Blackheath Inset (Map)

Introduction

19.1 Blackheath is an important centre which serves a significant population in the south west of Sandwell, as well as part of Dudley Metropolitan Borough. The town centre is compact and has developed at the convergence of major routes which connect Halesowen, Dudley, Oldbury, West Bromwich, Cradley Heath and Old Hill. The shopping area occupies the radial routes, which emanate from the Market Place, concentrated along High Street, Long Lane, Oldbury Road and Halesowen Street.

19.2 Residential land uses contain the town centre to the north, west and south. Located to the north east there are industrial land uses, many of which carry out metal-based storage and manufacturing operations. The south east of the town is contained by the Worcester/Stourbridge heavy rail line which connects Birmingham. The rail line enters the Blackheath Tunnel which is located at the south eastern tip of the town. The Borough boundary of Dudley MBC joins the southern edge of the town.

19.3 Blackheath is a popular destination that provides for the everyday shopping needs of the local and wider community. Within the Blackheath area 46% of the population rely on the centre for their main food shopping and 21% for their secondary food shopping, according to the Sandwell 1995 Shopping Survey. The centre also serves as a business, commercial and a social focus for the local area. Many outlets occupy traditional Victorian and Edwardian premises, and the High Street in particular has an attractive traditional Black Country character.

Profile of Blackheath

19.4 In recent years change has taken place in Blackheath, mainly as a result of the changing nature of retailing provision. In some areas redevelopment has altered the form and character of the town. As in many other smaller towns during the 1970s, national multiples moved out of Blackheath, although Boots and Woolworths remained in the town. In addition the towns indoor market remains a popular shopping destination and meeting point. However, strong competition does exist in the form of other competing centres.

19.5 In order to improve the trading position of Blackheath there have been a number of positive responses in the town in more recent years, particularly in the investment in the infrastructure. The completion of the northern bypass and associated car parks has transformed the northern edges of the town. The implementation of the southern bypass in 1997 opened up development opportunities. The development of a new Sainsburys superstore and petrol filling station has strengthened the centres trading position.

19.6 In addition to changing retail patterns, living patterns in town centres have also changed. Living above shop premises in many town centres has reduced in popularity and Blackheath is no exception. However, the centre is supported by a strong residential population which is located on the outer edges of the town.

19.7 Blackheath Town Centre is well served by a good public transport network which links the wider area including Walsall, Cradley Heath, Merry Hill and Birmingham. Although there is no dedicated bus station there are approximately sixty bus movements per hour in the town during the daytime. Changes to the way in which bus movements are carried out in the town are due to take place in conjunction with the development of the eastern bypass, which is planned during the next five years, should funds become available. It is envisaged that bus and cycle lane priority will be given to parts of the central area of the town around Market Place. Prior to the development of the eastern bypass the implementation of the bus showcase route, which links the town with Oldbury, West Bromwich and Walsall, will affect the way in which services operate in the town. The operation of specially designed kneeler-buses which are longer in length, and allow for easy access for disabled people will require on-street services to be continued in the town. The Rowley Regis rail station is located in Station Road, to the north-east of Blackheath town centre, which is approximately five to ten minutes walk away. The rail station links Birmingham New Street with Worcester and Stourbridge. However, the majority of local direct services from Rowley Regis go to Birmingham Snow Hill.

19.8 As well as good public transport links, access to the town centre by car is clearly important. One of the strengths of the centre is the supply of readily available off-street car parking, distributed around the centres periphery. There is also time limited on-street parking in some of the shopping streets.

19.9 The implementation of the new road network around the edge of the town centre has removed some of the through traffic which had a detrimental effect on the main shopping streets, in terms of pedestrian movement and visual impact. Further plans to develop the eastern part of the bypass over the next five years are considered to be a priority. This will remove further nonessential traffic from the main shopping streets and enable the central Market Place area to be improved. It is envisaged that this will result in the provision of a safe, attractive environment for pedestrians and improved access for bus services. People need to feel safe where they live, work and shop, and seek leisure and services which are easily accessible to them.

19.10 It is recognised that in order to ensure the long term vitality and viability of Blackheath it is necessary to identify measures which will strengthen the centres role and provide a stimulus for further investment.

