Oldbury Inset (Map)

Introduction

23.1 It is proposed that Oldbury is identified as one of Sandwell's Town Centres in view that it provides a variety of facilities, which include a large food store; 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; bus station and some off street car parking; and residential accommodation.

23.2 In recent years Oldbury has undergone changes and seen significant investment. While a number of industrial land uses still operate in the area, many traditional industrial uses have disappeared and sites have been reclaimed and developed for alternative uses, which have included new office and retail development on the edge of the existing town centre.

23.3 Oldbury Town Centre serves three separate roles in relation to its shopping function. The larger stores, particularly Savacentre draw trade from a wide catchment area, while the town centre core coexists it has not benefited fully from the trade brought in by the larger stores, particularly from the recently developed Oldbury Retail Park situated to the north west of Oldbury Ring Road.

23.4 The town centre boundary is physically contained by the Ring Way to the north and north west. Recent, edge-of-centre retail development in the form of Oldbury Green Retail Park and plans for major leisure development at the Junction (Proposal Site OLPr6) will necessitate that the town centre boundary is reviewed in order to check that possible retail expansion will not reduce the future viability of the town centre core. The Council will need to be satisfied that available town centre sites are considered for development in the first instance and that further retail capacity exists in the area, before considering future out-of-town development proposals.

23.5 In recent years the clearance of older housing has reduced the housing stock, particularly within the town centre area. It is envisaged that further planned clearance areas in West Bromwich Street will increase the growing demand for housing land in the area. Sites for housing development have been identified, and it is anticipated that other windfall sites will arise during the plan period.

23.6 The Inset Plan contains proposals to improve access and safety in and around the Oldbury Town Centre area. The future of the area will be enhanced through its advantageous position on the transport network. Oldbury is close to a major motorway junction and is served by the Borough's only intercity railway station, in addition to being a nodal point for bus services. The Council supports the development of a Bus Showcase Route through the town centre and is committed to the provision of cycling and walking networks. The physical integration of new development with the existing town centre core through new and improved pedestrian links and public spaces, is considered paramount in order to assist the future success of the town centre.

23.7 Existing green spaces and nature conservation designations in the area are supported and the valuable contribution that such areas make to this heavily urbanised part of the Borough is recognised. However, the quality and future of open spaces and the sporting facilities which they provide will need to be reassessed by the Council. The provision of new and improved open space will be encouraged through new traffic proposals in the town and the development of new housing.

23.8 Support will be given, where possible, to the suitable location of new community facilities in the inset area, particularly those facilities which cater for health care, young people and community organisations. Historically, the dispersal of the residential population away from the town centre has resulted in the dispersal of community facilities away from the central focus of the town, which has assisted in the weakening of the area's identity.

Profile of the Oldbury Inset Area

23.9 Oldbury is centrally located in the Borough of Sandwell. For the purposes of the Inset Plan the boundaries of the area are defined by Fountain Lane and Dudley Road (A457), the Birmingham Canal/Wolverhampton Level, the M5 and the Intercity heavy rail line which links Birmingham, Wolverhampton and London, which is the West Coast Main Line.

23.10 By the early part of the twentieth century Oldbury had become the major shopping centre for a wide area, besides being an important administrative centre. Oldbury has retained its administrative function but unfortunately the retail core of the town, which is largely confined to Birmingham Street, plays a considerably less important role than in the past.

23.11 There has been a decline in trade due to two reasons, firstly the reduction in the close support population and the progressive deterioration of the traditional shopping environment caused by the closing down of shops and a general falling into disrepair of some buildings; secondly the increasing attraction of neighbouring and competing shopping centres following their redevelopment including Merry Hill.

23.12 Oldbury is a distinctive area of Sandwell which is typically Black Country, and a complicated mix of land uses and activities compete for available space. Despite significant changes in shopping patterns, housing and working conditions, many people recognise that the area retains much of its original character, particularly Church Square, Birmingham Street and Unity Place, which is a designated Conservation Area. In addition there are a number of Listed Buildings in the town centre many of which are within the Conservation Area boundary.

23.13 Birmingham Street has a variety of shops, mingled with business and other uses. Most of the buildings in themselves are not noteworthy, but in parts they still have character although they are made up of a multiplicity of style and size. Complementary new build has taken place on the corner of Birmingham Street and Church Street which overlooks the War Memorial that provides an attractive entrance to the main shopping street.

