| 25.1 Smethwick High Street has suffered in recent years. One side of the street was demolished to make way for a dual carriageway (Tollhouse Way) and consequently, much of its character has been lost. Despite this, High Street is a healthy local shopping area with few vacancies. The recent Hillier Parker Study of the Borough's Retail Centres has indicated that a number of units on High Street are in good condition, with excellent window and street displays, providing an attractive shopping environment and indicating that these retailers are likely to be performing strongly. In contrast a number of units within the Tollgate Precinct are in a poor state of repair and detract from the overall appearance of the centre. The current state of the precinct is such that it is thought to be suitable for comprehensive redevelopment which will significantly strengthen the core of the centre.  25.2 The centre has a diversity of uses, including a number of key facilities such as the public library, the post office and a newly constructed temple. The Hillier Parker Study indicates that 36% of the retail floor space provides comparison goods and 23% provides convenience goods. The shops serve mainly local needs, particularly those of the Asian communities in the area. It would also appear that the majority of visitors to the centre travel there on foot. Smethwick High Street regularly becomes congested with existing traffic flows. This can be attributed to the poor amenity and location of the existing car parks which are mainly underused. 25.3 As well as its importance as a district centre, Smethwick High Street has historical importance within the Borough. It is characterised by its linear nature and tall buildings, many of which have retained their traditional character and features. Therefore, it is appropriate to designate an Area of Townscape Value to provide a degree of protection to the centre. 25.4 The Smethwick Town Area will be the subject of Supplementary Planning Guidance in the form of the Smethwick Master Plan. The poor image and environment of Smethwick has been identified as the result and cause of the area's deprivation. Therefore, the Master Plan is needed for the development of the physical environment, coordinating all proposals for land use and infrastructure that are currently being prepared for the area. 25.5 The Master Plan will bring forward key sites for development, including landmark developments and gateway features, make changes to the infrastructure within the area, assist with the revitalisation of retail and commercial areas and the development of leisure and heritage opportunities. 25.6 As this inset falls within an Area of Potential Archaeological Importance, any proposals will be assessed against the policies for Conservation and Heritage within 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. The Council will assess all proposals for development within the Area of Townscape Value against the criteria set out within the Development Control Policy New Development and Redevelopment in Conservation Areas and Areas of Townscape Value. In particular, the Council will assess the proposal's ability to sit comfortably adjacent to existing buildings and the effect of new development upon the skyline. An unbroken stretch of straight roofline will not be acceptable. The Council will also reject proposals that do not create a lively street frontage and are not of a human scale. The Council will expect all new development to pay regard to the predominant features of the centre, particularly the vertical and horizontal detailing of the buildings and materials used. 25.7 Smethwick High Street has considerable historical townscape importance within the Borough. Despite being severed by a major road, the centre still retains its linear nature and tall buildings. Many of these tall buildings have retained their traditional Victorian and Edwardian features and character. Most of the valuable buildings along Smethwick High Street have strong vertical details, such as windows and arches, with horizontal elements defined by changes of materials such as brick, terracotta and slate. The skyline in particular is worthy of note, with the banks and temple containing a rooftop dome/cupola, and the remaining buildings being of two and three storeys in height. 25.8 The buildings of Smethwick High Street are clearly visible from the dual carriageway, the railway and the surrounding residential areas, making the quality of buildings along High Street very important for the environment of the Smethwick area. 25.9 As the Area of Townscape Value along Smethwick High Street is of significantly high quality, the Council will undertake further investigations into its potential for designation as a Conservation Area. 
Tollgate Precinct Site Area: - 1.25ha (3.08 acres) approximately
Allocation: - Food store, non-food retail and associated service uses
25.10 Currently the Tollgate Precinct is a problem for the centre as it contains shop units that are largely vacant, apart from a small Tesco food store, which is the centre's principal anchor. The entrance to the Precinct from High Street is dark and uninviting for visitors and poses a number of security problems for the area. 25.11 However, the precinct does offer an opportunity to accommodate new development which will strengthen the core of the centre. This new development should be in the form of a food store and any associated non-food and service uses that are appropriate for a district centre. It is anticipated that a modest increase in size for the food store is appropriate, such as a 10% increase. It will also be appropriate to retain a number of smaller units that will be viable for the centre. A substantially larger food store is inappropriate due to the nature and function of the centre itself which has been designated a district centre in the UDP Retail Hierarchy. Large supermarkets are most suited to the Borough's town centres. 25.12 As the site falls within an Area of Townscape Value, any proposals for redevelopment will be assessed using the criteria contained in Policy DC8 Development in Conservation Areas and Areas of Townscape Value. The site itself occupies a prominent High Street frontage which it is important to maintain. Therefore, any new development should be located at back of pavement with a pedestrian entrance off High Street.
Tollhouse Way/Chatwin Street Site Area: - 0.84ha (2.1 acres) approximately
Allocation: - Mixed Uses, including community, retail, leisure, or residential use
25.13 This site was allocated for community uses in the 1995 Plan. The area of land between Chatwin Street and Fenton Street has since been developed for a community use for Smethwick ASRA (Asian Sheltered and Residential Association). 25.14 The site is appropriate for a variety of uses associated with a district centre. Given its location to major roads and bus and rail services and its surrounding residential population, uses such as retail, leisure, community and residential will be appropriate on this site. 25.15 This site is currently under consideration for the Smethwick Millennium Park, which is to contain a healthy living centre, learning centre, recreation and cultural centre, including a Gulistan (orchard garden).
Tollhouse Way Site Area: - 0.84ha (2.1 acres) approximately
Allocation: - Mixed Uses, including retail, leisure, public space
25.16 This area is currently a strip of underused, public greenspace separating the High Street from Tollhouse Way. It is the Council's intention to redefine this area of Smethwick High Street to provide a more meaningful use of space and to attempt to recreate the traditional double-sided High Street that was lost through the construction of Tollhouse Way. 25.17 As the facilities within the district centre reflect the culture of the Asian Community, the Council aim to encourage and facilitate further opportunities where there is a need. The idea for the creation of an Ethnic Bazaar has long been put forward as an option for the area and this would seem an ideal place for its location. However, those town centre uses mentioned above will also be appropriate in this area. 25.18 An element of public art will be expected to be incorporated within any development to replace the existing public art.
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