19.11 The policies and proposals for the centre will seek to build on the investment which has already taken place in the town, to provide a base for comprehensive regeneration to take place. Plans to develop the eastern section of bypass will widen the scope for additional new development to take place in the town which will assist the regeneration process.

19.12 There are currently active Community Groups and a Traders Group in Blackheath Town Centre who have a keen interest in issues relating to the prosperity of the town. In recent years these Groups have worked in partnership with the Council in working towards improving the environmental quality of the town centre.

The Main Points of the Blackheath Inset Plan

19.13 It is proposed that Blackheath is identified as one of Sandwell’s Town Centres in view that it provides a variety of facilities. These include: a large food store; a range of comparison and food shops which offer reasonable levels of choice; branches of a range of financial and other services; restaurants/cafes/pubs/ entertainment; municipal buildings and some off-street car parking.

19.14 The existing northern and southern bypasses and the proposed eastern bypass will create a physical town centre boundary.

19.15 There is very little shop vacancy within the town centre,  according to a Shopping Centre Survey carried out by the Council in November 1998.Edge of centre sites have become available on the southern periphery of the town as a result of the development of the southern by-pass. In view of their location these sites are not considered suitable for retail development.

19.16 Plans to develop the eastern bypass will open up additional town centre sites, which will provide an opportunity for new town centre development to take place. Additional edge-of-centre sites will also become available which will offer scope for new residential development or supporting town centre uses. Supporting town centre uses are considered to be those uses which promote activity during the day and evening. These include leisure, community and residential development. Generally, retail uses will be resisted on these sites in view of their edge-of-centre location and sequentially town centre sites will need to be considered first for new retail proposals.

19.17 All new development will need to be designed and built to standards which complement the existing shopping area and residential streets whilst contributing to a modern, efficient town centre. It is also necessary to ensure that any new development contributes to providing a coherent, clean, safe and stimulating environment.

19.18 Development proposals will also need to be integrated with the fabric of the town centre by providing new, and reinforcing existing, linkages. It is necessary to ensure that the centre is accessible by the widest possible means and to all parts of the community.

19.19 It is essential that the eastern bypass is implemented so that further unnecessary vehicular traffic is removed from the town centre. As a result, pedestrian movement within the town centre will be easier and it is anticipated that environmental improvements will take place. Furthermore, opportunities will be provided to increase the amount of short-stay car parking provision, in order to keep the town active, competitive and accessible.

19.20 It is planned that improved access for bus and cycle links will be provided in the central area of the town centre and that access for other types of vehicular traffic will be restricted in certain areas. It is likely that these traffic management proposals will be implemented as a result of the development of the eastern bypass. Traffic management plans will be the subject of a public consultation exercise, so that visitors and property owners in the town can express their views to the Council and bus operators.

19.21 It is important to recognise that the success of the town not only depends on the provision of good shopping facilities, a supporting residential population and easy access but also on the environmental quality provided. Visitors and residents need to feel safe and comfortable when using the town and surrounding streets. Good quality pedestrian links, which are clean, provide good lighting and easy access, encourage pedestrian activity.

19.22 The Blackheath Traders & Community Association, West Midlands Police and Sandwell Council have formed a partnership to bid for resources through the Government Crime Reduction Programme in order to fund major investment in security measures in the town which will include CCTV.

Local Policies for Blackheath Inset

19.23 The overall objective for the future of Blackheath is to secure its continued role as one of Sandwell's Town Centres. This will be achieved by defining a new town centre boundary which integrates traditional and modern town centre services. This will enable town centre and edge-of-centre development sites and complementary environmental improvements to be identified, so that new land uses and people who work, visit and shop are attracted to the town.

19.24 In addition to the policies outlined below, Development Control Policies identified within the context of Part 2 of the UDP will also apply to the centre.

19.25 Individual development sites within and adjacent to the town centre may be the subject of future development briefs, which will reflect design principles and facilitate proposals. Developers will be encouraged to enter into pre-application discussions with the Council before development of any sites whether large or small.

19.26 Major new development proposals will need to be supported by a site investigation report and in some cases a traffic impact assessment may be requested.

Policy BH1 - BLACKHEATH TOWN CENTRE

Blackheath is a designated Town Centre, within which major retail development will be concentrated.