23.14 The development of Savacentre on the western edge of the town in the 1970s was not designed to physically integrate with the town centre satisfactorily and although pedestrian links have been reinforced, the store continues in the most part to operate separately from the town centre. The majority of the car-borne visitors to Savacentre do not visit the main shopping area.

23.15 The other predominant land use within the town centre is the Council House, which is the main Headquarters of Sandwell Council. The relocation of the Council Offices in the early 1990s has generated additional visitors to the area and a demand for local shopping facilities. The evening economy of the town has also benefited.

23.16 The Oldbury Ring Way contains the town to the north and north west, and the residential street pattern contains the centre to the north east. Limited site availability exists within the town centre, and site assembly will need to be considered for larger retail development proposals. The Ring Way presents a physical barrier which has prevented the satisfactory integration of edge-of-centre development. The development of Oldbury Green Retail Park in the mid 90s contributed very little towards achieving a compact and integrated town centre. Development proposals on edge-of-centre sites for leisure and further retail expansion will need to demonstrate their appropriateness with regard to national and local planning policy guidance, as well as providing physical links with the town centre.

23.17 There are a number of valued open spaces in the town centre. However, within the inset area there are two main areas of green space. Broadwell Park, which includes a culverted section of the River Tame, provides the town centre with a green edge along the eastern boundary, and the formal lawned setting of Christ Church, which is within the Conservation Area, offers an attractive and important opening setting for the town centre core.

Main Points of the Oldbury Inset Plan

23.18 The main shopping area in the town is focused around Halesowen Street, where pedestrian access is gained to Savacentre and Birmingham Street, which is linked by numerous pedestrian crossings across the road network surrounding the war memorial area. The town centre core offers a complementary shopping attraction to Savacentre, where the majority of customers travel in by car from the wider area of the Borough. The majority of these customers do not visit the town centre.

23.19 Retail services have declined in the Low Town end of Birmingham Street and there are a number of vacant units and derelict buildings. However, there is an opportunity to regenerate this part of the town if site amalgamation is considered, for the development of a discount food store and residential land uses.

23.20 The local traders have expressed concern about the decline of the shopping environment and, in particular, the Council-run outdoor market. They wish to see investment in the shops, market and the general environment, in order to make Oldbury more attractive to shoppers and visitors. They envisage that the planned development of The Junction development outside the town centre, which is a mixed retail and leisure scheme, will attract trade into the area and also improve the town's future viability and vitality, particularly by improving the evening economy. At present this economy revolves around late night shopping at Savacentre, the pubs and hot food outlets; the only other major activity is the Mecca Bingo Club on the outer edge of the southern Ring Way.

23.21 There is a variety of public spaces in the town centre, which provide valuable areas for people to stop, talk or rest. The paved areas and water feature outside the Council House provide a formal civic setting, while the green setting of Christ Church, within the Conservation Area, provides the town with a tranquil, semi-private place. The paved area around the War Memorial is used as a traffic island and pedestrian link. In addition, there is a further large paved area, with limited street furniture and planting, outside the main entrance to Savacentre, which is used in part for disabled parking and occasionally a public exhibition area, at present.

23.22 It is important to improve the environmental quality of Oldbury Town Centre, by reducing traffic impact and removing and restricting traffic flows in the area. These considerations will encourage investment in facilities and improve the appearance of the street scene.

23.23 The town is well served by public transport links, which include regular bus and rail services. Oldbury has its own bus station at present, from which a number of services operate. Planned changes to the way in which buses operate in Oldbury will take place in 2000/01, with the introduction of the Bus Showcase route for the 404 service (Walsall/Blackheath). The introduction of the Bus Showcase service through the town centre will affect the way in which bus services operate and vehicular access is gained in the town. There will be an opportunity for environmental improvements to be carried out in the central area of the town to provide a safe pedestrian environment and civic space, should the Council be successful in bidding for funding.

23.24 Oldbury is served by the National Cycle Network, Route No.81; and there are plans to include cycle route provision as part of the implementation of the Bus Showcase Route. Proposals exist to link all town centres in Sandwell with a safer cycling links network. Cycling in Sandwell will promote linkages between eighteen centres using existing and proposed cycle routes.

Oldbury Conservation Area

23.25 When the local authority considers that an area within its borough has some unique qualities of historical or architectural interest that should be protected and enhanced, it has the power to designate a Conservation Area.

