ensure that people who suffer from social
4. Enhancements to the character of the Black Country’s existing housing areas by
exclusion and disadvantage including the disabled are able to fully contribute to the regeneration
protecting and improving high quality residential areas and pursuing a sustained and focussed
of the Black Country.
programme of housing renewal in low quality residential areas requiring intervention.
4. Brownfield First
5. A network of vibrant and attractive town, district and local centres across the Black
Ensuring that previously developed land, particularly where vacant, derelict or underused, is
Country, each offering an appropriate choice of facilities. The historic character of these centres
prioritised for development over greenfield sites.
will be protected and enhanced through sensitive development of local facilities, housing led
5. Comprehensive Approach to Development development and environmental improvements to create safe, attractive streets and spaces.
Delivering complex and large-scale redevelopment in a way that ensures new development links
6. A high quality environment fit for the future, and a strong Urban Park focussed on beacons,
well with surrounding areas, makes efficient use of land, improves amenity, avoids a piecemeal
corridors and communities; respecting, protecting and enhancing the unique biodiversity and
approach that could result in blight and constrain neighbouring uses, and provides infrastructure
geodiversity of the Black Country and making the most of its assets whilst valuing its local
necessary to support individual developments in a co-ordinated way. Site Allocation Documents,
character and industrial legacy.
Area Action Plans and other planning documents will be promoted as the preferred mechanism
to achieve a comprehensive approach in areas of large-scale change. 7. A first-class transport network providing rapid, convenient and sustainable links
between the Strategic Centres, existing and new communities, and employment sites. To
The Spatial Objectives include an enhanced, integrated public transport system, an improved highway network,
The spatial strategy is highly sustainable, concentrating growth in the most accessible locations, including walking and cycling routes with strong links to the green infrastructure network.
within Strategic Centres and along public transport corridors. The vast majority of new housing Improvements to the national M5 and M6 motorways network and freight railway network will
will be built on brownfield land, concentrated close to existing public transport nodes to minimise help deliver better connectivity to Regional and National networks.
climate change impacts. Significant new green infrastructure will be created within developments,
8. A sustainable network of community services, particularly high quality lifelong learning,
which will help to mitigate the effects of climate change and make inner urban areas more
health care and sport and recreation facilities, which are easily accessible to all residents at a
attractive places to live.
neighbourhood level, resulting in an increase in levels of qualifications, skills, health and well-
being, a decrease in deprivation indicators and improved perception of residential

neighbourhoods across the Black Country. Graduates will be retained and attracted to the Black
Country as a key element of the knowledge economy. This will be supported by continued
enhancement of the Higher and Further Education sector and improved linkages with the wider
economy.
9. Sufficient waste recycling and waste management facilities in locations which are the
most accessible and have the least environmental impact. The Black Country will have zero
waste growth and “equivalent self-sufficiency” in managing waste and will have an increased
variety of waste management facilities that will enable the management of a wider range of
wastes locally, move waste up the waste hierarchy and address waste as a valuable resource.
Existing waste management capacity will also be protected against needless loss to other uses.
10. Safeguard and make the most sustainable use of the Black Country’s mineral
resources including primary, secondary and recycled materials, without compromising
environmental quality. Potentially valuable mineral resources and mineral-related infrastructure
will be safeguarded against needless sterilisation or loss. The Black Country will also minimise
waste of mineral resources, maximise use of alternatives, and continue to produce a steady
supply of minerals and mineral products to support the local economy and provide the raw
materials needed to support regeneration within the growth network.

Appendix 2a
Sources of Information relating to ground Conditions 17. Plots C & E Mine Treatment Verification Report, March 2007 Ref: 32161-GR 070319 RS
18. Plot A Mine Treatment Verification Report February 2007 Ref: 132161-GR 070213 RS
Waterman Civils Limited (Land Engineering Division)
1. Desk Study and Basis of Design for a Ground Investigation for Bilston Urban Village Master 19. Plot A Reclamation Verification Report February 2009 Ref: 32161-GR 090220 LH DMB
Planning Design Phase June 2004 Report 32161 Rev 0.
RAD Waterman Environmental (commissioned through Waterman)
2. Desk Study For Cogent Power Limited, Bilston, dated September 2004, Ref: 32161 Cogent 1. Hazardous Materials Survey, Bilston Urban Village, dated September 2004, Ref: EN4418
Power.
2. Hazardous Materials Survey, Sankey Scott Laminations, dated September 2004, Ref EN4418
3. Ground Investigation Interpretative Report for Plot A Development, Bilston Urban Village –
January 2005 Report 32161 Rev 0.Draft. Soil Mechanics Limited (commissioned through Waterman)
4. Ground Investigation Interpretative Report Ground Conditions & Outline Reclamation Strategy 1. Soil Mechanics Final Factual Report on Ground Investigation, Bilston Urban Village Ref:
for Bilston Urban Village – April 2005 Report 32161A Rev 0. E4132 dated December 2004 (finalised March 2005).
5. Ground Investigation Interpretative Report Geotechnical Assessment and Earthworks Design 2. Bilston Urban Village Wolverhampton Ground Investigation Phase 1 Factual Report On
Strategy for Bilston Urban Village – July 2005 Report 32161B Rev 0 Ground Investigation Area A. Dated December 2004. Report No: E4132.
6. Ground Investigation Interpretative Report Contaminated Land Assessment and Remediation 3. Bilston Urban Village Phase 3 Factual Report on Ground Investigation Volume 1:
Strategy for Bilston Urban Village – July 2005 Report 32161C Rev 0. SCRAPYARD by Soil Mechanics, Dated September 2006. Report No: E6037.
7. Land Use Report For Bilston Urban Village, Dated September 2005, Ref: 32161 4. Bilston Urban Village Phase 3 Factual Report on Ground Investigation Volume 2: Plot A2 by
Soil Mechanics, Dated September 2006. Report No: E6037.
8. Ground Investigation Interpretative Report Mining Treatment Strategy For Bilston Urban
Village - October 2005 Report 32161D Rev 1 5. Bilston Urban Village Phase 3 Factual Report on Ground Investigation Volume 3: Plot B by
Soil Mechanics, Dated September 2006. Report No: E6037.
9. Desk Study for Extended Plot A – Bilston Urban Village Nov 2005 Report 32161 Rev 1.
6. Bilston Urban Village Phase 3 Factual Report on Ground Investigation Volume 4: Plot P.
10. Reclamation Strategy for Development of Plot A & B of Bilston Urban Village – January 2006, Dated October 2006, Ref: E6037
Ref: 32161, Rev 0
11. New Community Centre, Greenway Road Playing Fields, Bilston Risk Assessment of
White Young Green (commissioned through Waterman)
Mineshafts and Mine Workings on the Proposed Development. Dated Feb 2006, Ref: 1. Specialist Services Asbestos Walkover Inspection – Bilston Urban Village, dated
32161/LED Reports/New Community. September 2004
12. Phase 3 Ground Investigation Interpretative Report For Bilston Urban Village Plot P. Dated 2. Asbestos Inspection: Bilston Cogent Site, dated September 2004Euro Dismantling Services
October 2006, ref: 32161 (scrapyard clearance contractor)
13. Phase 3 Ground Investigation Interpretative Report For Bilston Urban Village Plot A2, dated 3. Environmental Statement of Site Clearance Works Incorporating Health and Safety File at
October 2006, Ref: 32161 Proposed Bilston Urban Village Development Site, Brook Terrace, Bilston. Dated October
2006, Ref: P781/EDS.213264 120306 List Of Reports 3 16/03/12
14. Phase 3 Ground Investigation Interpretative Report For Bilston Urban Village Plot B –Former
Pond, dated November 2006, Ref: 32161 Historical Information (Not PDF) (Summarised in WCL Doc No. 1)
15. Phase 3 Ground Investigation Interpretative R15. Phase 3 Ground Investigation Interpretative
Johnson Poole & Bloomer (from WCC archive)
Report For Bilston Urban Village Scrapyard, dated November 2006, Ref 32161
1. Wolverhampton Metropolitan Borough Bilston Brook Reculverting Stages I and II Mining
16. Desk Study For Extended Plot P, Bilston Urban Village, dated March 2007, Ref: 32161-2200- Report, dated Aug 1978, Ref: Job 78202
100
2. Hall Green School Site Investigation Report, dated Dec 1981, Ref: PJS / WHB / 81139

3. Site Investigation Report for Proposed Amenities and Office Building at Metabrasive Limited, 8. Landfill Gas Generation at a site off Carder Crescent Bilston. By Ground Investigation &
Capponfield, Bilston. Dated Sep 1986, Ref: 86128 Piling, dated June 1995, Ref: RIHW / 4766
4. Preliminary Ground Stability Assessment For GKN Works Site at Market Street, Dudley Street, 9. Site Investigation at Broadmoor Road, Coseley, Wolverhampton. By Ground Investigation &
Bilston. Prepared by JPB, November 1988. Piling, dated June 1995, Ref: PFW / 4768 Contract 4768
5. Ground Stability Research Report for Proposed Development at Site Adjacent To 150 Broad 10. Ground Investigation at Flats 7A & 7B Arlidge Close, Bradley Bilston. By Ground
Lanes, Bilston. Dated Nov 1990, Ref: RDS / SRP / SCM / 90307-02 Investigation & Piling, Dated: Nov 1996, Ref: IE / 712013264 120306 List Of Reports 4
16/03/12
6. Ground Stability Research Report for Proposed Development at Capponfield Works, Bilston.
Dated: Feb 1991, Ref: RDS / SRP / KDJ / 91006-02 11. Factual Report On The Ground Investigation at the Bilston Urban Village Site West Midlands.
By Ground Investigation & Piling, dated Dec 1997, Ref: DAT / 7874
7. Preliminary Desk Study Research of Bilston Study Area. Dated July 1997, Ref: RAKL / MM /
LJH / 97034 – 04 12. Bilston Village GKN Site Report On Remediation Strategy. Prepared by Cuthbertsons
Environmental, Dec 1997.
8. Land Quality Appraisal for a site at Broad Lanes, Bilston, Wolverhampton. Dated Dec 1998,
Ref: MSS / AED / LJH / 98238-07 13. Bilston Urban Village Ground Investigation Geotechnical Assessment Report. By WS Atkins,
dated 1998, Ref: 198 / AU3054 / 64 / NW
9. Completion Report for Investigation and Stabilisation of Record Mineshafts at the Proposed
Bilston Urban Village, Bilston, Wolverhampton, West Midlands. Prepared by JPB, February 14. Ground Investigation and Test Report for Bilston Urban Village, Bilston. By Ground
2005 Investigation & Piling, dated October 1998, Ref: 8405 (10 / 98)
Historical Information (Not PDF) (Summarised in WCL Doc No. 1) 15. Draft Bilston Urban Village, Bilston, Wolverhampton Geotechnical Assessment Report
Volume 2. By WS Atkins, dated 2000, Ref: 086 / AF2892 / 65 / JLC
Others (from WCC archive) 16. Factual Ground Investigation Data Sept 2000 (No factual report produced) By Ground
1. Report on the Results of a Site Investigation at Brook Terrace, Bilston Proposed for Investigation & Piling, Dated Sept 2000, Ref: 9924
Redevelopment by the department of technical Services, Wolverhampton Metropolitan
Borough Council. By Wardell Armstrong, dated October 1987, Ref: TB / WK / 4383 / 1 17. Bilston Urban Village Outline Reclamation Strategy. By WS Atkins, dated July 2001, Ref: EA-
210 / 05295 / Final Application Documents / Reclamation Strategy2
2. Factual Report On The Ground Investigation at the Bilston Urban Village Site West Midlands.
Prepared by GIP, December 1997. 18. Advantage West Midlands Bilston Urban Village Hydrological Review and Water Feature
Sense Check. By Entec UK Limited, dated July 2001, Ref: EA-210 / 05295 / Final
3. Ground Investigation For a Light Industrial Development on Land Off Bankfield Road, Bilston Application Documents / water feature scv2
in the West Midlands. By Ground Investigation & Piling, dated May 1992, Ref: Contract 3682
4. Ground Investigation At Bankfield Road, Bilston – Toxic Contamination Analyses For Levels 1
and 2, By Ground Investigation & Piling, dated June 1992, Ref: Dat / 3682 / Addendum
5. Ground Investigation At Bankfield Road, Bilston – Toxic Contamination Analyses For Levels 3,
By Ground Investigation & Piling, dated June 1992, Ref: Dat / 3682 / Addendum
6. Desk Study and Site Inspection of Land Off Carder Crescent, Bilston. By Ground
Investigation & Piling, Dated Feb 1994, Ref: RIHW / 4766
7. Preliminary Desk Top Study and Site Inspection of Land adjacent to Broadmoor Road,
Coseley, Wolverhampton. By Ground Investigation & Piling, dated Feb 1994, Ref: PFW /
4688 Contract 4768

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Appendix 2c
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Appendix 3
EcologicalassessmentoftheproposedBilstonUrbanVillagesite,Bilston,Wolverhampton

CONTENTS
Summary

1.0Introductionandsummaryofimpacts
BilstonUrbanVillageSite 1.1Originsandobjectives
1.2SiteDescription
Bilston,Wolverhampton 1.3Developmentproposals
1.4Summaryofpotentialimpacts
Ecologicalandprotectedspeciessurvey
Planofthesiteandlocality
2.0 Methodsandlimitations
2.1Deskstudy
2.2Habitatsurvey
2.3Speciessurvey

3.0Findingsandassessment
3.1Protectedandvaluedhabitats
3.2Generalhabitataroundthesite
3.3Protectedspecies
3.4Invasivespecies

4.0Conclusions
4.1Conclusions
4.2Precautions
4.3Potentialforhabitatcreationandimprovement

Viewofpartofthesite,southwardsfromanembankmentbytheBlackCountryRoute
Bibliography

Annex1 AdditionalPhotographs
ForWolverhamptonCityCouncil

Annex2 Notesonwildlifelaw,planningandprotectedspecies

ThesitewassurveyedduringMayandJune2013andthisreportwaspreparedbyEdwinJLomas,adirectorofCamlad

EcologyLtd.HeholdsanMScinEcologyandEnvironmentalManagementfromBristolUniversityandhasworkedasa
professionalecologistandlandscapemanagersince1988.HewasformanyyearstheprincipalecologistatNJL
Consultants,Ironbridge(formerlyNicolJones&Lomax)andworkedonthelandscapingoftheBlackCountryRoute.Healso

Ǥ hasconsiderableexperienceoflandmanagementforagriculturalpurposes.