19.27 Blackheath Town Centre offers opportunities for further investment to take place. This will ensure a vital and viable Town Centre which provides all of the community and visitors to Blackheath with a focus for their shopping, business, leisure and social activities whilst retaining the centres identity.

19.28 The vitality and future viability of Blackheath Town Centre will need to be nurtured and safeguarded. The Council will make every effort to attract further investment in the centre by identifying opportunities for development. The Council will maintain the retail function of the centre to ensure that the centre remains as vibrant and as attractive as possible. There are also opportunities for other supporting town centre uses to locate outside the Town Centre such as residential, leisure and community uses. Those edge-of-centre sites will stimulate the use of the centre during the evening.

19.29 In order to achieve a coherent, safe and viable centre which is accessible by the widest possible means and to all parts of the community, supporting town centre uses, including car parking, will be concentrated within the defined town centre boundary.

19.30 The sequential test contained within PPG6 will be applied to retail development proposals, with locations within the town centre being considered first.

Policy BH2 - AREA OF TOWNSCAPE VALUE

A designated Area of Townscape Value has been identified on the inset plan which focuses on the High Street and Market Place in order to protect the character of the traditional shopping streets. Within the Area of Townscape Value the design of all new development proposals will be expected to demonstrate sensitivity in terms of scale, materials and detail.

This area has been highlighted because of the valuable contribution that it makes to the street scene of the town. This consideration has been given in view of the area’s historic links, architectural detailing found on many individual buildings in High Street and the setting of the Market Place area.

19.31 The appearance of buildings and the spaces around them have a significant effect on the character and quality of an area. The appearance of a proposed development and its relationship to its surroundings therefore needs careful consideration, particularly in the area of townscape value which has been identified in the inset plan, which focuses on the 19th century buildings located in High Street and the setting of Market Place (see Policies C5 and UD2).

19.32 Proposals for development should have proper regard to their relationship with their surroundings, and should develop and enhance local character where appropriate. New development should be designed in a manner whereby all elevations which are visible from public places should enhance the interest, appearance and character of the area through the use of materials and features and through their mass and scale. Prominent corner or gateway sites should be developed in a way which emphasises their visual importance.

19.33 All applications for development within the Area of Townscape Value will be determined in accordance with Development Control Policy DC8-Development in Conservation Areas and Areas of Townscape Value.

Policy BH3 - MAINTAINING A VIBRANT TOWN CENTRE

Within the Town Centre, changes of use at ground floor level from retail (Class A1) to non-retail uses (e.g. Class A2 or C2 & 3) will be resisted unless it can be demonstrated that such proposals would not weaken or undermine the dominant retail function and activity of the centre.

19.34 Encouragement will be given to the provision of a full range of town centre services which offer visible choice between shops, services and social destinations. In particular, where it can be demonstrated that a proposal will help to encourage a vibrant and active area of the town centre beyond normal working hours, this will be actively encouraged. However, proposals that adversely affect the main retail function and activity of the centre will be discouraged.

19.35 Proposed changes of use from retail (Use Class A1) to non-retail uses (Use Classes A2 or C2 & C3) will be assessed against a number of criteria as indicated by the Council, in order to establish the affects such a proposal will have on the vitality and viability of the centre. Proposals for hot food takeaways will be considered under the provisions of Policy DC7.

19.36 Within the Town Centre the use of storeys above ground floor level for offices or residential purposes will be encouraged where appropriate.

Policy BH4 - ENVIRONMENTAL QUALITY

New development in Blackheath will be expected to contribute to the environmental quality of the centre. New development should be designed in a manner whereby all elevations which are visible from public places should enhance the interest, appearance and character of the area through the use of materials and features and through their mass and scale. Prominent corner or gateway sites should be developed in a way which emphasises their visual importance. Encouragement will be given to the refurbishment of premises and to other measures, which aid pedestrian movement, improve servicing and provide other environmental improvements including hard and soft landscaping. Bus and Cycle access will be prioritised around the Market Place area.

19.37 The future success of town centres such as Blackheath will depend on retail and service facilities for the local community being available in an attractive and safe environment.