23.26 Oldbury Conservation Area was formally designated in March 1974. Currently the Oldbury Conservation Area centres on Church Square and Unity Place which is the focal point of the town centre core. The area was substantially built before 1857 at a time when Oldbury was a nationally important industrial centre. This is reflected in the quality of the buildings, many of which, by virtue of their individual character and their relationship to the surrounding spaces and buildings, make a positive contribution to the quality of the environment.

23.27 There have been many changes in Oldbury since 1974, when the original Conservation Area was designated and an Environmental Assessment made. It is therefore considered appropriate that the Conservation Area Boundary be reassessed.

23.28 As this Inset falls within an Area of Potential Archaeological Importance, any proposals will be assessed against the policies for Conservation and Heritage with part one of the UDP, in particular, Policy C11-Archaeology and Development Proposals. It will also be appropriate to liaise with the Borough Archaeologist before submitting any applications for planning permission.

Local Policies for Oldbury Inset

General Principles

23.29 Individual proposal sites may be the subject of future development briefs which will reflect design principles and facilitate development proposals.

23.30 All applications for major new development will need to be supported by a site investigation report; and in some cases a Transport Assessment and Retail Impact Study may be requested. In addition, where proposals are for large scale or certain types of development, it may be appropriate that proposals are supported by an environmental impact study.

Local Policy OL1 - OLDBURY TOWN CENTRE

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

23.31 The Oldbury Town Centre Boundary is defined on the inset plan. The Council considers that there are opportunities for investment to take place within the centre, that include retail development and other mixed uses, this will ensure that the centre remains as vibrant and attractive as possible.

23.32 Proposals for retail development will not be considered outside the Town Centre boundary, unless it can be demonstrated that, because of the type of goods sold and the floor space required for such uses to operate, that they cannot conveniently locate within the town centre.

23.33 The Sequential Test contained within PPG6 will be applied to retail development proposals in Oldbury, with locations within the Town Centre being considered first.

23.34 The future viability and vitality of Oldbury Town Centre will need to be safeguarded to ensure that the town continues to provide the community and visitors to Oldbury with a focus for their shopping, business, leisure and social activities.

23.35 While it is acknowledged that there is limited scope for major retail development to take place within the town centre unless site amalgamation or refurbishment of existing buildings is considered, there is site availability in Halesowen Street and in Low Town for retail development of a limited scale.

23.36 Oldbury should continue to function as a centre which provides a range of convenience and durable goods to a wide catchment area, together with a range of facilities and services, and to act as a focus for the community and for public transport.

Local Policy OL2 - MAINTAINING A VIBRANT TOWN CENTRE

Within the town centre, a mix of appropriate uses will be encouraged. n addition to primary retail development, complementary uses which encourage daytime and evening activity will be acceptable; for example, leisure and entertainment uses such as restaurants, pubs and cafes. However, where hot food takeaways are already present, the cumulative effect/impact of any new proposal will be taken into account.

23.37 There is also scope for other uses to be introduced in certain locations -for example, residential or office uses -but care must be taken to avoid nuisances which could be caused to occupants by other existing uses.

23.38 The provision of flats above shops in the centre will be encouraged, but such schemes need careful design and security.

23.39 There are limited opportunities within the town centre for major new development to take place unless site amalgamation/clearance is considered.

23.40 There are parts of the town centre, particularly in lower Birmingham Street, known as Lowtown, where a number of shops have ceased trading. Other properties, some of which are of architectural value, are in a state of neglect. The lack of investment indicates the marginal trading position of the businesses which occupy these properties. Other types of use, such as residential, could be introduced in order to regenerate the area.

23.41 The difficulties lie in the fact that the empty or under used properties that are available are in varying states of repair and in different ownerships, and that they are all relatively small sites with no one landowner or property owner, who is in a position to instigate a redevelopment proposal. If these sites are to be considered for development of a larger scale, it will be necessary to bring the sites into single ownership (privately or by compulsory purchase).

23.42 Not all of the vacant premises/sites are likely to attract significant retail investment, although this would be welcomed. It would, however, be possible to allow other compatible uses or a mix of uses on these sites in accordance with PPG1.The sites are well-served by public transport and would benefit from a flexible approach to standards such as parking and building density, in order to achieve a mix of retail, commercial or residential uses. There is equally a need for small-scale redevelopment which fits into the grain of the existing Town Centre.