Plansanddimensionsgiveninthisreportareapproximate,onlyprovidedforinformation,anddonotdefineany

developmentproposals,boundaries,orownership.
June2013


SUMMARY:EcologicalassessmentoftheproposedBilstonUrbanVillagesite EcologicalassessmentoftheproposedBilstonUrbanVillagesite,Bilston,Wolverhampton

The37haBilstonUrbanVillagesiteliesjusttothesouthofBilstontowncentre,occupyingthereclaimedand 1.0 Introductionandsummaryoffindings
partiallylandscapedsitesofanumberofmajorindustrialcomplexes,mostofwhichendedtheiractivity 1.1 OriginsandObjectives
between1970and1995.ItnowpresentsarangeofsemiͲnaturalhabitats,mostlywoodland,scruband
grassland,whichhavegoodgeneralhabitatvalue.Someofthesehavebeencreatedbylandscapingschemes The37haBilstonUrbanVillagesiteliesjusttothesouthofBilstontowncentre,occupyingthereclaimedand
thatwerecarriedoutinthe1990’s. partiallylandscapedsitesofanumberofmajorindustrialcomplexes,mostofwhichendedtheiractivity
between1970and1995.Theseincludedalargesteelfoundry,severalengineeringworks,quarriesand
WolverhamptonCityCouncilisconsideringthedevelopmentofthisareatomeetarangeofplanningobjectives railwayyards.ItnowpresentsarangeofsemiͲnaturalhabitats,mostlywoodland,scrubandgrassland,which
includingtheprovisionofhousing,employmentandnatureconservation.Thebroadproposalshavebeen havegoodgeneralhabitatvalue.Someofthesehavebeencreatedbylandscapingschemesthatwerebegunin
publishedastheBilstonUrbanVillageSPD.WolverhamptonCityCouncil’sLandscapeandEcologysectionhave thelate1980’s.
commissionedanecologicalsurveyofthesite,inordertoreviewthefindingsofprevioussurveysandtoassess
thevalueoftheexistinghabitats.Thisreporthasbeenpreparedfollowingadeskstudyandwalkoversurveys WolverhamptonCityCouncilisconsideringthedevelopmentofthisareatomeetarangeofplanningobjectives
byanexperiencedecologistemployedbyCamladEcologyLtd.Thesurveystookplaceinspringandearly includingtheprovisionofhousing,employmentandnatureconservation.Thebroadproposalshavebeen
summer2013,asanextendedphase1surveywithadditionalsurveyforprotectedandvaluedspeciesor publishedastheBilstonUrbanVillageSPD.CamladEcologyhavebeencommissionedbyWolverhamptonCity
habitatlikelytosupportthesespecies.ThespeciesconsideredincludeallthoselikelytobepresentintheWest Council’sLandscapeandEcologysectiontocarryoutanecologicalsurveyofthesite,inordertoreviewthe
MidlandsconurbationandprotectedunderwildlifeprotectionlawsorlistedinbiodiversityactionplansatUK findingsofprevioussurveysandtoassessthevalueoftheexistinghabitats.
andlocallevel.InvasivenonͲnativeplantspecieshavealsobeenconsidered.
ThisreporthasbeenpreparedfollowingadeskstudyandseveralwalkoversurveysbyEJLomas,asuitably
Historicmapsandaerialphotographsshowthatthiswasawhollyindustriallandscapethatunderwent experiencedecologistemployedbyCamladEcologyLtd.Aswellasobservationofthesiteitself,other
considerablechangeduringthe20thcentury,beforebeingclearedandpartlylandscapedinthe1990’s.The connectedhabitatsinthelocalitywerevisited.Thesurveystookplaceinspringandearlysummer2013.The
surveyanddeskstudyhavefoundthatallhabitatwithintheareaoftheproposeddevelopmentisondisturbed surveyswereintheformofanextendedphaseonesurveywithadditionalsurveyforprotectedandvalued
ground,withvegetationtypicalofthis.However,thisdoesnotpreventsomeofthehabitatfromsupportinga speciesorhabitatlikelytosupportthesespecies.Thespeciesconsideredincludeallthoselikelytobepresent
widerangeofplantandanimalspecies,includingsomethatareofconservationconcern.Someofthehabitats intheWestMidlandsconurbationandprotectedundertheWildlifeandCountrysideAct1981asamended,or
onsitehaveactionplansunderthelocalBiodiversityActionPlan.Thesitehasextensivejointboundarieswith theConservationofHabitatsandSpeciesRegulations2010,andtheProtectionofBadgersAct1984.Species
acanalandwithasectionoftheMetrotramline,whichmayactaswildlifecorridors. withactionplansundertheBirminghamandBlackCountrybiodiversityactionplan,UKpriorityspecies,birds
listedasbeingofconservationconcern,andinvasivenonͲnativeplantspecieshavealsobeenconsidered.
Theplanneddevelopmentshouldnothaveanyimpactonnearbyhabitatsthathavestatutoryprotectionfor
theirnatureconservationvalueorarelistedasbeingofnatureconservationvalueatcitylevel.Theonly Historicmapsandaerialphotographsshowthatthiswasawhollyindustriallandscapebefore1880andthatit
protectedspeciesknowntobepresentwithintheworkingareaarenestingbirdsandbadgers;allbirdsare underwentconsiderablechangeduringthe20thcentury,beforebeingclearedandpartlylandscapedinthe
protectedwhilebreeding,badgersareprotectedfromharmanddisturbance.Theproposedplanalsopresents 1980’s.Thesurveyanddeskstudyhavefoundthatallhabitatwithintheareaaffectedbytheproposed
someriskofseverancebetweenthecanalcorridorandtheareasretainedforwildlife.Adverseimpactscanbe developmentisoffairlyrecentoriginandgrowingoverdisturbedground,withvegetationtypicalofthis.
avoidedbydesignofthedevelopmentlayout,carefultimingandmanagementofwork,andretentionof However,thisdoesnotpreventsomeofthehabitatsfromsupportingawiderangeofplantandanimalspecies.
habitatfeaturesinpartsofthesite.
ThesitehasextensivejointboundarieswiththeBirminghamCanalWolverhamptonLevelandwithasectionof
Thereisaminorissuewithoneinvasiveplantspecies,Japaneseknotweed;proceduresareinplacefor theMetrotramlinethatfollowstherouteofaformerrailwaylinebetweenBirminghamandWolverhampton.
eliminatingthisplant.Someplantsthataregardenescapesorwerepartoflandscapingschemesare Theseprovideecologicallinkagewithsomeotherlargeareasofhabitatinthelocality.Potentialimpactson
detrimentaltothehabitatvalueofthesite.Theseshouldbecontrolled,asshouldtheuseofthesitefor anylocalsitesthathavestatutoryprotectionfornatureconservationoranyotherdesignatedvaluefornature
tetheredhorsegrazing.;thisshouldbeconsideredwhenthelayoutisfinalised. conservationhavebeenassessed,andtheintendeddevelopmentofthesitehasbeenconsideredinrelationto
theBirminghamandBlackCountryBiodiversityActionPlan.Informationhasbeenalsobeenobtainedfrom
ThedevelopmentitselfhasconsiderablepotentialforlongͲtermbiodiversitygain.Themostdiversehabitatis theMAGICwebsite,historicmapsandaerialphotographs,andfromEcoRecord,thebiologicalrecordscentre
anareaofpartiallyclearedbrownfieldlandinthesoutheastofthesite;thiswouldbenefitfromlimitedbut

fortheWestMidlandsurbanarea.
regularmanagement.Existinglandscapedwoodlandandgrasslandseriouslyunderperformsaswildlifehabitat
andwouldbenefitfromextensiveworkfollowedbyroutinemanagement. Theresultsofthesurveyaregivenandassessed.Potentialadverseimpactsonwildlifearediscussedand
proceduresforavoidingormitigatingimpactsaresuggested.


WildlifeconservationinrelationtoplanningpolicyiseffectivelycoveredbynationalPlanningPolicyStatement
PPS9andGovernmentCircular06/2005,withrecentamendmentsandcaselawchangestotheHabitat
Regulations(nowtheConservationofHabitatsandSpeciesRegulations2010).Theimpactofthisistorequire
surveyforprotectedspecieswherethereisanylikelihoodoftheirpresence,beforeworkaffectinganyhabitat
thatmightshelterthemisbegun.Detailsaboutwildlifeprotection,policyandtheprincipalprotectedspecies
foundintheWestMidlandsregionhavebeenprovidedinanannextothisreport.
1.2 SiteDescription
Inthisreport‘theBilstonUrbanVillagesite’,‘thesite’and‘thewidersite’refertothewholeofthearea
boundedcontinuouslybytheBlackCountryroute,theWolverhamptontoBirminghamMetroline,the
WolverhamptonLevelcanal,BroadLanesandHighfieldRoadwiththeexceptionoflandinactiveusefor
housing,education,thefirestation,theBertWilliamsLeisureCentre,Morrison’ssupermarketandtheroads
associatedwiththese.The‘surveyarea’referstothesiteandtheaccessiblelandscapeandbuildingswithin
about100mofthesite,while‘thestudyarea’referstothewiderlandscapearoundthesite,forwhichdatahas
beencollectedinadeskstudyandwheresomelimitedsurveyhasbeenundertaken.

ThesiteiscentredonOSgridsquareSO948958,sitecentre394843,295844.Thepostcodefortheleisure
Landscapedarea,withdensewoodlandgrowingoverahardͲsurfacedpath
centreisWV140EF.ThesiteliesjustsouthofBilstontowncentreandtheA463BlackCountryRoutemain
road. Thesiteiscrossedbytworoads,oneofwhichispartlyclosedtovehicles.Theseandotherinternalfeatures
effectivelydividethesiteintofivedistinctsections,allofwhichhavemorethanoneofthehabitattypeswithin
Thesitecomprisesasinglelargeenclosureofabout37hacontainingseveralhabitats,includingfairlylevel
them.Boundariesofthesiteareeitherfencesaroundoccupiedsites(houses,businesses)oropentoroads,
grasslandoflowtomoderatediversityandbroadleavedwoodlandplantationsonreclaimedandlandscaped
thecanalandtheMetroline.
ground,lowfertilitygrasslandofhighdiversityonhummockydisturbedground,scrubwoodlandonsteep
banks,wetwoodland,andunreclaimedareaswithextensiveconcreteslabs.Therearesmallareasofwetland Evidencefromearlier1:2,500and1:10,000OrdnanceSurveymapsshowsthatthegenerallandscapearound
andstandingwater.Alargepartofthelandscapedgrasslandareaisusedfortetheredhorsegrazing. thesitewasoccupiedbycoalmines,quarriesandironworksduringthe1880’s.Thischangedsignificantly
between1903and1974.Theironworksonthewesternsideexpandedgreatly,tobecometheSpringVale
smelterandfoundry,whilesmallfactoriesonthenorthernsideexpandedintomajorengineeringworks.The
landontheeasternsideofthesite,alongsidetherailwayline,wasmostlyusedforrailwaysidings.Twoother
railwaylinesranacrossthesite,oneconnectingtoathroughlineandoneapparentlybranchingofftoservea
factory.

From1975to1995theironandsteelworksandtheengineeringfactoriesallcloseddown,withtheground
beinglargelyclearedandareaslandscaped.TheBackCountryRoutewasconstructedthroughthenorthern
marginsoftheformerfactorysites.
GoogleEarthprovidesaerialphotographsofthelocalitydatingbackto1945.Theearliestimageshowslarge
areascoveredbyfactoriesandspoilmounds,withrailwaylinesacrossthewesternpartofthesite.Thenext
imageisfrom1999,showingthesitealmostclearbutwithacarbreaker’syardinthenortheastcornerofthe
siteandanactivefactoryontheeasternside.Thesehavebothgoneby2006,buttheconcreteslabsthatwere
underthemarestillpresent.Alloftheareasofplantedwoodlandareevidentin1999,buttheyaremuchmore
Ͷ

distinctthantheyarenow;by2006thewoodlandedgesarelessdistinctandminorpathwaysarenolonger

visible.