19.38 It is important to improve the environmental quality of the town centre by lessening the impact of traffic in the main shopping streets which will aid pedestrian movement and improve the appearance of the street scene.

19.39 Even when a centre is thriving, the general appearance of old buildings, often in a poor state of repair, can give the impression that the centre is in decline. Measures to refurbish shop premises and to bring into use vacant parts of buildings can make a positive contribution to the improvement of the centre.

19.40 Environmental improvements also contribute much to the attractiveness and air of vitality of centres. Construction of the eastern section of the bypass will assist in the removal of through traffic from the centre thereby enabling measures to be adopted to enhance the shopping environment for pedestrians.

Policy BH5 - ACCESSIBILITY AND LINKAGE

All proposals for the town centre will be required to demonstrate how they contribute to maintaining or improving accessibility and pedestrian linkages. Existing levels of permanent off-street parking will be maintained where possible, with priority given for short stay use. Where development in the town centre results in the loss of car parking, alternative sites will be sought or the quality of the remaining car park facilities upgraded.

19.41 Generally proposals for new built development will be expected to provide adequate levels of car parking.

19.42 Construction of the eastern section of the bypass will result in the loss of some car parking provision in the area between Oldbury Road and Park Street. However, retained car parking facilities will be upgraded and enhanced. It is important that lost car parking facilities for the town centre are replaced where possible in order to ensure that the broad objective of ensuring an attractive and safe shopping environment is not prejudiced.

Policy BH6 - EASTERN BY-PASS

The implementation of the eastern section of the bypass is required to remove further unnecessary vehicular traffic from the Town Centre.

19.43 The development of the bypass will improve the environmental quality of the Town Centre by relieving congestion by the removal of through traffic. The Town Centre will be a more enjoyable place for pedestrians and cyclists to use safely and freely.

19.44 The integration of on-street bus interchange facilities to aid and promote the use of public transport will improve accessibility to and from the centre.

19.45 The development of the bypass will also open up opportunities for new town centre development, which will improve the future vitality and viability of the Town Centre. Edge-of-centre sites will also be created which will attract supporting town centre uses which will further improve the local economy.

Policy BH7 - BUS ACCESS

Improvements to public transport will be promoted as part of the Bus Showcase proposals.

19.46 There is an increasing recognition of the need to improve public transport to attract motorists out of their cars and reduce traffic congestion and environmental damage in the West Midlands. A more efficient and attractive bus system will help to reduce private car use and will have positive benefits for air pollution, our health and the environment in which we live and work.

19.47 The Bus Showcase project will improve the quality of all aspects of bus travel in the West Midlands. As the Bus Showcase Route 404 connects Blackheath with Oldbury and Walsall, environmental change will take place in the town centre in accordance with the Showcase Proposals.

19.48 Bus companies will provide new low floor accessible kneeling buses with space for pushchairs and wheelchairs and bus drivers will be trained in customer care and disability awareness.

19.49 New level boarding facilities incorporating special kerbs which allow a bus to stop with a minimum gap between the door and kerb, which is essential for easy access for pushchairs and wheelchairs will be provided at bus stops. Bus priority measures will be introduced along Showcase Routes and new high quality bus shelters will be provided at passenger stops and information to keep bus passengers informed will be displayed in shelters.

Proposals

Proposal Site BHPr1: (Link to Map 3.3)

19.50 This is a high profile site which is within Council ownership that is located off the northern section of the bypass known as Henderson Way. The site occupies a gateway position at the entrance to the town for visitors entering or bypassing the centre from Oldbury and Cradley Heath. Therefore, built development should be designed to provide an entrance feature for the town which is of individual design quality and addresses the primary road frontage.

19.51 Some car parking has already been developed on the site. It was envisaged that this would serve the future development of the site but in the interim period the area has been used for overspill car parking to serve the town.

19.52 If the site is brought forward for leisure or community uses, the design and siting of development should be such that it avoids causing environmental nuisances to neighbouring residential properties. Site access for such uses may also be problematic and may not be considered appropriate from George Avenue. Safe pedestrian routes will need to be incorporated into the design of development proposals. Early negotiations with Sandwell's Highway Engineers are recommended.