Local Policy OL3 - ENVIRONMENTAL QUALITY & ACCESS

New developments will be required to contribute to the environmental quality of the inset area in terms of their individual design, and how major development proposals, in particular, physically integrate with the town centre.

23.43 Encouragement will be given in the inset area to measures which aid pedestrian movement, improve servicing to properties and provide other environmental improvements, including hard and soft landscaping, particularly as part of new development proposals.

23.44 New Development proposals will be required to demonstrate how they contribute to maintaining or improving accessibility and linkages, particularly by foot and public transport. Existing levels of permanent off-street car parking within the town will be maintained and where possible the quality of provision will be improved. Proposals for new built development will be expected to include adequate levels of car parking.

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

23.46 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.

23.47 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 town. Environmental improvements also contribute much to the attractiveness and air of vitality of centres.

Local Policy OL4 - CONSERVATION AREA

The Oldbury Conservation Area will be retained in view of the valuable contribution that it makes to the Town Centre. The setting and design of buildings gives Oldbury Town Centre an individual character and quality.

23.48 Within the Conservation Area and surrounding area where proposals for new development affect the setting of the Conservation area, all proposals for refurbishment, development, and redevelopment should be sensitive to traditional local characteristics and designed to enhance the surroundings. Within the Conservation Area development proposals will also need to have regard to policy direction contained in PPG 15, and local policy guidance found in Policy C3.(See also Development Control Policy DC8 Development in Conservation Areas and Areas of Townscape Value and Policy UD2 Design Statements.)

23.49 Proposals for refurbishment, development, or redevelopment within this area should demonstrate how they take account of local characteristics in a manner which is appropriate to the nature and scale of the proposals. Applicants for planning permission should, as a minimum, provide a short written statement setting out the design principles adopted, as well as illustrative material in plan and elevation form. This material should show the wider context, and not just the development site and its immediately adjacent buildings. Inclusion of relevant perspective views can also be of value. Such material will be particularly important in relation to complex or large-scale proposals, and those involving sensitive sites.

23.50 The existing sense of enclosure in Church Square, Unity Place and Birmingham Street, west of Low Town, is very strong and should be respected and enhanced by any new development there. Existing building lines fronting onto pavements in these streets generally should be adhered to.

23.51 It is proposed to review the boundary of the Conservation Area, in view of the number of important buildings currently located outside the boundary, and the changes which have taken place in the town and those which are proposed.

Local Policy OL5 - TOWNSCAPE VALUE

An Area of Townscape Value has been designated which focuses on parts of Birmingham Street, Unity Place, Church Street and Halesowen Street, in order to protect the character of the traditional shopping environment which complements the Conservation Area and the setting of Listed Buildings and other buildings of historical importance which are situated outside of the Conservation Area.

23.52 The design proposals for development in this area should have proper regard to their relationship with their surroundings, particularly the setting of Listed Buildings in the area, and should develop and enhance local character where appropriate. Special regard should be given to the setting of Listed Buildings in the area, see policy C5.

23.53 New development within the area of Townscape Value should reflect the existing building lines, heights, frontage arrangements, and presence of detail. There should not be blank frontages or frontages which are inward-looking. Designs which add interest and variety and reflect local context will be encouraged.

23.54 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. (Refer to policies UD2, Design Statements;C5, Areas of Townscape Value and DC8, Developments in Conservation Areas and Areas of Townscape Value).

Local Policy OL6 - BUS ACCESS

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

23.55 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.

23.56 The Bus Showcase project will improve the quality of all aspects of bus travel in the West Midlands. As Bus Showcase Route 404 passes through Oldbury Town Centre, linking Walsall and Blackheath, environmental change will take place in the inset area.

23.57 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.

23.58 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 wheel-chairs, 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.

Local Policy OL7 - OLDBURY BUS STATION

A new linear style Bus Station will be provided in the Town Centre.

23.59 The implementation of the Bus Showcase Route will stimulate the possibilities for environmental change in Oldbury. New style low floor buses are being introduced by a number of operators that serve Oldbury town centre. In addition bus priority measures are being provided along the 404 Bus Showcase Route which links Walsall with Blackheath. This service passes through Oldbury Town Centre. The new style buses, because of their length and the way in which they dock at specialised kerbs to enable access for disabled people, will require on-street docking facilities. The existing Bus Station is considered unsuitable to facilitate these new docking requirements. As a result the existing Bus Station may be replaced by an on-street, linear style Bus Station specifically designed to facilitate the new ‘kneeler's style buses. The way in which vehicular traffic accesses the town centre may also be changed and pedestrian movement around the War Memorial may be altered.