Viewsouthacrossdiversegrasslandontheeastsideofthesite


areasofthesitesupportcommonplaceplantcommunitieswithnodesignatedorlistedconservationvalue,
althoughsomeareasdoshowreasonablediversity.
Thereisnoancientwoodlandwithin1kmofthesite,butthereisonelistedareaofoldwoodpasture/parkland
about610mtothenorthwest.Thereisoneremnantofoldhedgerowwithinthesite,butthisisnowburiedin
densewoodlandandisonlypresentasalineofsenescenthawthornshrubs.
Protectedorlistedspeciespotentiallypresentaroundthesiteincludebats,badgers,watervoles,otters,
hedgehogs,nestingbirds,reptiles,amphibiansandsomeinsectspecies.Ofthesethebatspeciesandgreat
crestednewtsareEuropeanProtectedSpeciesundertheHabitatsRegulations2010.Theotherspeciesare
partiallyorfullyprotectedundertheWildlifeandCountrysideact1981asamended(theWCA),withthe
exceptionofhedgehogsandsomebutterflies,whichhavebeenlistedasapriorityspeciesbuthavenolegal
protection.BadgershaveprotectionundertheBadgersAct1992.
Thesurveyfoundthatroostingbatsareveryunlikelytobepresentinthesite,asthereisverylittleorno
roostinghabitat.Hedgehogsmaybepresentinhabitatsclosetothesite,butcarefuldevelopmentofthissite
Remnantconcretefactorybases,landscapedareatotheleftandoldrailembankmentinforeground wouldbeunlikelytohaveanyadverseimpactonthem.Ottersareunlikelytoaccessthesitefromthecanals,
andtheiruseofcanalsintheBlackCountryislikelytobeepisodic.Awidevarietyofnestingbirdsusethe
1.3 Proposeddevelopment woodlandandscrubareasaroundthesite;impactsonnestingbirdscanbeeasilyavoidedormitigatedthrough
thecarefultimingofclearanceworkandcarefulsitemanagement.
TheproposeddevelopmentprogrammeisdescribedintheDraftBilstonUrbanVillageSupplementaryPlanning
Document(theSPD),publishedbyWolverhamptonCityCouncilinFebruary2013.Theproposalsinclude Significantevidenceofbadgeractivitywasfoundaroundtheeasternsideofthesite.Onlyoneprobable
housingdevelopmentacrossmostofthewesternsideofthesite,togetherwithsomesmallerareasofhousing, secondarysetwasfoundwithinthesite,buttheremaybeamainsettonneighbouringland.Theproposed
aschool,andretaildevelopment.Extensivegreenareaswouldberetainedinthecentreandeastofthesite, developmentlayoutisunlikelytoresultinanyimpactonbadgers,butthepotentialdisturbanceofasettmay
andalongthecanaledges;theseareaswouldbeincludedintheBirminghamandBlackCountryNature havetobeassessedforonelocation.However,directimpactsonbadgersettsareveryunlikelyandthe
ImprovementArea,theonlyurbanareaamong12NatureImprovementAreasthatwillbenefitfrom possiblelossofforagingareashouldnotbesignificant.Detailsofbadgeractivityarebeingprovidedina
governmentfunding. confidentialreport.
1.4 Summaryoffindingsandassessment Partsofthesitecouldprovideveryhighqualityhabitatforreptiles,particularlytheeasterngrasslandareas,but

noreptileswereseenduringtherecentsurvey.Thereisevidenceofearliersystematicreptilesurveywork,but
Thesiteandtheadjacentopenareashavenocurrentstatutoryorlocaldesignationfornatureconservation,
therearenolocalrecordsforreptilesintheEcoRecorddatabase.Commonlizardsareassociatedwithrailway
butanumberofareaswithinthesiteincludeUKPriorityHabitatsandlocalBiodiversityActionPlanhabitats,
andcanalembankments,butpopulationsarepatchilydistributedandthesehabitatcorridorsarefrequently
somebeinglistedandshownontheDEFRAMagicwebsite.Thenearestsitewithstatutoryprotectionisan
severedbylongestablishedcommercialdevelopmentimmediatelyadjacenttotheactivepartofthecorridor.
LNR,MoorcroftWood,about1.4kmsoutheastofthesite.TheWrensNestNationalNatureReserve/LNR/
Anormallevelofprecautionshouldbemaintainedduringanydevelopmentwork.
SSSIcomplexisthenearestsitewithnationalstatutorydesignation,2.7kmtothesouthwest.Forreasonsof
distance,topographyandhydrologyanyimpactsonstatutoryprotectedsitesandlocallydesignatedsitesare Commonamphibiansmayusethepoolsandseasonallyfloodedareasforbreeding,butgreatcrestednewts
highlyunlikely. areveryunlikelytobepresent.Twosurveyshavenotfoundanynewtsandtheonepondthatisapparently
suitableiscurrentlydry.
Muchofthewoodlandonsiteislistedasbroadleavedwoodland,aUKpriorityhabitatandincludedas
IntroducedWoodlandintheBirminghamandBlackCountryBiodiversityActionPlan,butallareasofwoodland ThesiteissuitablefortheWallbutterfly,includedinlocalbiodiversityplans,andanumberofbumblebee
havecharacteristicsthatgreatlyreducetheiractualhabitatvalue.Theplantedlandscapewoodlandistoo specieswerenotedduringsurvey.Opendiversegrasslandwithhummocksandahighvarietyoflegume
dense,withmanyinappropriatespeciesincludingsomeofthetreesandshrubsthataretechnicallynativeas speciesisvaluableforinsectdiversity;thegrasslandontheeastsideofthesiteandsmallerareasaroundthe
wellasfrequentnonͲnativespecies.Thegrasslandontheeasternsideisverydiverseandmaypossiblyinclude

sitehavethesecharacteristics.
speciesthathavepersistedsincebefore19thcenturyindustrialdevelopment,butitdoesnotrepresentanyof
therecognisedsemiͲnaturalgrasslandcommunitiessuchasunimprovedhaymeadow.Theothergrassland


Aprecautionaryapproachoverbats,badgers,hedgehogs,nestingbirds,reptilesandcommonamphibians
wouldberequiredifthissitewasdeveloped,possiblywithmitigationforthelossofsomebirdnestinghabitat
andsomediversegrassland.Someoutlinerecommendationsaregiveninsection4.2ofthisreport.Theriskto
thesespeciesfromthecurrentdevelopmentproposalsislowandstandardprecautionsshouldbesufficient.
Thedesignoftheoverallschemeandofindividualhousingdevelopmentsshouldtakeintoaccounttheimpact
onhabitatandinparticulartheneedtomaintainhabitatlinkage.Thecurrentplanspresentsomeriskof
isolatingthemainopenareasfromthecanalcorridor.
Thisassessmentisbasedonoursurveyandcurrentconditions,usingstandardassessmentcriteriawhere
appropriate.

Aplanshowingthelocationofthesiteandhabitatsaroundthesitefollows

Separatesectionsofthesiteareshownbyablueboundaryandsubsectionswithdistincthabitattypesare
numbered1Ͳ1etc.


2.0Methodsandlimitations

2.1Deskstudy

ThepossibledevelopmentofthissitehasbeenconsideredinrelationtotheBirminghamandBlackCountry
BiodiversityActionPlan.InformationhasbeenobtainedfromtheNBNgatewaywebsite,WolverhamptonCity
Council’swebsiteandtheMAGICwebsite.TheBilstonUrbanVillagedraftSPDandassociatedreportshave
providedbackgroundinformation.
Ordnancesurveymapsofthearea,includinghistoriclargescalemapsfrom1883onwards,togetherwith
BritishGeologicalSurveymapsandGoogleEarthimageshavebeenusedtoassessthewiderlandscapeand
environment.
EcoRecord,theBiologicalRecordsCentreforBirminghamandtheBlackCountryhasprovidedprotected
speciesrecordsfora1kmradiusaroundthecentreofthesiteandprotectedordesignatedhabitatfora1km
radius.Theseincludedhistoricalrecordsforallprotected,designatedlocalsitesandcountylevelsites,known
asLocalWildlifeSitesandLocalSitesofinterestforNatureConservation(SINCorSLINCsites).Speciesrecords
arenotusuallytheresultofsystematicareawidesurvey,andanabsenceofrecordsdoesnotconfirmthe
absenceofaspecies.
2.2Habitatsurvey

Habitatswereobservedinthecourseofwalkoversurveyson30thApril,22ndMay,30thMay,7thJuneand18th
June2013,withthesurveymethodologybasedontheJNCCPhase1methodology(JNCC2001).Thetwo
surveysinMaywerecurtailedbyheavyrain.SurveywasbyEJLomasofCamladEcology,whohasover20
yearsexperienceandholdscurrentbatandgreatcrestednewtsurveylicences.PlantcommunitiesinsemiͲ
naturalhabitatwithinthesitewererecordedinmoredetailthanusual,butfullNVCsurveywasnotcarriedout
(NationalVegetationClassification:Rodwelletal.1992etseq.).Thesite,theadjacentcanaltowpathandthe
Metrolinewerefullyaccessible.Therewassomeobservationofhabitatsbeyondthisinalldirections.

Treeswerecheckedfromgroundlevelfornestsandpotentialbatroosthabitat,usingclosefocussing
binoculars.ShallowspadeͲpitswereduginseverallocationstoexaminethesoils.

Thesurveywascarriedinspringandearlysummer,allowingagoodrangeofplantspeciestobeidentifiedfrom
theirflowers,leavesandgrowthform,butafullbotanicalsurveywasbeyondthescopeofthecommission.
ThelatespringmeantthatplantgrowthwasslowuntilmidMay,sothefirsttwosurveyscouldnotbefully
effective.Themajorspeciescharacteristicofeachhabitatcouldbeidentified,andastherearenorareor
uncommonhabitatspresentthisisconsideredtobeadequate.Oneparticularconstraintfromthelatespring
wasthatgrassspecieswereonlyjustbeginningtoflowerbymidJune,sograsseshavenotbeenfullyrecorded;
identificationfromvegetativecharacteristicsisverytimeͲconsuming.Willowspecies,whereidentified,are

namedastheclosestapparentspecies;manyarelikelytobehybridsandithastobenotedthatnurserieshave
oftenbeensomewhatcarelesswhennamingthenativewillowsthattheysupply.


NonͲnativetreesandshrubswereidentifiedwherethiswasimportantandfeasiblewithinthescopeofthe disusedDudleyPrestfieldrailway,onesectionoftheMonmoreGreenrailway,disusedbutnowtheMetro
survey,butsomewerenotidentified.Inparticular,somenaturalisedCotoneasterspeciescouldnotbefully tramwayroute,anareaofpostͲindustriallandlinkedtotheLadymoorPoolsite,andasectionoftheBradley
identified;thisisrelevantasfourspeciesarenowlistedasinvasive(seesection3.4). ArmoftheBirminghamcanal.Inadditionthecanalandthemetrolineareimmediatelyadjacenttopartsof
thesiteandwillactasdispersalcorridorsforwildlife.
2.3Speciessurvey
Therearenoopenwatercoursesinorclosetothesite,buttheBilstonBrookisculvertedunderthesite,flowing
BadgersurveyfollowedMammalSocietyguidelines,withparticularattentiontotheboundariesofthesite, roughlywesttoeast.Surfacewaterdrainagefromexistingdevelopmentinthestudyareaisculvertedintothis
whereevidenceofforaginganimalsenteringthesitewouldbeapparent. mainculvert.

Batsurveyinvolvedinspectionoftheexteriorofthetreesusingclosefocussingbinoculars.Themethod 3.2Generalhabitataroundthesite
followedBatConservationTrustrecommendationsasfaraswaspractical.
Thesitecanbedividedgeographicallyintofivesections,eachlargelymadeupofoneortwomainhabitat
Nestingbirds:birdspeciesandnestswererecordedduringothersurveywork,whilehabitatsuitabilityfor types.Thesedivisionsareshownonthehabitatplan.Therearesevendistinctmainhabitatsfoundwithinthe
variousspecieswasassessed.Afullbirdsurveywasnotcarriedout. siteasawhole,althoughoneofthese,disusedconcreteslab,isnotnormallyregardedassemiͲnaturalhabitat.
Theselocalhabitatstypesare:
Reptiles:Thefirstsurvey,incoolconditionsbutwithsunnyperiods,wassuitableforreptilesurveybywalkingͲ
up.Thiswasdoneinthecourseofthegeneralhabitatsurvey.Twopartsofthesite,thegrasslandonthe 1. Diversegrasslandonthinsoilsovermadeground,withaveryirregularsurface.
easternsideandafieldinthecentralsection,hadagoodnumberofreptilerefugia,intheformofroofingfelt
squaresleftbyaprevioussurveyandpiecesofboardandotherdebrislyingontheground.Thesewerelifted 2. Grasslandofmoderatetolowdiversityfromreseedingreclaimedandlandscapedareas,fairlyleveland
andchecked. onthissiteoftenheavilygrazedbytetheredhorses.

Invertebrates:readilyobservableinvertebrateswererecordedwhenpossible,butconditionsduringthe 3. GrasslandofmoderatediversitythatisprobablylongͲestablished,onformerplayingfields,railway
surveyswerenotsuitableforinvertebratesurveyexceptonJune18th.Nosystematicsurveywascarriedout. embankmentsandsimilar,alsooftenhorsegrazed.

Otherspecies:thepresenceorlikelyabsenceofotherspecieshasgenerallybeeninferredfromthepresenceor 4. Scrub,rangingfromdensebrambleclumpstoyoungwillowdominatedwoodland,generallyonand
absenceofsuitablehabitat.Speciesusingscrub,hedgerowsandothersuchcovermaybepresentinwoodland aroundsteepbanksthatgradedowntotheopenareasofthesite.Thescrubareascanhavesome
areasandaroundgardenmargins.Unmanagedgrasslandaroundthedevelopmentsitemaybesuitablefor plantedelements,fromlandscapeplantingthathasbeenopenenoughtoallowselfsetplantstogrow,
groundnestingbirdsandsomemammalspecies.Withinthesiteasawholethereisonepoolandwaterbirds andinsomeplacesitishardtodistinguishfromwoodlandplanting.
presentalongthecanalmaynestintheadjacentwoodlandareasofthesite.
5. Areasofconcreteslab,withwillow,buddlieaandbirchscrubgrowingingapsbetweenslabs.Ground
3.0Findingsandassessment underthescrubisnotheavilyshadedandoftencarriesavarietyofherbspecies.
Note–scientificnamesareonlygivenwhentheEnglishnamemightnotclearlyidentifythespecies
6. Plantedwoodland,allofmixedspecies,mostlybroadleavedUKspecies.Plantedinthelate1980’s,
3.1Protectedandvaluedhabitats early90’s.Generallyovercrowdedwithpoorstructureandlittleunderstorey.Almostalloftheplanted
woodlandonthesiteappearstobeofthesameageandcomposition,butthereissomeevident
Thedeskstudyfoundnostatutorilyprotectedsiteswithin1kmofthesite.ThenearestsuchsiteisMoorcroft variationinsoiltypeandfertility.
WoodLocalNatureReserve,1.4kmsoutheastofthesite.TheWrensNestNationalNatureReserve/LNR/
SSSIcomplexisthenearestsitewithnationalstatutorydesignation,2.7kmtothesouthwest. 7. Wetwoodlandbelowthecanalinthesouthwestcornerofthesite.Thiscontainsbothplantedtrees
andoldwoodlandelements,butwithanappropriatemixtureofwillows,birchandalder.