Proposal Site BHPr2: (Link to Map 3.1)

19.53 The site was the former site of the Methodist Church and is located on the western edge of the inset area, outside the main shopping area, and is privately owned. Currently there is a valid planning permission for a replacement Church on this site. The site is within easy walking distance of the town centre and given the predominant residential nature of the area the site is considered appropriate for both Residential or Community Use. In particular, if the site is developed for residential purposes, it is considered suitable for sheltered housing development which would serve the needs of the elderly. The primary frontages of the site along High Street and Darby Street should be addressed by built development. Vehicular access to the site should be restricted to John Street.

Proposal Site BHPr 3: (Link to Map 3.2)

19.54 This southern boundary of the site adjoins the borough boundary of Dudley MBC, and the Blackheath Rail Tunnel is located underneath the site which is within private ownership. The opportunity to develop this site has come forward due to the development of the southern section of the bypass. The site is abutted by residential land uses to the south and the rear of properties which front Halesowen Street to the southwest, to which rear access will need to be maintained. A garden centre operates from the rear of these premises and an element of off-street car parking will need to be maintained for the use of this business operation. New development proposals will need to be designed so that safe pedestrian routes are provided or reinforced, particularly those connections into the town centre.

Proposal Site BHPr4: (Link to Map 3.3)

19.55 As with Site 3, the opportunity to achieve built development on this site has been brought about due to the development of the southern bypass. The site is also within private ownership. In view of the sites edge-of-centre location, it is considered suitable for residential or community uses. The Blackheath Rail Tunnel travels underneath the site at the northern most point and the sites southern boundary is joined by the borough boundary of Dudley MBC. Residential and community land uses adjoin this boundary but site access from this point may be problematic in terms of gaining right of way.

19.56 New development proposals will need to be designed so that safe pedestrian routes are provided or reinforced, particularly those connections into the town centre.

Proposal Site BHPr5: (Link to Map 3.3)

19.57 This site is identified within the Town Centre and will in part become available through the implementation of the eastern bypass. Following the construction of the eastern bypass there will be a number of vacant premises and a small number of existing uses remaining on the site. However, it is felt that this site would benefit from a comprehensive re-development with existing site occupiers being accommodated elsewhere within the town centre.

19.58 The site is suitable for occupation by a small discount food store and such a development would be done so in conjunction with the public car park as allocated in proposal site BHPr9 on Park Street. The site is in a prominent position at the southern gateway to the town centre. Therefore, any new building must address the Long Lane road frontage as well as the new by-pass and be of sufficient quality of design and construction so as to create an attractive entrance to the centre from the south. The layout of the site must provide suitable links with the rest of the town centre in order to facilitate pedestrian movement to and from the site from the Long Lane frontage. Vehicular access to the site will be gained from Park Street.

Proposal Site BHPr6: (Link to Map 3.3)

19.59 This section of Avenue Road is a residential street made up of traditional terraced housing facing onto the railway embankment which is situated at a lower level than the street. The implementation of the eastern bypass will result in the junction of Avenue Road and Long Lane being stopped up and the residential part of Avenue Road will become a cul-de-sac, accessed via Cardale Street. The site is therefore considered suitable for residential development. New housing should be designed to front Avenue Road and be of a style which mirrors the traditional street scene. This small site which may be accessed off Avenue Road is likely to become available through the implementation of the eastern bypass.

Proposal Site BHPr7: (Link to Map 3.3)

19.60 This site is located on the outer edge of the proposed eastern by-pass and is made up of currently operational industrial uses, the Salvation Army Hall and land which will become available through the development of the bypass. The site is therefore within mixed ownership which will require land assembly to take place. Park Street will be cut into two parts by the new road and therefore access to this proposal site will be gained from Park Street via Cardale Street. Cardale Street forms a boundary between the town centre type land uses and industrial development located on the eastern side of the road.

19.61 The industrial premises which are included in the proposal site are considered to be nonconforming as they adjoin residential land uses on the western side of Cardale Street. Should the site come forward for redevelopment in its entirety, it would be suitable for high density residential development which should not exceed three-storeys in height so as not to impact unduly on the street scene.