23.60 The new linear arrangement will be concentrated along Halesowen Street, between the junction of Birmingham Street and Canal Street and pedestrian crossing facilities will be prioritised in this section of highway. Freeth Street will be closed to through traffic. This will remove through traffic from the centre and displace it onto the Ringway.

23.61 Travel patterns in Oldbury are linked closely to travel patterns of the wider area of the Borough via the main strategic highway network and public transport system.

Local Policy OL8 - CIVIC SQUARE

A new Civic Square will be created to provide a new central focus for the Town Centre.

23.62 Environmental change is proposed in Oldbury as a result of the way in which bus services operate and car access is gained to the central area of the town, particularly to the area around the War Memorial area. These alterations will present an opportunity to improve pedestrian linkages between the existing formal space situated at the front of the Council House and the paved area located adjacent to Savacentre. As a result the new combined space will offer an opportunity to create a new Civic Square for the town centre.

23.63 The new space will integrate and complement the high quality public space already provided in front of the Council House.

23.64 Any new development proposal which may be forthcoming on land between Savacentre and Halesowen Street should be designed to reinforce a sense of enclosure of the square and facilitate pedestrian movement, through the provision of safe links with the rest of the town centre.

23.65 By defining this central area of the town a stronger sense of place will be achieved .Interest will be stimulated through the use of materials, variations in paving materials and levels, planting and possibly public artwork.

23.66 The sense of enclosure could be reinforced and the fuller integration of town centre services achieved if improvements were carried out to the side elevation of Savacentre. The design of the side elevation of the store is dated and the open space which adjoins it is sterile, neither of which stimulate interest.

23.67 In addition the creation of a new Civic Square will offer an opportunity for the relocation of the Council run outdoor market should funding become available.

Local Policy OL9 - RESIDENTIAL DEVELOPMENT OLDBURY BUS STATION

A high density design is recommended for new residential sites which are identified in the inset area.

23.68 Higher density residential development, no more than three storeys in height, will be considered suitable on sites within or close to the existing centre which are well served by public transport. In appropriate locations, where the design of proposed development is of a high standard, a flexible approach may be taken regarding car parking standards, in order to facilitate high density development.

23.69 The Council's Policy for Play advocates that all new residential development should provide adequate levels of general open space and informal and formal play provision, depending on the size of the development which is generated. The developer will also have to be prepared to enter into a 10-year maintenance agreement with the Council (see policies OS5 & OS8, DC9).

23.70 However, the provision of general open space and children/s play provision within individual developments will be wavered on-site in preference for a commuted sum. This sum will be made up of the cost of provision for the appropriate level of open space and play provision those individual developments would generate and a ten-year maintenance budget.

23.71 Given the proximity of Broadwell Park which provides a central green space feature for the town and a buffer zone between industrial and residential land uses, it may be appropriate that commuted sums are invested in Broadwell Park in the first instance, in order to provide new and improved facilities in a central location. This course of action is considered appropriate in view of the proximity of identified residential sites and the density of development which would be considered appropriate.

Proposal Site OLPr1: (Link to Map 7.2)

23.72 This is a central town centre site which is within Council ownership. The site is currently used as a bus station. Centro is promoting the closure of the bus station in view that its design does not allow for new style buses. These buses are longer and special kerb designs allow them to dock at pavements so that easy access is gained, especially for disabled people. (The bus station has now closed).

23.73 On street services have already been introduced in Oldbury. According to Centro there are 57 departures an hour from the on street stands provided in Halesowen Street and only 20 an hour from the bus station. Therefore, more than 60%of services do not enter the bus station.

23.74 The bus station has become an abandoned backwater and even if considered for major redevelopment, adequate room could not be provided to cater for all services given the space which the new style buses need to operate.

23.75 New style buses are in operation in the area and have been introduced on the Bus Showcase Route which links Walsall with Blackheath via Oldbury. The Bus Showcase proposals will include a newly designed linear bus station to be provided along Halesowen Street that will facilitate all services in the town.

23.76 Subject to the detailed design of the new Linear Bus Station being approved then all or part of the existing station would become vacant and available for redevelopment.