Thereareseveralareasofhabitatlocaldesignationsfornatureconservationwithin1kmofthesite,including
twoSitesofImportanceforNatureConservation(SINCsites,equivalenttocountylevelwildlifesites):Peascroft
Wood(broadleavedwoodland)andLadymoorPool(postͲindustrialsitewithapermanentpoolandwetland
areas).TherearealsofourSitesofLocalImportanceforNatureConservation(SLINCsites):twosectionsofthe


Section1 roadwayinthemiddleofthesection.Thisalsosupportsaverystronggrowthofbitingstonecrop,Sedumacre,
withastrikingmatofbrightyellowflowers.Moreestablishedscrubonthetramwaymarginisofgreywillow,
ThisistheareaofpartiallyclearedpostindustriallandbetweenBankfieldRoadandtheMetroline.Underthe goatwillow,hawthornandsycamore,withstronggrowthofbramble.
developmentproposalsitwillberetainedasgreenspace.Historicmapsshowthisasanareaofsmallcollieries
attheendofthe19thcentury,thenofrailwaysidingswithafewbuildingsthroughthe20thcentury.Google Exposedrubbleandlargerpiecesofbrokenconcretearefrequentinthisarea,andthereisagreatdealof
earthimagesshowthatthenorthernpartofthesitewasoccupiedbyacarbreakingbusinessuntil2006,with urbandebrissuchaspiecesofconstructionandvehicleplastics,burnttyresandsteelwork.Humanactivity
hardsurfacingstillevidentin2007.Smallareasofhardsurfaceremainonthewesternsideofthissectionand anddisturbanceislowwithfewregularpathways,noneofwhicharewellͲworn.
asaconcreteroadwayinthemiddleofthesite.Therearesomelowwallsinthesouthernpartandlongbunds
ofbrokenbrickworkparalleltothemetroline.Thegreatmajorityofthisareaiscoveredbyathinanddiverse TheprincipalgrasslandswardheredoesnotcorrespondtothegrasslandcommunitiesmentionedintheLBAP;
grasssward,withsomescrubpatches(section1Ͳ1).Asteepscrubcoveredbankencirclesthesouthwest itisnotacresteddog’stail/blackknapweedgrassland,whichistheclassiccommunityofunimprovedlowland
corner,enclosingasmallgrasscoveredplateauthathasacoveroflonggrass(Section1Ͳ2).Housebuildingis meadows.Althoughitisclosetothiscommunity,sometypicalmembersareabsentorveryuncommonhere,
takingplacejustsouthofthis,onformerindustrialsites.Alongthenorthernedgeofthissitethereisabandof particularlysorrel,knapweed,cresteddog’sͲtailandyellowrattle.Seedinginknapweedandyellowrattle,
scrubwithsomelandscapeplantingonevidentlyfertilesoil,thisisjustbelowtheboundarywalltothe combinedwithcarefulandrestrainedmanagementofthesite,couldgenerategrasslandofveryhigh
Morrison’ssupermarket(section1Ͳ3). biodiversityvalue.Thisisfurtherdiscussedinsection4.3ofthisreport.Smallareasofoldgrasslandand
heathlandhavebeenknowntopersistfrompreͲindustrialagricultureonrailwayandcollierysites(forexample,
Section1Ͳ1hasthemostextensiveareaofhabitattype1inthewidersite,about7haofdiversegrasssward. aroundMillGreen,PyeGreenandChasewaterintheCannockarea).Thiscouldbeonesourceofthe
Thedominantgrassspeciesovermuchofthesiteappearstoberedfescue,althoughtheremayalsobeahigh vegetationonthissite.
proportionofbentgrasses(probablyAgrostiscapillaris);thesearelaterfloweringthanredfescue.Thefescue
didnotappeartobeoneofvigorouscultivarsoftenincludedinreclamationseedmixes.Othergrassespresent Section1Ͳ2consistsofmostlydensescrubonasteepbank,withalevelareaofgrasslandatthetopofthe
arefalseoatgrass,cock’sͲfoot,Yorkshirefogandinawetarea,marshfoxͲtail.Atleastsixlegumesarelocally bank,uptohousingdevelopmentbeyondthesiteboundary.Thebankhassomeexposedbrickrubbleand
abundantorfrequentacrossthegrasslandareas,includingredandwhitecloverandlessertrefoil,meadow clinker,butthegrassareahasfairlydeeploamsoil.Embankmentsuchasthisoftenhavehigherfertilitythan
vetchling,bushvetch,andbird’sͲfoottrefoil.Thereisalsoagoodvarietyofcomposites,includingcat’sear, expected,duetolateralmovementofwaterandnutrientsfromhigherground,anddriftofplantdebris.
smoothhawk’sbeard,goat’sbeard,moondaisyanddandelion,particularlyonareasofthinnersoil.Ribwort Woodygrowthonthebankconsistsofgreywillow,goatwillow,elderandhawthorn,withoccasionaltree
plantainislocallyabundant.Threebumblebeespecieswereseenfeedingonflowers,probablyBombus species,ash,sycamore,Norwaymapleandwychelm.Lowergrowthincludeddensebrambleandsnowberry
lapidarius,B.terrestris&B.pascorum,fromquickfieldidentificationofflyinginsects.Onesmallbutterflywas clumps.GrassontheplateauareawasgenerallyofthefalseoatͲgrass(Arrhenatherumeliatus)community,
seen,possiblydingyskipper.Onareasofdeepersoilfalseoatgrassiscommon,withassociatedspeciessuchas whichiscommononfairlyfertilesoilswherethereisnograzingorregularmowing.Scrubwasgrowinginto
hogweedandnettles. thisareafromthebank.ScrubhabitathasanLBAPactionplan,andisrecognisedashavingbiodiversityvalue.
ThisisreducedbyinvasivenonͲnativespeciessuchassnowberryandNorwaymaple.
Thegroundishummocky,withloweastfacingbanksparalleltothemetrolineandaveryirregularsurface
generally.Soilsaregenerallythin,typicallywith20to30mmofsiltyloamovermadeground,ofclinker, Section1Ͳ3isasmallstripofscrubgrowthonfairlylevelgroundbelowtheboundarywallofMorrisons.It
crushedbrickandconcrete.Thisaddsvaluablephysicaldiversity,givingvariationinsoilchemistryandavariety containsanelementoflandscapeplanting,mostlyItalianalder(Alnuscordata)withsomebirch,hawthornand
ofmicroͲclimatesincludingwarmersparselyvegetatedareasimportanttoanumberofinsectspecies.The sycamore.Itwasnotclearwhichwereplantedandwhichwereselfset,butthelargestaldersappearedevenͲ
areahasanumberoffeaturesrecognisedasimportantintheBirminghamandBlackCountryBiodiversity aged.Thegroundflorahereincludednettles,comfrey,dog’smercuryandbramble,indicatingfertilesoilwith
ActionPlan(theLBAP;theLocalBAP).TwoLBAPbutterflyspecies,dingyskipperandwallbrown,arefoundin fairlyhighphosphatecontent.Therewasalsoagreatdealofurbandebris,fromflytippingandsimilar.
areasofopengrassland;theirlarvalfoodplantsarebird’sͲfoottrefoilandgrasses,respectively.Thehabitat
typecorrespondstolowlandneutralandbaserichgrasslandandtourbanwasteland,bothofwhichare Section2
recognisedashavinghighbiodiversityvalueandhaveactionplansintheLBAP.Italsohaspotentialtosupport
LBAPbirdspeciesincludingskylark(notseenonsite)andsongthrush(seenhere,30April). ThissectionoccupiesastriprunningfromnorthtosouthacrossthesitebetweenBankfieldRoadandDudley
Street.Itcomprisesthreeareasofgrassland,allofdifferentorigin,withsomeareasofscrubandsomemature

Shrubandscrubgrowthoccurspatchilyaroundthissection,andmorecontinuouslyalongthesideofthemetro trees;itcontainsalmostallthelargetreesinthewidersiteandtheonlynearͲpermanentstandingwater.
lineandinthefarsoutheasterncorner.Thepatchygrowthismostlyofbroom,youngbirch,goatwillowand Underthedevelopmentproposalstheareawouldbeusedforcommercialdevelopments,aschool,andopen/
selfͲsetItalianalder,generallynomorethan2mhigh.Bramble,dogroseandfieldrosearepresentinthe greenspace;mostofthebiodiversityofthesectioncouldbeconserved,includingstandingwater.
grassland,butdonotgenerallyformdenseclumps.Oneareaofthisscrubisalongtheedgeofaconcrete


Section2Ͳ1atthenorthernendofthesiteisrecentlyclearedlandadjacenttotheleisurecentre,withathin Section3
soil,effectivelylikeapostͲindustrialsubͲsoil.Thisappearstohavebeenseededwithareclamationmixof
ryegrass,fescue,cocksfootandclover.SomeotherherbshaveselfͲsetinmorefertilepatches,includingdocks Thissection,inthenorthwestcornerofthesite,consistsofaformerfactorysitestillevidentasalargeareaof
andmugwort. concreteslabs,(section3Ͳ4)togetherwithaformerrailwayembankmentandjunctionthatwasreclaimedand
landscapedinthelate1980’s(sections3Ͳ1,3Ͳ2,3Ͳ3).ThefactorywasprobablythelastlargeͲscale
Section2Ͳ2isanoldfactorysite,afieldwitharecentlyformedsteepbankonitsnorthernedgeandahighwall manufacturingunittobeactiveontheBilstonUrbanVillagesite,aslargebuildingswerestillinplacebut
ofbrickandfoundryblockonitswesternedge.Alowbankatthefootofthiswalliscoveredwithbramble inactivein2001.Therailwaysservedthelocalironworksandweredisusedbythelate1960’s.Thesectionasa
scrub.Thegrassswardthatcoverslevelgroundinsidethefieldappearstoresultfromareclamationmix,asin wholewouldbeusedforahousingdevelopmentunderthecurrentproposals.
2Ͳ1,butisolder,denser,andhasahighproportionoffalseͲoatgrass,withavarietyoflegumesincludingblack
medicandredclover,andisanexampleofthelocalhabitattype2.Thisareaisgrazedbytetheredhorses;the Section3Ͳ1isaplateauofgrasslandwithtreeplantingalongitswesternside,createdbylandscaping.The
Herasfencingaroundthissectionhasbeenbrokenthroughtoprovideaccess.Asizeablepondofabout grassisgrazedbytetheredhorsesanddoesnotappearverydiverse.Thetreeplantingismixedandcrowded,
700m2occupiesthelowestpartofthesite.Thisappearsrecent,fromthelackofmarginalaquaticplants,but withlittleunderstorey.Theedgesofthiswoodlandarehoweverrelativelyopen,withgoodgrowthofwild
didnotshrinknoticeablybetween30Apriland18June,suggestingsomewaterinputfromasourceotherthan cherry(Prunusavium);itisanexampleofthelocalhabitattype6asdescribedabove.Woodlandplantingof
surfacerunoff,possiblyleakagefromaculvertedstreamorabrokendrain.Apondappearsinthisgeneral thistypeisconsideredindetailforSection4Ͳ1below.
locationonsomehistoricmapsfromthemid20thcentury.Ducksandseagullswereseenaroundthispond.A
lowbankrisesupfromthesouthernedgeofthefield,coveredinafalseoatgrasssward.Thisfieldisbounded Section3Ͳ2istheeasternsideoftheplateauandridge,asteepbankmostlycoveredwithhawthornandwillow
byaremnanthawthornandelderhedgealongthesouthernside,withsomelargepoplarsbeyondit. scrub.Openareashavetallgrasscover,withbramblesandnettles.Withinthissectionthereareafew
remainingclumpsofJapaneseknotweed,nonegrowingstrongly.Therearealsoafewmaturepoplartrees.As
Section2Ͳ3isanotherlevelfield,butitisshownonoldmapsasasportsfieldassociatedwithoneoftheformer awhole,thisisgoodscrubhabitatwithoutareasdominatedbynonͲnativeshrubs.
factories.Thepoplarsmentionedabovearejustinsidethisfield,alineofmaturetooverͲmatureLombardy
poplarsupto20minheight.Afewofthesearedeadtrunkswithnosmallbranchesremainingandhave Section3Ͳ3istheothersideoftheridge,asteepslopemostlycoveredinmoderatelydiversegrassland
hollowsandnestholes.Belowthepoplarsthereisastripofbrambleandnettlescrub.Poplarandwillowtrees communitywitharangeoflegumesandotherherbs,anexampleoflocalhabitattype3.Twobumblebee
appeartohavebeenplantedalongtheeasternedge,thesearestillyoungpoles,butarealreadysuckering. specieswereactivelyforaginginthissward,ingoodnumbers.
Thereisasteepsidedbundalongthisedge.Thefieldareaisheavilygrazedbytetheredhorses,butthereis
someevidenceofdiversity.Redandwhitecloverandlessertrefoilarepresentasarebird’sͲfoottrefoil,mouse Section3Ͳ4isthelargeareaofslabsonanoldfactorysite,themainexampleofourlocalhabitattype5.Open
ear,ribwortplantain,andinonearea,yellowrattle.Thisisanexampleoflocalhabitattype3.Thegrass stripsandbreaksintheconcretesupportascrubcommunityofbirch,buddleia,goatwillowandaspenwitha
speciesweresocloselygrazedthattheycouldnotbeidentified,butthereissomeryeͲgrasspresent.Itis legumeͲrichgrasslandcommunitybelowtheyoungtrees.Themarginsofthisareasupportasimilar
possiblethatsomeherbs,suchasyellowrattle,mayhavearrivedwithimportedhayaswinterfeedforhorses. community,mostlyunderselfͲsetbirch.ThisisanexampleofUrbanwasteland,withanactionplaninthe
Thisfieldisallocatedforaschoolintheproposals,butthesouthernpartwouldberetainedasgreenspace. LBAP;thelegumes,buddleiaandwillowareofbenefittomanypollenandnectarfeedinginsects.However,
Thisareaprobablyhasthemostdiversegrasssward. giventhehighproportionofhardsurface,thebiodiversitybenefitperunitareawillbelowerthanincleared
sites.
Thereisahighsteepbankalongthesouthernedge,section2Ͳ4,coveredindensescrubofgoatandgrey
willows,bramble,elder,andavarietyofgardenandlandscapeshrubsthatareformingdensethickets.These Developmentofsection3wouldremovesmallareasofmoderatelydiversegrasslandandscrub,butevenif
includebuddleia,laburnum,privetandtwotallcotoneasterlikeshrubs,possiblyincludingCotoneasterbullatus thesehabitatswerenotdeveloped,newhousingadjacenttothissitewouldprobablyresultinhighrecreational
orC.simonsii,bothofwhicharenowonschedule9oftheWildlifeandCountrysideAct,asinvasivealiens. pressuresandadeclineintheirbiodiversity.
ScrubhabitathasanLBAPactionplan;theinvasivenonͲnativeplantsclearlyreduceitshabitatvalue.Thescrub
growthalsocoversmostofthelevelgroundabovethisbank.Thehighbankinthefarsouthwesterncorneris Section4
coveredinbrambleanddensegrassandherbgrowth,withagroupofverylargepoplartrees,probablyhybrid
greypoplars.ThewesternedgeofthesiterisesasafairlysteepbankuptoDudleyStreet;thisbankcarries Section4coversabout11haandisthelandscapedareainthecentreofthesite.Thetopsoilvariesfromalight
ͳͶ