Proposal Site BHPr8: (Link to Map 3.3)

19.62 This site, although situated on the outer edge of the proposed eastern ring road, forms a gateway site into Blackheath. Therefore, built development should be designed to a high quality and should address the primary road frontages of the site in order to define the entrance to the town centre. The site is currently within mixed ownership.

Proposal Site BHPr9: (Link to Map 3.3)

19.63 The site will be located within the planned eastern ring road. The Council owns most of this site and it will be retained for car parking provision to serve the eastern part of the town and in particular the indoor market. When the eastern bypass is built there is the opportunity to extend the car park to include land to the south of Park Street and as Park Street will be closed to through traffic when the bypass is constructed, part of the road can also be incorporated into the car park. Access will be gained from Park Street via Long Lane. As the car park will have a predominant location adjacent to the eastern bypass, car parking provision will need to be of a high standard of design and finish. Furthermore, access will need to be maintained to the rear of properties facing onto Oldbury Road.

Proposal Site BHPr10: (Link to Map 3.2)

19.64 It is envisaged that, as part of the proposals to implement the eastern bypass, environmental improvements will be carried out around the Market Place area. A new public space will be created and buses and cycles will be given priority in the section of Birmingham Road between Henderson Way and the junction with Oldbury Road. This will result in the creation of a central focus for the town centre, which builds on the individual identity of the area through the use of materials and possible public art work, should additional funding become available.

Proposal Site BHPr11: (Link to Map 3.2)

19.65 This is a corner site which is located within the town centre, to the rear of properties facing into High Street and Halesowen Street. It is within private ownership, is vacant and currently being used for car parking. Brookfleet Motors Limited operates a taxi business on the site from a temporary building and taxis and minibuses are parked on the car parking area. This is considered to be a poor land use given the prominent position of the site on Bassano Road, and its present state creates a poor visual impression of the town when entering the High Street from Bassano Road. Given its town centre location, the site provides a valuable opportunity to achieve built development. The most suitable use for the site is for a small retail development which addresses the Bassano Road frontage. Any building should be appropriate in scale and form so that it does not detract from the adjacent Area of Townscape Value.

Proposal Site BHPr12: (Link to Map 3.1)

19.66 The site is within Council and private ownership and is partially vacant. Part of the site is to the rear of the Post Office which fronts High Street and the derelict Rowley Regis District Postmen's Office is currently located on the site. The design and orientation of built development should address Payne Street and complement the street scene. This part of Payne Street is residential in character and a number of styles exist.

Proposal Site BHPr13: (Link to Map 3.3)

19.67 The provision of the bypass has been a long-standing proposal and the first phase (Henderson Way )to the north of the centre was completed in 1987. Private finance was secured for the construction of the southern section and it was completed as part of a new food retail development in 1997.

19.68 The final, missing eastern section will complete the bypass and remove through traffic from the main shopping streets.

19.69 It is proposed to construct a single carriageway bypass linking Oldbury Road at its junction with Henderson Way to Long Lane at its junction with Avenue Road. There is potential for traffic lights at the junction with Oldbury Road. From here the new road will run south, bisecting Park Street which will become two cul-de-sacs, before bending to the west linking with Long Lane at the point where Avenue Road currently meets it. The junction here will connect to the recently constructed southern section of the bypass which links Long Lane to Halesowen Street and Avenue Road. The junction will be controlled by traffic signals.

19.70 Traffic levels in the Town Centre will be considerably reduced, resulting in lower levels of congestion. This will bring about positive benefits in terms of environmental improvements and the way in which public transport services operate, particularly their reliability.

19.71 The vision for Blackheath is for a town centre free of through traffic giving a relaxed and pleasant environment for shopping, walking and cycling.

19.72 A route for through traffic linking the southern and northern bypasses is therefore considered essential, as the requirement to accommodate through traffic makes it otherwise impossible to achieve the Council's vision.

Proposal Site BHPr14: (Link to Map 3.3)

19.73 This site is identified within the Town Centre and will become available through the implementation of the eastern by-pass. The site is in a prominent corner position at the eastern gateway to the town centre, therefore, any new building must address the Oldbury Road road frontage as well as the new by-pass and be of sufficient quality of design and construction so as to enhance the experience of visitors to the town centre from the east. Vehicular access to the site will be gained from Park Street car park.