23.77 The site has a main frontage onto Halesowen Street and the War Memorial area which provides the central focus of Oldbury Town Centre. The site will provide an opportunity for new development to take place in the town that is accessed from Canal Street. The site's proximity to the Oldbury Conservation Area and the need for rear accessing to properties fronting Birmingham Street and Church Square will necessitate that future development of the site is of a sensitive design and siting. Development proposals should be designed to reinforce a sense of enclosure around the proposed new Civic Square.

23.78 New retail development on the site would help to integrate the traditional part of the town centre with Savacentre. New retail development would strengthen the shopping core of the town. (A development brief is available for this site)

Proposal Site OLPr2: (Link to Map 7.1)

23.79 Changes to the way in which bus services operate and vehicular access is gained within the town centre in Oldbury will provide an opportunity to improve the quality of public spaces and provide a new Civic Square for the town. This planned civic public space will create a new central focus for the town centre and raise its profile by linking the town centre core, Savacentre and Sandwell Council House.

23.80 The site is currently made up of three sections. Firstly, a paved area adjacent to Savacentre, which is a public space that has a limited amount of street furniture and planting sited on it. The space, in part, is also used as a disabled parking facility which serves Savacentre. Secondly, the War Memorial area and part of the highway which will be closed off to traffic as a result of the implementation of the new linear bus station. Thirdly, the formal hard landscaped areas which have been designed as a setting for the Council House.

23.81 The area will be designed to reflect the high quality landscaping which has already been carried out in front of the Council House and will link a series of open spaces together in order to provide a central focus for the town and a new public area. This will result in a new setting for the War Memorial and also provide an opportunity for the Council run outdoor market to relocate into a more centralised area of the town adjacent to Savacentre, should funding become available.

23.82 The creation of a new Civic Square would assist the physical integration of the town centre core with Savacentre and the Council House. Integration would be assisted further through the improvement of the side elevation of Savacentre. In particular, if visual links were developed which linked activity within the store to the outside pedestrian area, or smaller permanent retail uses were developed adjoining the side of the store as part of an improved design for the facade for the building. (The town square has now been completed).

Proposal Site OLPr3: (Link to Map 7.2)

23.83 Although the Council has a large land holding within this site, it is of mixed ownership. It is made up of existing car parking areas and some older retail units. These properties vary in condition and some are currently vacant. New retail development would need to provide adequate levels of car parking provision to compensate for those which were being lost. It is envisaged that the site offers an opportunity for a small discount food store to locate in the area, as there is an under provision of this type of facility in Oldbury.

Proposal Site OLPr4: (Link to Map 7.2)

23.84 This site is located on the periphery of the town centre. It is currently occupied by a number of small marginal retail units which are within mixed ownership and of varying condition. The site offers an opportunity for new retail development or, possibly, car parking provision in conjunction with the development of Proposal Site OLPr3.

Proposal Site OLPr5: (Link to Map 7.2)

23.85 The site is made up of three parts: the Library, Magistrates Court and Ye Bigge House, all of which are important buildings within the town. The Library is housed in the former Oldbury Police Station. The rear of the site is made up of extensive buildings, which include the old Magistrates Court and holding cells. This part of the building is partially occupied by Sandwell Arts Development Unit, and other Council related tenants such as Sandwell's Adventure Play Association and Unison. Collectively the buildings are Listed Grade II.

23.86 The library is a key building in the town that provides a service which is well used by the local community and interest groups. The Magistrates Court however, is in need of refurbishment. Ultimately the building could accommodate small business uses or uses which build on the heritage of the area or the local culture.

23.87 The Council has recently acquired Ye Bigge House, which is a Grade II*Listed Building, located adjacent to the Council House. It is anticipated that the Council will bid for Heritage Lottery Funding for the refurbishment of the building, given that it has been identified by English Heritage as a ‘Building at Risk’ on their Register which was published in 1988. (Ye Bigge House has now been refurbished and houses the Mayoral Suite and Civic Offices).

Proposal Site OLPr6: (Link to Map 7.1)

23.88 This is a major edge-of-centre site which is within mixed ownership. The site is considered suitable for a mixture of uses that are capable of supporting and complementing the existing function of Oldbury Town Centre. Planning permission has been granted on a major part of the site already, for a multi-screen cinema, supporting leisure uses, fast-food uses and associated access, servicing and car parking. It is envisaged that the major new leisure facility will provide a catalyst for further development to take place on the site on a comprehensive basis, which would be expected to link in with the leisure theme. The principle of a limited amount of non-food retail (9,300 sq.m.) linked to the leisure development has been accepted by the Council, which has been minded to approve previous planning applications on the site.