somedensepatchesofnettlegrowth,brambleclumps,andatthetopastripofmixedlandscapeplantingand siltyloamtoaheavierloam,often50to100mmdeep,overwhatappearstobeamixofspoilandalocal
scrubgrowthofshrubs.Thelandscapeplantingisold,withsomebigtreesincludingalargewhitebeam. sandy/pebblysubsoil.Ifthesubsoilincludesslagandotherwastefromthelargesmeltersthatoperatedin
Bilston,thenitwillhavehighlevelsofsomeplantnutrients.Vegetationinthissectionconsistsofamosaicof

plantedwoodlandandopengrassland,originallywithanetworkofpathwaysthroughit.Thewoodlandis20


to25yearsold,madeupofawidevarietyoftreesandshrubs.Itisextremelydenseandhasverypoor
structure.Thegrasslandappearstohavebeenseededwithameadoworreclamationmixture,butalmostall Section4Ͳ3ismoreopen,withsmallblocksofdenseplantedwoodlandseparatedbylargeareasofhorseͲ
ofitisverycloselygrazedbytetheredhorses. grazedgrassland.Wherethisgroundslopesdowntowardssection3Ͳ4theswardbecomesquitediverse,with
abundantcresteddog’sͲtailgrass,ribwortplantainandavarietyoflegumesincludingblackmedicandbird’sͲ
Thecurrentproposalsallocatethewesternsideforhousingandtheeasternsideforimprovementasparkland foottrefoil;thismaybearemnantofoldergrassland.
andgreenspace.ThedivisionofthissectionintothreesubͲsectionsisratherindefinite;theseareconvenient
geographicaldivisions,withminorhabitatdifferences. ThelossofabouthalfofthehabitatinSection4tohousingdevelopmentcouldbemitigatedbyimproved
managementofremainingareas,buttwooftheproposedhousingblockswouldcoverSections4Ͳ2andpartof
Section4Ͳ1isthecentralarea,withonelargeblockofwoodlandandaseriesofsmallerblocksseparatedby 4Ͳ3lyingclosetothecanal.Thiscouldeffectivelyseverlinksbetweenthegreenareasofthesiteandthe
smallmeadowsandbroadrides.Plansandaerialphotographsshowthisasamorecomplexmosaicuntilabout naturalcorridorofthecanal.Achangeinlayoutratherthanareacouldleavelinkingcorridorsaroundthe
2006,butwhatwerethenwideridesandpathwayshavebecomeovergrown.Onesmallgladeisnowonly edgesofthesedevelopments.
accessiblealonganarrowandalmosthiddenpath,andisclearlybeingtreatedbyonefamilyasaprivatehorse
paddock.Thecanopyhasclosedoverotherpathsandrides.Opengrasslandandwoodlandbothextendto Section5
thebanksofthecanal.
Thissectionformsthesouthwestcornerofthesite,includingwoodlandontheembankmentbelowthecanal
Thewoodlandwasevidentlyplantedwithwhatwasaconventionallandscapingapproachatthetime.Trees andwetgroundatthefootoftheembankment,moreofthedenseplantedwoodlandandopengrassland
wereplantedclosespaced,probablyataround1.5mspacing,insinglespeciesgroupsofaboutfivetrees.A foundinsection4,andanenclosedgrasslandfield.Theproposalsallowfortheretentionofthecanalbankand
woodlandedgeeffectwascreatedbycloserspacedplantingofsmallertreesandshrubs.Thetreeandshrub wetwoodland,withhousingdevelopmentonallotherparts.
mixturewaslargelynative,inthebroadestsense,butdidnotrelatetolocalwoodlandtypesortosoil
conditions.Thepreviousindustrialuseofthissiteislikelytohaveresultedinsomebaserichsoilswithhigh Section5.1consistslargelyofyoungmaturetreesformingahighcanopyonthecanalbanks.Treesinclude
phosphatelevels,whichwillhaveledtoveryvigorousgrowthofsomespecies. whitewillow,birch,alder,aspensandafewexoticspecies.Thiscanopyissufficientlyopentohaveafull
understoreystructure,withagroundfloraincludingnativebluebellandwoodavens,suggestingthatsome
Thewoodlandisnowverycrowded;somespeciessuchaspoplars,wayfaringtreeandblackthornhaveadded woodlandwaspresentherebeforethesitewaslandscaped.Thepondshownonmapsandreferredtoin
tothisbysuckeringandgrowingoutintoopenareas,whileearlymaturingspeciessuchaswildcherryhave previousamphibiansurveyswasentirelydry,heavilyshadedbywillowsatoneendandgradingintomarshwith
spreadseedlings.Thecanopyincudesbirches,alder,Italianalder,sycamore,Norwaymaple,greypoplar, wetlandplantsattheother.
aspen,Scotspine,Englishoak,wildcherryandash.Thecanopytreesthatwouldbetypicalofwoodlandinthe
westernmidlands,oakandash,havenotbeenabletogrowon.Groundandshrublayerplantsarecompletely Section5Ͳ2hasaonesmallmeadowthatisnotgrazedandonethatis,surroundedbyplantedwoodlandofthe
absentinmostareas,butwherethereissomelightagroundcoverofnettleshasdeveloped,indicating sametypeasinSection4.Oneofthemainpathsthroughthesiterunsalongsidethewoodland,andinone
particularlyfertilesoil.Innerareashaveacanopythatbeginsatabout5mabovegroundlevel,withverylittle placetheshrubgrowthissodensethatithascompletelycoveredahardsurfacedpathabout1mwide,forcing
leafygrowthbelowthis.Thewoodlandedgeplantingpresentsaverydensegrowthofshrubsthatcovers walkerstodivertaroundit.
pathways,butmanyoftheshrubs,suchaswayfaringtree,arenotlocallynative(seePreston,Pearman& Section5.3isanexampleofoldergrassland,ourtype3habitat;thisisaformersportspitchthatisnow
Dines,2002)andsohavelessbiodiversityvalue. enclosedandlightlygrazedbyhorsesthatarenottethered.ThisswardisclosetoagriculturalsemiͲimproved
grasslandoffairlylowdiversity.
ThegrasslandareasarecloseͲgrazedovermostofthearea,sothereislittleflowerandseedproduction,and
nearͲsurfacesoilcompactionishigh.Thislimitsthevalueofthegrasslandtoinsects,otherinvertebrates,and Thedevelopmentproposalswouldprotectthecanalsidewoodland,butallotherareaswouldbedevelopedfor
tothelargeranimalsthatmightforageonthem.However,ifthegrasslandwasnotgrazedormownitwould housing.Thisisaminorlossofhabitat,butthewoodlandwouldbeisolatedfromtherestofthesiteand
belikelytosucceedtoarankfalseoatͲgrassdominatedsward,whichalsohasreducedspeciesdiversity. probablysubjecttohighrecreationalpressure.WellͲconstructedpathwaysuptothecanalandsomehabitat
managementcouldmitigatethelossandpotentialimpacts,butcanopythinningworkwouldhavetobe
Section4Ͳ2liesbetweenCarderCrescentandthecanal.Woodlandontheedgeoftheroadismanagedand gradual,inordertoavoidthespreadofpoplarandwillowattheexpenseofbirchandalder.Thereisalsoan

moreopen,butrapidlygiveswaytodenseunmanagedgrowthinsection4Ͳ1.Thecentralareaisopen issuewithalderdisease,whichispresentinthisareaandaffectsnativealder.
grassland,againhorsegrazed,butthewoodlandareashavebenefittedfromsomemanagement,withthe
canopytreesbetterspacedandwellgrown.TheshrubgrowthisdominatedbynonͲnativesnowberryinmany
parts.


3.3Protectedandpriorityspecies HedgehogshaveaspeciesactionplanundertheUKBAP;thereisevidencethatnumbersaredeclining
nationally.Thehedgerows,woodlandandadjoininggardensmaysupporthedgehogs.Carefulmanagementof
Theecologicalrecordsfora1.0kmradiusaroundthesitecentre,providedbyEcorecordinMay2013,includes developmentsitescanavoidharmtohedgehogs,andanincreaseingardenhabitatwouldbenefitthem.
recordsforLadymoorPoolandfortheBradleyarmcanal,bothofwhichappeartohavereceivedattention
fromlocalnaturalists.Otherconcentrationsofrecordsrelatearefor‘BankfieldRoad’,probablyrelatingto Breedingbirds
Section1ofthesite.
Agreatdealofbirdactivitywasseenduringthesurvey,andcasualobservationswerenoted.Speciesseenor
Thereare137recordsintotal,for58species.73oftherecords,31speciesareforbirdsandinclude4species heardincludeblackbird,songthrush,mistlethrush,robin,greattit,bluetit,magpie,lesserblackͲbackedgull,
thatarefullyprotected,goshawk,littlewingedplover,redwingandfieldfare.Thelistingoftwowinter greenandgreaterspottedwoodpeckers,mallard,coot,moorhenandwillowwarbler.Birdshavegeneral
migrants,redwingandfieldfare,asconfirmedbreedingisunusual,andindicatessomespecialistknowledge. protectionfromdisturbanceandharmwhilstbreeding,undertheWCA,whilesomespecieshavefull
Alsoevidentlytheworkofaspecialistarelistingsofreddatabookandnationallynotablebeetlesandfliesin protection.Mallardandtuftedduckappeartohavenestedonsiteoralongthecanal.Thehedgerowsand
theBankfieldRoadarea,someofwhichrelyonplantsfoundinthindiversegrassland,asinSection1. treesaroundthewidersiteprovideagreatdealofpotentialnestinghabitat.ThesparsegrassswardinSection
1andthehedgerowbottomswouldbefavourabletovariousgroundnestingbirds.
Badgers
Anumberoffullyprotectedbirdspecieshavebeenrecordedlocally.Goshawkhasbeenrecordedonce,
BadgersareprotectedfromharmanddisturbanceundertheBadgersAct;workclosetoabadgersettmay probablyinpassage,butlittleringedplover,redwingandfieldfarehavebeenrecordedbreedingonsite.
requirelicensing.Therewassomeevidenceofbadgeractivityinandaroundthesoutheasterncornerofthe
site,butnotinareasproposedforhousebuildingorotherconstructionwork.Detailsofbadgeractivityare Littleringedploverisafullyprotectedspeciesthatselectsexposedgravelnexttowaterbodiesandisan
providedinaconfidentialreport,asbadgerbaitinganddiggingremainsarisk. opportunisticnester.Thisspecieshasnestedlocally.Caremustbetakennottocreatetheseconditionsin
workingareas,butthiscouldbeavaluablehabitatfeatureafterdevelopment.
Bats
RedwingandfieldfarearenormallyonlyseenaswintermigrantstotheUK,butincreasingnumbersremainand
BatsandtheirroostsarefullyprotectedundertheWildlifeandCountrysideAct1981asamended(theWCA) breed.Careoverlandandwoodlandclearanceshouldbesufficienttoprotectthemduringdevelopment.
andTheprotectionofhabitatsandSpeciesRegulations2010(theHabitatsRegulations).Onespecies,common
pipistrelle,hasbeenrecordedinthestudyareabuttherearenorecordsforroosts. Skylarks,UKpriorityspecies,havebeenrecordedlocallyandhavebeenseenonsite.Section1hasseveral
characteristicsthatmakeitfavourableasanestsiteforthesegroundnestingbirds;itisnotgrazedshort,has
Therearenomaturetrees,buildingsorsuitableundergroundvoidswithinthedevelopmentsite;theonly someslightlyunevengroundandisnotcloselyoverlookedbytrees.Retentionofopengrasslandinsection1is
potentialroosthabitatinorimmediatelyadjacenttothewidersiteisinthefewlargematuretrees.Two likelytobebeneficialforskylarks,givensuitablehabitatmanagement.
precautionarymeasuresarerecommendediflargematuretreesareaffectedbyworktothemoraroundthem:
thereshouldbeacarefulsurveyforanysignofbatactivity,andifnosignisfound,thetreeworkshouldbe Birdswillnestinanyavailablehabitatthatmeetstheparticularneedsoftheirspecies,includinghedgerows,
carriedoutbyatreesurgeontrainedinbatprotectionmeasures.Ifthereisevidenceofbatsroostinginatree pilesofbrash,stacksofconstructionmaterialandinactiveconstructionplant.Thisisnormallyavoidedby
andworkonorclosetothetreecannotbeavoidedafullmitigationplanmustbepreparedandtheworkmust limitingsiteclearancetoautumnorearlyspring,andgoodsitemanagementpractices.Provisionofnest
belicensedbyNaturalEngland. boxes,newhedgerowplanting,andincreasedgardenhabitatfollowingdevelopmentwouldmakethesitemore
Othermammalspecies usefultobirds.

Watervoleshavebeenrecordedfromthecanalcomplex,buttheyareunlikelytobeaffectedbyworkmore Reptiles
than10mfromthebank.Ottersdooccasionallyusethecanalsystembutareveryunlikelytobeaffected.
Themainrisktoottersfrommostdevelopmentisfrominterferencewithtravelroutes,asotterstendtotravel ThereptilespeciesfoundintheWestMidlandshavepartialprotectionundertheWCAfromdeliberateharm.
onlandfollowingstreams,sonewculvertsmayforcethemtocrossroads.Theproposeddevelopmentdoes Slowworm,viperandgrasssnakeandhavenotbeenrecordedinthesurroundingarea,butviviparous

notresultintheserisks. (common)lizardshavebeenrecordedalongthecanaledgesandgrasssnakesmightbepresentaroundthe
canal.Thethingrasslandofsection1islikelytoprovidesuitablehabitatforcommonlizardandslowwormbut
thesehavenotbeenfoundduringsurveys.Thesereptilesareunlikelytobeaffectedbydevelopmentofthis


site,givencarefulsiteclearanceandmanagementtoprotectotherspeciessuchasbreedingbirds.Section1 section2Ͳ3doprovidesomenestinghabitat.Careshouldbetakennottodamagethematuretreeswhere
couldbeasuitablereleasesiteifanylocalpopulationsofreptileshavetobetranslocated. thesearetoberetained.

Greatcrestednewts 3.4Invasiveandpoisonousspecies
Japaneseknotweedstilloccursinsmallgroupsinsection3Ͳ2,butthisissubjecttoanongoingeradication
GreatcrestednewtsarefullyprotectedundertheWCAandtheHabitatsRegulations.Thefewrecordsfor programme.Therewasnosignofknotweedinlocationswhereitpreviouslyoccurredinsection1Ͳ1.
greatcrestednewtsinthestudyarearelatetothecanal,Ladymoorpoolandthefarsouthwesterncornerof
thissite.Thepondinsection5Ͳ1isnotverysuitablehabitat,asitisheavilyshadedanddriesregularly.TheHSI OtherSchedule9speciesmayoccuronsite(WCASchedule9listsharmfulinvasiveplants;itisanoffenceto
valuequoteforthispondbyarecentsurveyappearstoohigh,andourexperiencesuggeststhatgreatcrested causethesetospread);thelistnowincludesfourcotoneasterspeciesandvigorouscotoneastershrubsare
newtsavoidheavilyshadedpoolsinwoodland.Populationsinthecanalsystemareunusualandareprobably growinginscrubonabankinsection2Ͳ3.Thesecotoneastershavenotbeenfullyidentified,buthavethe
verylimitedbyfishpredationonlarvae.Recentfocussedsurveyshavenotfoundanygreatcrestednewts characteristicsofoneofthescheduledspecies.Althoughnotlistedonschedule9,nonͲnativespeciesand
withinthesite.Greatcrestednewtsareunlikelytobeanissueduringdevelopmentofthissite,butthisshould speciesthatarenotlocallynative,suchassnowberryandwayfaringtree,doharmtothebiodiversityvalueby
bereconsideredforeachseparatedevelopment. occupyinggroundthatcouldbeusedbyspeciesthathavenaturalinsectandotherassociatedspecies.

Atleasttwoplantspresentonsite,laburnum(onbanksinsection3Ͳ3)andgeulderrose,producepoisonous
Otheramphibians
berriesorseeds,whichisaconcerniflargenumbersofnewhousesarebuiltonsite.Laburnumisparticularly

hazardous.
Commonfrogs,commontoadsandsmoothnewtsmaybepresentaroundwetlandhabitatinthewiderarea,
andmayusethefringesofthecanal.Thesespeciesareprotectedfromsaleonly,andcarefulsiteclearanceis
usuallysufficienttoprotecttheirpopulations.
Invertebrates
Thegrasslandofsection1appearstosuitablehabitatforanumberofinsectspecieslistedvariouslyasbeingof
conservationconcern.OneflyspecieslistedinanIUCNreddatabook,Opomyzapunctella,hasbeenrecorded
fortheBankfieldRoadareaandtwomorefliesandthreebeetlespecieslistedasnationallynotablehavealso
beenrecordedthere.Wallbutterflyhasalsobeenrecorded,anddingyskipperbutterflymayhavebeenseen
duringthesurvey.BothofthesehaveLBAPactionplansandrelyonlarvalfoodplantsthatarecommonin
Section1Ͳ1.Threedifferentbumblebeespecieswereseenforaginginthisarea,andtwowerealsoseen
foragingonlegumesinotherareasofgrassland.Thisdemonstratesthevalueofbrownfieldsitesfor
biodiversity,particularlywheretherearethinsoilsonirregularsurfaces,asthiesefactorsresultinhigherplant
diversityandvariationsinmicroͲclimate.
Plantspecies
Thehabitatsonandimmediatelyadjacenttothesitearefairlycommonplaceandunlikelytoincludeanyrare
orunusualplantspecies.Thereisnoevidencethatthesitehaseverbeenrecordedasunimprovedgrassland,
butthegrasslandinSection1doescorrespondtodiverseNeutralorbasicgrassland,withahabitatplaninthe
LBAP.AppropriatemanagementofthelowͲfertilitygrasslandshouldresultinagaininplantdiversityandin
habitatcomparabletounimprovedgrassland,withadditionalbiodiversitybenefitsfromtheirregularsurface.
MatureTrees

Therearesomematuretreesinorclosetohedgerowsandthemarginsofthesite,butnoneoftheseare
veterannativetreesorofparticularvalueforwildlife.DeadanddyingLombardypoplarsalongtheedgeof


4.0Conclusions 3 Allstaffandworkersonsite,includingsubͲcontractors,mustbemadeawareofspeciesandhabitat

protection issues at site induction talks. Work must stop immediately and Natural England or a
4.1Conclusions previously appointed ecologist must be contacted if any protected species are found onsite. (Tel:
03000600676,WestMidlandsofficeatTelford).CamladEcologycanprovidedisplaymaterialsand
Basedonoursurveyfindings,therewouldbenodirectimpactondesignatedhabitatsortoprotectedand talksontheseissues,ifneeded.RapidcontactwithNaturalEnglandoranecologistisimportantfor
valuedspeciesfromtheproposedworkonthissite,providedthatduecareistakentoavoidriskstobadgers, theprotectionofboththespeciesandeveryoneconnectedwiththeproject;delayoverthiscanopen
theriskofprosecution.
nestingbirds,hedgehogs,reptilesandcommonamphibians.Therewouldbesomelossofhabitatsthathave

actionplansintheBirminghamandBlackCountryBiodiversityActionPlan,particularlyScrubandIntroduced
Woodland,butthiscouldbemitigatedbyimprovedmanagementoftheremainingareas:muchofthishabitat 4 GroundedbatsͲallsiteworkersshouldbemadeawareoftheactiontobetakentoavoidbothharm
iscurrentlyinpoorconditionintermsofitscontributiontobiodiversity. tobatsandadiseaserisktohumansfromhandlingbats.Theyshouldcoverthebatwithanopen
endedcardboardboxandcontactanexperiencedecologistoraspeciesspecialist.
Threeareasthathavegoodvalueforbiodiversityatpresent,thegrasslandeastofBankfieldRoad,scrubon
steepbanksalongthesoutheasternedgesofthesiteandthewetwoodlandbythecanal,wouldberetained 5 Bat roosts in trees – all work to large trees should be carried out by tree surgeons trained in bat
underthecurrentdevelopmentplans.Themainrisktothesehabitatswouldbefrominappropriate protection.
managementandhighlevelsofunmanagedrecreationalactivity.
6 Badgers Ͳ a watch for signs of increased activity should be maintained and any signs should be
Thebiodiversityvalueofthediversegrasslandisatriskfromscrubinvasion,anyattempttocreateamoreeven immediatelyreportedtothecouncil’slandscapeandecologysection.Aparticularwatchshouldbe
surface,oranyattempttocreatehabitatthatdoesnottakethephysicaldiversityofthesiteintoaccount. keptforanyexcavationintotopsoilmounds.
Increasesinthelocalhousingprovisionmayresultinthedevelopmentofanetworkofdesirelines,increased
walkinganddogͲwalkingonthesite,demandsto‘tidyup’thesite,andcarelessorantiͲsocialbehavior.These 7 HedgehogsͲpotentialhibernationsitesshouldberemovedfromtheworkingareabeforelate
canallbemanagedbygoodpresentation,byalimitedmanagementplan,andbycarefulplanningand Octoberorleftuntilspring.Workersshouldbeawareoftheappropriateactionifahedgehogis
constructionofapathlayoutinadvanceofnewhousingdevelopment. foundonsite,bycoveringthehedgehogandcontactinganexperiencedecologistoraspecies
specialist.
Separationofthecanalcorridorfromtheretainedgreenareascouldresultfromtheproposedlayoutof
housingdevelopment.Linkageofthiskindisimportantinmaintainingbiodiversity,especiallyinurbanareas 8 NestingBirds–potentialnestsitesshouldbeavoidedorclearedoutofseason.Careisneededto
andthisissueshouldbeaddressedbydesigninginsuitablecorridorsaroundhousingdevelopments. avoidbirdsbuildingnestsinstacksofwasteandconstructionmaterials.
Becauseecologicalsurveycanonlyshowpresenceorlikelyabsence,ratherthancertainabsence,andbecause 9 AmphibiansandReptilesͲsiteworkersshouldbemadeawarethatanydeliberateorrecklessharmto

speciesmaymoveintoasitebeforethestartofdevelopmentwork,aprecautionaryapproachisalways reptilesisillegal.Carefulsiteplanningandclearancecanminimizetherisktothesespecies.
advisable.
10WaterbodiesandgroundwaterͲPollutioncontrolproceduresandspillageactionplansand
4.2RecommendedPrecautions materialsshouldbeinplace,particularlyasexistingsitedrainageisundergroundandspillagewould
notbeaccessibleonceitreachedwatercourses.EnvironmentAgencypollutionprotectionguidelines
Generalprecautions mustbefollowed.
Thefollowingnotesillustratetheusualapproachtowildlifeprotectionduringconstructionworkonasitewith 11 Mature trees Ͳ The design, layout and implementation of any work on this site should avoid any
semiͲnaturalhabitat.Asdifferentpartsofthesitemaybedevelopedasseparateprojectsandbydifferent impactonmaturetreesunlessthisisspecificallyincludedintheplannedwork;adheringtoguidance
organisations,specificMethodStatementsshouldbepreparedforeachdevelopment. giveninBritishStandardBS5837:2005isadvised.
1 Clearanceofvegetationshouldtakeplaceduringautumnorearlyspring,tominimiseriskstonesting SiteͲspecificprecautions

birdsandotherwildlife.
Thecreationofbroken,gravellysurfacesaroundwatermarginsshouldbeavoided;nestingactivitybya
2 Siteinductionshouldincludeinstructiononwildlifelawsandconservation.Allsiteworkersshouldbe fully protected species, little ringed plover, could cause a major delay. Ground nesting birds can be

madeawareofprotectedspeciesissuesandtheneedforcareoverspillagesandwaterborne discouraged from using particular areas by erecting high perches. If this is necessary, further advice
pollution. shouldbesought.