23.89 The Council is willing to consider a flexible approach to what is meant by "leisure led" given that regeneration of the site is recognised to be of importance through Policy SO8.This may be, for example, through the consideration of phasing of the development, but must ensure that the leisure focus of the development is maintained. In addition, it is considered essential that a comprehensive approach is taken to any future proposals .A Master Plan for the site, which will reserve sites for leisure development in a phased approach, will be developed.

23.90 In an assessment of retail provision in Sandwell carried out by CB Hillier Parker (published January 2000), it was recognised that there is limited need and demand to accommodate significant levels of new comparison goods floorspace in all of the centres of the Borough, excluding West Bromwich which has been identified as the Principal Town Centre in Sandwell. However, the Council is aware that there is a demand for bulky goods retailing given the number of formal and informal inquiries it has received. Therefore, it is accepted that there may be a limited need for bulky goods retailing in the area given its strategic location. The edge-of-town-centre location of this site is considered to be appropriate for such provision in accordance with Policy SRC10 Retail Warehousing etc., and National Policy Guidance set out in PPG6.Any permission for bulky goods will be conditioned to exclude goods that would normally be sold in town centres.

23.91 The non-food retail warehouse facility which the Council has been minded to approve has been restricted to 9,300 sq.m. in terms of floor capacity. In addition it has been conditioned to prevent the subdivision of the floorspace. This will ensure that the current retail offer in the town is not distorted and the viability of other services which are provided within the town centre, Oldbury Green Retail Park and other centres, particularly West Bromwich, are not jeopardised. t is envisaged that a single unit of the scale identified will provide Oldbury with complementary services to the town centre which will offer a different type of shopping experience to that which is available in the area.

23.92 In addition, the Council is aware of some demand for bulky goods, in particular a major DIY store, as a result of proposals affecting an existing store in West Bromwich Town Centre. There are no allocations in, or on the edge of West Bromwich town centre, or within any other defined town centres (including Oldbury) for a large DIY store, and thus this is included in the allocation for this edge-of-centre site. In addition, the Council was minded to approve a recent planning application that included an element of bulky goods retailing (DC/00/37063), subject to conditions restricting the types of goods sold and limiting subsequent sub-division of any units to reduce potential competition with town centre locations. This is also reflected in the allocation.

23.93 General food retail will be strongly resisted on the site in view that such provision would not introduce any additional benefits to the town centre, as Oldbury is already well served by a major food store and complementary services within the town centre. In addition the Council is of the view that sites exist within the town centre that should be considered in the first instance in food retail proposals.

23.94 If vacant land on the corner of Bromford Road and Fountain Lane is to be considered for development other than for high quality B1 uses, then land currently occupied by Broadwell Industrial Park will need to be included in comprehensive development proposals for the site. This will prevent the leapfrogging of retail/leisure development which would result in the isolation of a then non-conforming industrial land use.

23.95 Any proposals that vary from those that are detailed by Proposal Site OLPr6 will need to satisfy the requirements of PPG6 in terms of need and the sequential approach. Compliance with these considerations will not be required to be re-demonstrated for development that is consistent with the OLPr6 proposal. All proposals will be required to be accompanied by a Retail Impact Assessment in relation to the vitality and viability of other town centres and be supported by a Transport Assessment in accordance with PPG13. An Environmental Assessment may also be required. In addition, the Council will impose planning conditions on the range and extent of retail provision, to limit the range of goods sold to reflect the specific nature of the retail activity

23.96 All development proposals would need to have special regard to how their design, siting and access complemented and assisted the revitalisation of Oldbury town centre, in particular through the provision of improved pedestrian links, linked public spaces and access to the public transport network. In addition, improved road links may need to be provided by the developer in order to encourage the regeneration of industrial land to the north-east of the site .In accordance with Policy OS10, proposals which come forward for development will need to identify a suitable relocation site for the allotment gardens. This will need to be undertaken by the developer working in consultation with the allotment holders and the Council.

23.97 Appropriate levels of car parking provision to serve new development will need to be provided. In addition, 500 car parking spaces will need to be retained to serve employees and visitors to Sandwell Council House.