None native shrub growth should be carefully controlled, and shrubs removed from embankments verycarefullysited,bothtoprovidesuitableroostsforbatsandtoavoidfutureaccessandmanagement
shouldbedisposedofwithappropriatecare problems.Ecologistsandthelocalbatgroupcanprovideadviceandhelp.Considerationshouldbegiven
tousingthepolemountedtypes,asusedintheCotswoldWaterPark.
4.3 Habitatmitigationandimprovement
AllplantsselectedforhabitatcreationshouldbepurchasedasstockofBritishorigin,andpreferablyof
Successfulhabitatcreationdependsonattentiontodetailsthatareoftennotobvious,anditisadvisable localorigin.Thisisdistinctfrom‘BritishProvenance’labelling,whichcanincludeplantsofnonͲnative
toseekadvicefromecologistsandcountrysidemanagerswithrealpracticalexperience. genetictypes,suchasquickthorn,ahawthornvarietyoriginatinginnorthernItaly.Smallerlocalsuppliers
ThediversegrasslandhabitatinSection1shouldprotectedbycarefulmanagement.Thesitecouldbe areusuallybestinthisrespect,andthecountywildlifetrustcanoftenadviseonsources.
tidiedupbyremovalofplastic,rubber,metalandsomeconcretedebris,butareasonableamountof
brokenmasonryandconcreterubbleshouldbeleftonsite,toprovideshelter,perchingandbasking
habitatfeatures,aswellasasubstrateforlichensandmosses.Scrubgrowinginthegrasslandareashas
somevalue,butshouldberestrictedtosmallareasandnotallowedtodividethesite.Anytallgrowing
youngtreesamongthescrubshouldberemovedduringmaintenance,possiblyonathreeyearrotation.
GrasscuttingusingstrimmersinlateJulyorAugust,allowingthecutmaterialtoremainonthegroundfor
aboutafortnightaftercuttingandthenremoving,wouldmaintainandpossiblyenhancediversity;over
thinnerareasthiscouldbeonatwoorthreeyearrotationbycuttingselectedareaseachyear.Cutting
areasofdensergrassgrowthonaoneortwoyearcycle,andseedinginyellowrattlewouldincreaseplant
diversityintheseareasandwouldresistthespreadoffalseoatͲgrass.Someother‘missing’membersofa
meadowgrasslandcommunitycouldalsobeadded.Blackknapweedandsorrelarerareorabsent;the
MG5acommunityoftheNationalVegetationClassificationisprobablyagoodmodel(Rodwelletal,2002
etseq.).Beforebeginningmanagementforbiodiversity,afullbotanicalsurveyisadvisable.
Publicaccesstothisareaislikelytoincrease.HabitatdisturbanceandantiͲsocialactivitycanbeminimised
byprovidingfairlywideandcomfortablefootpathsthroughthesite.Designshouldanticipatedesirelines
andshouldoverlookhiddenareas,withoutcrossingthroughthecentreofblocksofhabitat.
Woodlandmanagementshouldbeverycarefullyplanned,withtheaimofgeneratingawoodland
communityappropriatetothelocalityandsoiltype;NVCW10andW8,oakandashwoodlandsare
probablysuitablemodels.Mostcanopyspeciesthatarenotlocallynativeshouldberemoved,but
invasiveshrubsandsaplingsshouldalsoberemovedatthesametime,andthisshouldberepeatedevery
oneortwoyearsuntilthecanopybecomessufficientlyclosedtoprovidegoodshade.Detailedwoodland
surveyandsomeinvestigationofsoilchemistryarerecommended.
Linkstothecanalcorridorshouldbemaintainedbyprovisionofcorridorsatleast15mwide,including
linearstripsofshrubs,treesandgrasslandinalowmanagementregimearoundblocksofhousing.
Extensionofblocksofhousinglandintootheropenareascouldcompensateforanylossofarea;this
approachshouldprovideahigherbiodiversitybenefit.
Managementofthecanalsidewoodlandshouldbeundertakencarefully,toavoidlossofexistingground
floraandtoavoidinvasivegrowthofshrubsandtreesaplings.

Asthesitepresentsalotofgoodforaginghabitatbutrelativelylittleshelterhabitatforsomespecies,the
provisionofbirdandbatboxesshouldbeconsidered.Birdboxesshouldbeofdifferenttypes,indifferent
locationsandatdifferentheights;theRSPBandBTOwebsitesprovideusefuladvice.Batboxesshouldbe


REFERENCESandBIBLIOGRAPHY
BatConservationTrust2012,BatSurveys,GoodPracticeGuidelines

DepartmentforCommunitiesandLocalGovernment2005PlanningPolicyStatement9:BiodiversityandGeological
Conservation.HMSO,UK.2005.

Department for Communities andLocalGovernment2005 Circular 06/2005Biodiversityand Geological Conservation –
StatutoryobligationsandtheirimpactwithintheplanningsystemHMSO,UK.2005.

HMSO1981TheWildlifeandCountrysideAct1981(asamended1985andbyquinquennialreviewandbytheCROWAct).
London.

HMSO2010TheConservationofHabitats&SpeciesRegulations2010.London.

JNCC2003HandbookforPhase1habitatsurvey:Atechniqueforenvironmentalaudit.

JNCC2003GentTandGibsonSeds.HerpetofaunaWorkersManual

JNCC2004MitchellͲJonesAandMcLeishAeds.BatWorkers’Manual

MammalSociety1989,HarrisS,CresswellPandJeffriesD,SurveyingBadgers

MultiͲAgencyGeographicInformationfortheCountryside(website)www.magic.gov.uk

NaturalEngland:theNaturalEnglandwebsitewww.naturalengland.org.uk
Thisgivesaccesstosummariesofwildlifelegislation,licensingformsandprocedures,etc.andthecurrent
mitigationmanualsforprotectedspecies.

BirninghamandtheBlackCountryBiodiversityActionPlan:theB&BCBAPwebsite

NBNGateway(NationalBiodiversityNetwork)www.searchnbn.net.
ForthenationaldatabaseofrecordsforprotectedandBAPspecies

OrdnanceSurveycurrentandhistoricmappingat1:2,500andsmaller

RodwellJS(editor)1992:BritishPlantCommunities,Volume3,GrasslandsandMontaneCommunities,Cambridge
UniversityPress.SeealsootherNVCvolumes.

Rose,Frances2006TheWildFlowerKey,asrevised,O’ReillyC.,FrederickWarne,London

PrestonCD,PearmanDA&DinesTD,2002,NewAtlasoftheBritishandIrishFlora,OxfordUniversityPress

WolverhamptonCityCouncil:theCouncil’swebsite,especiallytheplanningguidancerelatingtonatureconservation

nd
Stace,Clive1997NewFloraoftheBritishIsles2 edn.CambridgeUniversityPress,UK


Appendix 4 - Additional Photo’s

Section1,grasslandandlowgrowingscrub,withtallscrubonembankmentbehind Section1,concreteroadwaywithbitingstonecrop,grassswardandscrubgrowth

Section1,grassswardonatypicalareaofthinsoil

Section2Ͳ1,recentlyclearedandreͲseededsite

Section1,grassswardonverythinsoil,probablyaround20plantspeciespresent

Section2Ͳ2,pond,hedgrowandpoplarsinbackground

Bilston Urban
Village
- Supplementary Planning Document
67

Section2Ͳ2,pond,embankmentandwall
Section3Ͳ3and3Ͳ4,concretefactorybases,andlowerslopesof4Ͳ1

Section2Ͳ3,lokingtowardssouthwestcorner
EmbankmentofSection3Ͳ3

Section2Ͳ3,scrubonembankment.ThemajorityofshrubsherearenonͲnative.
Laburnumontheleft,cotoneastershrubscentreandright
Viewfromtopofsection3Ͳ2acrossto4Ͳ1.
Fence,hedgeandnearfieldarepartofthecollegegrounds


Section4Ͳ2,lookingtowardscanal Section5Ͳ1,Wetwoodland

Section4Ͳ1,fromanovergrownpath,showinglackofgroundfloraincrowdedwoodland
Section5Ͳ1,driedoutpond

Section4.3,densenettlegrowthinlessshadedwoodland.Thisisduetothelossofsomebirchtrees
andalderdiseaseaffectingtherowoftreesontheleft.
Section5Ͳ3,oldsportspitchesnowusedasapaddock

Bilston Urban
Village
- Supplementary Planning Document
69

Appendix 5
Species protection in relation to development well in advance of planning decisions, and to establish a rigorous licensing process. Licenses
Survey for protected species can be lengthy, and may require site visits at particular times of the may be granted to permit developments that would otherwise breach the Habitat Regulations.
year. Survey may not be fully effective unless commissioned well before submission of a planning The Habitat Regulations do provide the means of prosecuting individuals and organisations that
application. Large or complex sites, and sites likely to include the most important bat roosts, commit offences against scheduled species and habitats, but their main effect is to place a duty
ideally need a survey period of 12 months or more. on national and local government to ensure the survival of populations of these species and their
Notes below refer to sites in England, while the species notes reflect the current situation in the habitats, through policy, legislation and the planning process. A recent judicial review has
English Midlands and the Welsh Marches. provided a judgement that planning authorities are expected to ensure that a development meets
the requirements of the Habitats Regulations before granting planning consent. This applies
These notes are not formal legal advice, which should be sought from members of the legal whenever the likely presence of an EPS is a material consideration. (Wooley vs Cheshire East
profession with specialist knowledge of wildlife law. Borough Council and Millennium Estates Ltd, June 2009, see Natural England Statement)
Legal Constraints The 2010 Regulations take up the 2007 and 2009 amendments which modified the definition of
There are three principal sources of legal protection for wildlife in the UK. These are: an ‘offence’ to make the Regulations consistent with the equivalent offence in the WCA 1981,
and broadened the scope for proceeding without a licence. The 2010 Regulations do not allow
The Wildlife and Countryside Act 1981 (the WCA) with its amendments under statutory review
the defence that harm was caused ‘as an incidental result of a lawful operation and could not
every 5 years and by later Acts, particularly the Environmental Protection Act 1990 and the
reasonably have been avoided’, but do allow for legal low level disturbance provided that it does
Countryside and Rights of Way Act 2000 (the CROW Act).
not ‘Deliberately disturb animals of an EPS in such a way as to be likely to significantly affect 1)
The WCA as amended gives protection to plant and animal species listed under its schedules 1, the ability of a population of that species to survive, breed or rear or nurture their young, or 2) the
5 & 8, and to designated sites, typically Sites of Special Scientific Interest (SSSI). Section 9 of the local distribution of the species.’ The Regulations include protection for habitats that are
WCA lists offences including killing or injuring, uprooting, capturing, possession, disturbance, important for hibernation and migration. They establish a requirement for ministerial approved
destruction of places of shelter, sale and associated activities. A species that is protected from all guidance to clarify the scope of offences and to help developers consider whether their
of the offences that might apply to it is described as ‘fully protected’, but if only some of the operations are likely to breach regulations & require licensing. Most importantly, the current
possible offences are applied then it is ‘partially protected’. The level of protection given to a fully DEFRA guidance (relating to the 2009 amendments) states that ‘current changes retain the
protected species is here described in relation to water voles (see below, in species notes). requirement that for the offence to be committed, the result of disturbance must affect important
Schedule 9 (not Section 9) lists some invasive non‐native plants such a Japanese knotweed; it life cycle processes and so low level or inconsequential disturbance that does not have these
may be an offence to cause these species to spread. Further details are given at the end of the impacts is not captured by the offence in these Regulations,’ and that ‘in most cases it is not
species notes following this section. expected that an action which disturbed a single animal or a small number of animals would have
The CROW Act makes most WCA offences into arrestable criminal offences, and includes sufficient impact to be caught by the offence’ unless that EPS were to become ‘particularly rare’.
offences committed ‘recklessly’ as well as deliberately. The concept of recklessness can relate to Updates to this guidance are likely to appear after 2010, in response to the new regulations.
the level of responsibility due from an individual or organisation. It might be considered reckless if The Protection of Badgers Act 1992 (The Badgers Act): The Badgers Act is intended to
a developer, architect or other professional failed to seek specialist ecological advice. prevent deliberate cruelty and other actions that cause suffering to badgers, rather than to meet a
Developers, development professionals, contractors and site workers all need to be aware that conservation purpose. Badgers are common and widespread, with no apparent threat to the UK
individual responsibility under the WCA always applies, and is not removed by any decision by a population as a whole. Potential causes of harm, disturbance or suffering are from construction
planning authority, nor any advice from an ecological consultant, nor any EPS mitigation licence. work in the vicinity of their holes and loss of foraging area within the territory of a social group.
The Conservation of Habitats and Species Regulations 2010, (the Habitats Regulations Planning Policy
2010) which consolidate the Conservation (Natural Habitats &c.) Regulations 1994 and its The Local Plan for a planning authority area is based on local needs and conditions, in relation to
amendments in 2007, 2008 and 2009. government policy expressed in Planning Policy Statements such as PPS9 Biodiversity and
The Habitat Regulations are similar in some aspects to the WCA, but put into UK law the Geological Conservation from the Department for Communities and Local Government (DCLG).
European Habitats Directive. The Regulations include annexes that list species for protection, In response to local values, these PPS documents, and other expressions of concern for nature
including but not limited to all bats, otters, dormice and great crested newts. These are known as conservation, local plans contain policies to protect biodiversity and habitat features of local and
European Protected Species (EPS). The main overall impact of the Regulations on development national importance. Local Plans are being replaced by Local Development Framework
has been to require developers to commission ecological and protected species survey document sets, which comprise a Core Strategy, Site Allocations or Area Plans, and