23.98 Some form of residential development could also be incorporated within the site. Any proposal of this nature will be considered on its merits.

Proposal Site OLPr7: (Link to Map 7.2)

23.99 This is a large site which is within Council and private ownership. Part of the site is currently vacant but includes an operational slaughter house and business premises. The non-conforming nature of the slaughter house in particular in what is a predominantly residential area is considered inappropriate. Its continued use will prevent a major part of this site being developed because of access. There is an existing children's playground on the site with the remaining land being temporarily landscaped. There are other aspects that are likely to affect future development, including a former canal arm, which is filled in, a former burial ground and an existing footpath situated along the former canal towpath

23.100 Vehicular access will be from Poplar Road and/or New Meeting Street. Particular attention will need to be paid to the frontage of the site, along Bromford Road in terms of the design of built development, as it is a major gateway to Oldbury Town Centre.

Proposal Site OLPr8: (Link to Map 7.2)

23.101 This is an individual building plot adjacent to newly developed larger family accommodation in Queen Street. The site is within private ownership.

Proposal Site OLPr9: (Link to Map 7.2)

23.102 This is a small site within an established residential area which offers an opportunity for one or possibly two residential properties to be built. The site is currently vacant and within council ownership.

Proposal Site OLPr11: (Link to Map 7.2)

23.103 The site is split into two parts by Broadwell Road. The site is within mixed ownership and is occupied by a number of currently operational uses. The condition of the properties varies, and a high percentage are empty and of a poor condition. In view of the site's proximity to an established residential area it is considered appropriate that the future development of the site should be of a residential nature. However, an opportunity may exist for community uses to be developed on the site, so long as the facilities provided were designed to serve the local community and not built to a scale that would be detrimental to the environmental amenity of the surrounding residential area, in terms of the traffic or noise generated from the development. Vehicular access onto Birmingham Road will need to be maintained and the design of future development should address the main road frontage, as it is an important main route which serves Oldbury Town Centre.

Proposal Site OLPr12: (Link to Map 7.2)

23.104 This site is considered suitable for residential development in view of the high density residential development which adjoins the site. New development would need to share the access to existing residential properties which is gained from Lodge Street.

23.105 Design considerations would need to include the former railway embankment which abuts the southern boundary of the site, which should be retained as a buffer zone in order to separate industrial land uses from the site. The appropriate landscaping of the embankment, as part of new development proposals for housing, would overcome the policy requirement for the provision of adequate levels of open space in new residential developments.

Proposal Site OLPr13: (Link to Map 7.2)

23.106 This site offers an opportunity for residential development to locate on the edge of the town centre. The site is within easy walking distance of the town centre and links to public transport. It is currently vacant and within Council ownership. There is limited scope for site access, direct vehicular access onto the Oldbury Ring Way would be unacceptable. The design of new development would need to address the main road frontage of the site because of its prominent location.

Proposal Site OLPr14: (Link to Map I7.2)

23.107 Industrial operations are currently being carried out on this site but in view of the site's proximity to residential development which houses the elderly it is considered to be non-conforming. Should the site come forward for development at a future stage it will only be considered appropriate for light industrial uses or office accommodation.

Proposal Site OLPr15: (Link to Map 7.2)

23.108 The site is currently occupied by a former petrol filling station/vehicle hire depot which now operates as a car wash, and terraced housing. The latter are currently being cleared as part of the Council's Slum Clearance Programme.

23.109 It is proposed to allocate the site for business uses within Class B1 of the Use Class Order. An attractive development will be essential to upgrade the general environment of the area and to improve the appearance of a major gateway to Oldbury. The site is surrounded by the road network and adjacent to the Sandwell and Dudley Rail Station. Vehicular access from Bromford Road will be unacceptable.

Proposal Site OLPr16: (Link to Map 7.2)

23.110 This site is currently occupied by a car sales facility, but offers the potential for business B1 uses to locate on a high profile site, whose primary elevation fronts Bromford Road, which is a main gateway to Oldbury Town Centre. The site is within easy walking distance of public transport links and adjoins residential land uses to the south-east. Vehicular access would be considered inappropriate from Bromford Road.

Proposal Site OLPr17: (Link to Map 7.2)

23.111 This is a small building plot that is currently vacant and within Council ownership which is considered suitable for housing.