Supplementary Planning Documents. There is usually a separate SPD for Nature Conservation, Species
stating policies and the level of mitigation expected.
Badgers
The DCLG has also provided a circular advising on statutory obligations to conserve biodiversity Badgers are protected under the Badgers Act, from activities that can cause suffering. Vibration
and geological features within the planning system, DCLG Circular 06/2005. Paragraph 99 of this from construction plant can cause disturbance, and possibly the collapse of holes. Past Natural
states that ‘It is essential that the presence or otherwise of protected species, and the extent that England guidelines have suggested that development needs licensing if it involves work within
they may be affected by the proposed development, is established before the planning certain distances of a sett (any permanent place of shelter, typically 1 or more holes): heavy
permission is granted …’. construction plant within 30m, light plant within 20m, and hand tools within 10m. Current advice
The Natural Environment and Rural Communities Act 2006 places a duty to conserve biodiversity is that the potential impact should be assessed on a site specific basis by an experienced
on all public authorities. Local planning authorities will respond to this through the implementation ecologist or a badger specialist. Pile driving and similar operations need site specific
of policies and procedures. PPS9 includes a requirement for local authorities to seek benefits to consideration.
local biodiversity as a planning gain from any planning consents. Loss of foraging area may be an important factor – badger social groups (clans) probably need at
National and local organisations, including local government, have developed national and local least 3.5ha of permanent grassland or an equivalent woodland resource. Where there are close
Biodiversity Action Plans (BAP). These include action plans to conserve named species, which spaced clans a development project may result in starvation or injury from fighting. Survey should
may or may not receive statutory protection. In the UK BAP these are now referred to as Priority take place in winter, but may need to continue up to the start of development. Licenses are not
Species. Paragraph 84 of the DCLG Circular makes it clear that, in addition to legal provisions, granted during the breeding season (30 Nov – 1 July).
UK and local Biodiversity Action Plan habitats and species are a material consideration in
Bat species
planning decisions and therefore require the same scrutiny.
All 18 British bat species have EPS status, protected under the WCA and the Habitat
As a consequence of the Wooley vs Cheshire East decision, planning authorities will now seek a Regulations. Bats use a sequence of roosts in an annual cycle, for shelter and breeding. Roost
higher level of survey information and mitigation detail, approaching that required for an EPS requirements differ between species and suitable roosts are used repeatedly; particular roosts
licence application, before planning consent is granted. This means that it is even more essential may be critical for the survival of a local population. Legal protection will therefore cover roosts
to start the ecological survey process at the very beginning of a project, which will allow the likely even when they are not occupied. Roost sites include hollows and smaller flaws in trees, roof
costs of full survey and mitigation to be determined, and can allow enough time to gather spaces in houses and other buildings, walls with insulation cavities, cladding, cracks and hollows,
complete survey data in the appropriate season. and caves, cellars and mines. Recently built properties may be used, and most traditional
Planning authorities now expect to be provided with evidence that ecological survey work has concepts of bat roosts and behaviour are misleading.
begun before they will validate a planning application. This may take the form of a scoping report Initial bat surveys to check for unknown roosts can take place at any time, but may be less
or an initial survey report. effective in winter, while ‘likely absence’ often cannot be determined without activity survey
involving several visits between May and September. A site with bat activity in the vicinity and
Licensing
suitable roost features, or key habitat features around it, will need careful investigation.
Licences from Natural England are needed where a development will have a direct adverse
impact on EPS and some other species, or where there is potential for significant impact on a Otters
local population. Licences in effect permit some otherwise illegal actions under strict conditions. Otters have EPS status, protected under the WCA and the Habitat Regulations. They are solitary
The licensing process is lengthy and demanding in the case of European Protected Species, and and territorial, typically marking several kilometres of a watercourse as a territory. Otters hunt for
is not part of planning consent. Natural England grants EPS licences for development projects in fish in water but often travel on land and may move away from the sides of watercourses. They
England, and will not consider an application until outline consent has been given. The licence may also use canals. Development issues often centre on not severing territories or dispersal
itself will not normally be granted until full planning permission has been given. Licensing routes, not causing disturbance at night and not disturbing otter holts. Survey can be at any time,
authorities expect that licence applications should be based on extensive survey of the local but is less reliable in winter.
population. Some different arrangements may apply in the case of major public projects and
projects that will take place in phases over several years. Dormice
Dormice have EPS status, protected under the WCA and the Habitat Regulations. They typically
occupy areas of dense old woodland and networks of dense hedgerows where there is high
species and structural diversity, but are not restricted to these habitats. They avoid open ground,

but spread along hedges and woodland edges. Dormice presence should be considered in any should be cleared of cover between late August and early March. Other conservation issues
scheme that involves removal of hedgerows, woodland or dense undergrowth in areas that are mean that the best periods for site clearance are late September to the end of October, or mid
linked by similar habitat to old hedgerow networks and woodlands. February to early March.
Survey is difficult, and effective survey may be restricted to autumn and early winter or require
Reptiles
long‐term methods.
Grass snake, adder, slow worm, and common lizard are widespread reptile species that are
Water Voles partially protected under the WCA. Their protection is against killing, injuring and sale. ‘Fear of
Water voles received limited legal protection under the WCA in 1998, but the protection was snakes’ is not an acceptable reason for harming any reptiles, and provides no defence against
extended in 2008, so the water vole is now fully protected under Section 9. It is an offence to prosecution. These species are often listed in Biodiversity Action Plans, and thus may be a
intentionally kill, injure or take (capture) a water vole; possess or control a live or dead water vole, planning issue requiring precautions and habitat mitigation. Survey is not effective in winter, and
or any part of a water vole; intentionally or recklessly damage, destroy or obstruct access to any full survey can be time consuming.
structure or place which water voles use for shelter or protection or disturb water voles while they For reptile species the conditions that apply to the ‘incidental result’ defence (see water vole
are using such a place; sell, offer for sale or advertise for live or dead water voles. notes) are particularly relevant; reasonable effort has to be made to avoid harming them. Because
There is no provision under the WCA for licensing what would otherwise be offences for the they are hard to find and seek shelter when disturbed it is usually necessary to capture and
purpose of development, maintenance or land management. Such activities must be covered by remove them before development begins.
the defence in the Act that permits otherwise illegal actions if they are an incidental result of a Two fully protected reptiles, smooth snake and sand lizard, are limited to sites in the south of
lawful operation and could not reasonably be avoided. The defence requires that reasonable England.
steps are taken to avoid unnecessary damage, and for developers, this can best be achieved by
undertaking a water vole survey at the appropriate time prior to planning any work and ensuring Great crested newts
that appropriate avoidance or mitigation measures are included in the proposals. Survey can take Great crested newts have EPS status, protected under the WCA and the Habitat Regulations.
place throughout the year, but is less reliable in winter. Water voles need sloping earth banks on They are amphibians that breed in water but hibernate and forage on land. Typical breeding
the sides of water bodies, a good mix of plant food, and refuge from high water levels. The ponds are small, fish free, with aquatic vegetation, and close to other similar ponds. Good land
introduced American mink is a critically significant predator, which limits the distribution of water habitat has areas of dense vegetation and hedge banks or loose material that provide shelter.
voles. Populations are often localised, and newts may use habitat that is not particularly favourable.
They generally remain within 100m of breeding ponds, but can spread further.
Fully protected bird species
About 80 bird species are listed in Schedule 1 of the WCA; these are in effect fully protected Survey can take place between mid February and mid September, but the March to June period
species. The great majority of these are limited to a few areas of Britain, typically in mountainous is most important. Considerable survey effort may be needed to show that newts are probably
or coastal habitats. There are 3 winter migrant species that can occur throughout Britain; absent from any site with or close to suitable ponds.
brambling, fieldfare, and redwing. These may occasionally breed in parts of the UK including the
Other amphibians
West Midlands conurbation, but are unlikely to be an additional issue in development schemes. A
Natterjack toad, a European Protected Species, is rare and appears to be limited to a few known
further 4 species breed in lowland England and may occur on or close to development sites;
sites. The pool frog, which is an EPS as of October 2008, currently has limited populations found
kingfisher, barn owl, black redstart and little ringed plover. These all have particular requirements
in a few known sites in the UK.
for their breeding sites. Little ringed plover presents a particular problem as it selects nest sites
on gravel close to open water. This habitat can be created accidentally in the course of Common frog, common toad, smooth newts and palmate newts all have partial protection under
construction work. the WCA, from sale and associated activities only. Populations in urban areas may be vulnerable,
so are included in some local Biodiversity Action Plans.
Breeding birds
All birds are protected while breeding in the UK, under the WCA. They are protected from killing, White clawed crayfish
injuring, disturbance, destruction of nests and nest sites, and from the taking of eggs. Almost any The endangered native crayfish is partially protected, from taking and sale. Non‐native species
habitat will provide potential nest sites for some species, including temporary habitat created by carry a disease that is fatal to the native species, so must not be introduced or returned to any
construction work. This potentially imposes a severe constraint on development, but the water bodies, and if taken must be killed. This means that any ‘capture’ of a crayfish can result in
constraint can be avoided by careful timing of site clearance and good site management. Sites an offence, and accidental introduction of non‐native crayfish or

their diseases must be avoided. Native populations are now restricted to some streams, large plants ponds may need to be completely drained down.
pools and isolated sections of canal. Licences are needed for most forms of survey, which is These notes are presented as the view of ecologists, based on the understanding of wildlife law
effectively limited to the April to October period. and planning policy gained in the course of that work and on advice given in various official
publications. These notes are not formal legal advice, which should be sought from members of
Other fully protected species
the legal profession with specialist knowledge of wildlife law.
There are many more plant and animal species that have EPS status or fully protected status,
including for example some fish, rare aquatic plants, and some beetles and lichens associated June 2013
with veteran trees. These species, such as the floating water plantain, violet click beetle and the
pearl mussel are usually restricted to known and protected sites.
Other priority, BAP and listed species

Planning policies often include protection for UK Priority species and local BAP species, and as a
planning matter this rotection will relate to their habitat rather than the individual organisms. This
protection may also extend to ‘red data book’ species, ‘birds of conservation concern’ (British
Trust for Ornithology listing) and UK rare or notable species. Some local BAP plans also have
broad categories such as ‘all solitary wasps and bees’, ‘farmland birds’ or ‘all wild native
orchids’. Many of these species are well known, such as skylarks, lapwings and fritillary
butterflies, but others are very obscure and would not normally be considered in a pre‐planning
ecological survey. In general, any planning application that affects old trees, long‐established
woodland, wetland, hedgerows and heathland, and diverse grassland of any age on thin soils,
needs to protect these habitats as far as possible.
Plant species
The sites where protected, rare or valued plants are found have mostly been recorded and would
be reported in record searches, but care needs to be taken around relatively unimproved or
undisturbed habitats. No plants should be uprooted or parts of plants collected without the
owner’s permission.
There is a minor issue concerning bluebells; the true wild native bluebell is protected against
commercial harvesting, through protection against sale under the WCA. Hybrid bluebells are
often found growing wild, but true native populations should be conserved and where
unavoidably dug up in the course of development should not be traded in any way.
Schedule 9 plant species

These are certain invasive non‐native plants that can cause serious harm to semi‐natural habitats.
Japanese knotweed is the classic example and has been on the schedule for many years, but
the schedule has been expanded in recent years to include several water plants sold by nurseries
as ‘oxygenating plants’, and some shrubs commonly used in landscape schemes, including four
cotoneaster shrubs.
It is in effect an offence to remove any part of these plants in a live condition from a development
site without special provision for handling and disposing of them; soil and rubbish or brash
including their live roots and shoots are best considered as a form of toxic waste and can incur
high tip charges. Destruction or eradication on site, before work begins, is the best approach. In
the case of Japanese knotweed this can take several years, and in the case of water

WCC 903 07/13

Bilston Urban Village SPD Complete Document

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Bilston Urban Village

Supplementary Planning Document

Foreword. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 1 Strategic Context ........................................................................5

Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 2 Bilston Corridor Area Action Plan.................................................8

1. Strategic Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 3 Land Ownership ........................................................................11

2. Land Ownership and Site Characteristics . . . . . . . . . . . . . . . . . . . . . 10 4 Existing Site Features ................................................................12

3. Ground conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 5 Cost of land remediation (commercial use) ................................14

5. Travel and Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 7 Constraint Zones (early) .............................................................15

6. Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 8 Constraint Zones (late)...............................................................15

7. Open Space and Nature Conservation . . . . . . . . . . . . . . . . . . . . . . . 27 9 Preferred development framework .............................................18

8. Surface Water Drainage and Flood Risk . . . . . . . . . . . . . . . . . . . . . . 29 10 Boulevard ..................................................................................19

9. Heritage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 11 Existing Rights of Way and adopted highways...........................22

10. Utilities and Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 12 Bradley Arm Canal.....................................................................26

11. Deliverability and Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 13 Flood Zone (Environment Agency) .............................................29

14 Overland Flow Paths and Flood Zones (Jacobs) ........................30

15 Revised overland flow paths ......................................................32

16 Implications for de-culverting the Bilston Brook .........................33

17 Indicative Surface Water Spine Drainage ...................................34

18 Areas of potential archaeological interest ...................................35

19 Phasing Plan .............................................................................41

02 Bilston Urban Village - Supplementary Planning Document

Margaret Allen - Regional Director, Homes and Communities Agency

Bilston Urban Village - Supplementary Planning Document 03

04 Bilston Urban Village - Supplementary Planning Document

NPPF principles Relevance to this SPD

Bilston Urban Village - Supplementary Planning Document 05

06 Bilston Urban Village - Supplementary Planning Document

Wolverhampton Economic Growth Plan

Bilston Urban Village - Supplementary Planning Document 07

Bilston Corridor Area Action Plan including

GW6 – Creation of a network of greenways/open space at Bilston Urban Village/Ladymoor

0S20 – Protection of Prosser Street Allotments

LG6 – Enhance Bilston Urban Village Local Gateway

Figure 2: Bilston Corridor Area Action Plan

08 Bilston Urban Village - Supplementary Planning Document

Bilston Urban Village - Supplementary Planning Document 09

10 Bilston Urban Village - Supplementary Planning Document

Figure 3: Land Ownership Bilston Urban Village - Supplementary Planning Document 11

12 Bilston Urban Village - Supplementary Planning Document

Bilston Urban Village - Supplementary Planning Document 13

Extracts from the 3D model are to be found in Appendix 2.

14 Bilston Urban Village - Supplementary Planning Document

Feasibility for Mineral Extraction

Figure 8: Constraint zones (late)

Bilston Urban Village - Supplementary Planning Document 15

Implications for Planning

16 Bilston Urban Village - Supplementary Planning Document

Bilston Urban Village - Supplementary Planning Document 17

F gure 9: Deve opment Framework

18 Bilston Urban Village - Supplementary Planning Document

the site. development will need to be at a scale appropriate D5

to this, taking account of both the height and k

Plot A2 to parking areas will need to be off this shared

Route. site as there is a good supply of free public parking

on the north side of the Black Country Route and

have laid the boulevard across the car park and to k b

street frontage to the boulevard. http://www.bilstonurbanvillage.co.uk/download b

Bilston Urban Village - Supplementary Planning Document 19

Implications for Planning

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