Old Hill Inset (Map)

Introduction

26.1 Old Hill does not attract trade from a large catchment area. It is, however, a popular local centre for convenience shopping, it attracts passing trade, and is used by those working nearby. The number of civic and community functions nearby also attracts people to the centre. There is a daytime bustle from shoppers, and from through traffic, which still uses Halesowen Road despite the by-pass. The Centre is accessible on foot by businesses and local residents, and is well-served by buses, including the Bus Showcase Route between Halesowen and Brierley Hill which is scheduled to start in 2001/02 subject to funding.

26.2 The function of Old Hill is not that of a Town Centre or a District Centre as defined in the revised retail hierarchy for the Borough (see Chapter 6:Shopping and the Role of Centres). Recent retail survey information for Sandwell confirms that households in the area use Cradley Heath, Merry Hill, and many other centres for major purchases, rather than Old Hill. Formerly considered as a District Centre, Old Hill has suffered decline since the 1980s, a result of general trading conditions, competition from Merry Hill, Cradley Heath and elsewhere, and the physical removal of about a third of the centre by works for the by-pass. The remaining centre has contracted to a small area around the northern end of Halesowen Road. The fringes of the Local Centre, Reddal Hill Road/Upper High Street, and the southern end of Halesowen Road, have a mixture of retail and other uses but are very fragmented.

26.3 In view of its relative decline, it is considered that Old Hill should continue to function as a local centre providing a range of convenience goods facilities and services to a small catchment, and acting as a community focus.

26.4 The centre of Old Hill has lost some of its sense of being a place; there are, however, some positive elements in the centre, which are unfortunately interspersed with unsympathetic developments or gaps in frontages. Some blocks (162-190, 204-236, 177-215 Halesowen Road) contain properties which, in themselves, are not notable, but as a group, offer variety and interest. There are occasional buildings which offer more interest, for example, the 1910 Fire Station (now a shop), the Post Office, and some shops, but on the whole, there is an air of decay about the properties. The more recent Trinity Centre is architecturally bleak and unsympathetic to the street; however, part of the Centre houses Old Hill Market, which has a number of stalls offering a variety of goods; this offers a positive attraction for shoppers in that it houses a cafe and operates as an informal meeting place. The other gaps in the street are the former Samuel's pub (a potential development site), car parks, and car sales. There are no public open spaces in the shopping area other than the pavements.

26.5 There are areas adjacent to the centre which have distinctive characteristics. One comprises a number of civic and community buildings on or near to Halesowen Road; together they form a distinctive cluster, and individually they each have their merits. This cluster is next to a Listed Building -Holy Trinity Church -which is set against traditional terraced housing of Church Street and Court Street, and Old Hill Primary School. There is also the mainly residential area of Mace Street, Trinity Street, and Haden Road, where popular terraced housing exhibits a variety of frontages and details. As this Inset falls within an Area of Potential Archaeological Importance, any proposals will be assessed against the policies for Conservation and Heritage, 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 Main Points of the Inset Plan

26.6 Old Hill is no longer regarded as a District Centre within the retail hierarchy in Sandwell, and is regarded as a Local Centre. Cradley Heath Town Centre and Old Hill Local Centre are considered to be complementary retail centres. Major retail investment will be guided towards Cradley Heath in order to protect and enhance the viability of the Town Centre. Major retail development within Old Hill Local Centre will be resisted.

26.7 Opportunities for retail development commensurate with the function of the Local Centre will be encouraged, as will other complementary development, such as higher density residential. The largest available site has been identified.

26.8 Other policies seek to retain and enhance what remains of the character of Old Hill. New development which is sympathetic to the existing features identified will be encouraged whether it is retail, residential or other forms.

Local Policies for Old Hill Inset

Local Policy OH1 - OLD HILL LOCAL CENTRE (Link to Map 10.1)

Old Hill is designated as a Local Centre within which appropriate retail and other uses will be encouraged. Changes of use at ground floor level from retail (Class A1) to non-retail uses (e.g. Class A2) will be resisted unless it can be demonstrated that such proposals would not unacceptably weaken or undermine the dominant retail function or activity of the centre. Any proposal for change of use to a use falling within Class A3 will be assessed with regard to its impact upon the dominant retail function and activity and its effect on the vitality and viability of the centre. The use of storeys above the ground floor for offices or residential purposes will be encouraged where appropriate.

26.9 Old Hill should continue to function as a local centre providing a range of convenience goods facilities and services to a small catchment, and acting as a community focus. It is no longer considered to be of District Centre status in the revised retail hierarchy for the Borough, given its reduced size and function.

26.10 The centre could sustain a small foodstore that would enhance current provision in the Local Centre and maintain its vitality and viability. Major retail development would be guided towards the town centre of Cradley Heath. There are sites within or adjacent to the Centre which are suitable for development or redevelopment.

26.11 New retail investment, as well as other investment which complements and enhances the centre, will be encouraged within the Local Centre boundary, which reflects the location of the core of the retail sector in Old Hill, and includes some opportunities for other types of development. Suitable uses could include leisure and recreation and some types of residential development, such as flats above shops, but such schemes need careful design, security and management.

26.12 The Shop Front Enhancement and Roller Shutter Policies will apply to the whole of Old Hill Local Centre in recognition of the importance of its remaining character.

Local Policy OH2 - OLD HILL AREA OF TOWNSCAPE VALUE

The Area of Townscape Value includes all of the Local Centre, the area containing civic and community uses, and the older housing areas adjacent to these. Within the Area of Townscape Value, all proposals for refurbishment, development, and redevelopment should be sensitive to the traditional local characteristics, and be designed to enhance the surroundings.

26.13 The Area of Townscape Value identifies the positive elements in the centre, containing properties which, in themselves are not notable, but as a group, offer variety and interest. These range from traditional shops, to distinctive civic and community buildings, together with a Listed Building -Holy Trinity Church-set against traditional terraced housing with a variety of frontages and details.

26.14 Proposals for refurbishment, development, or redevelopment within the area designated on the attached plan should demonstrate how they take account of local characteristics in a manner appropriate to the nature and scale of the proposals, with reference to Policy UD2:Design Statements, Policy C5:Areas of Townscape Value and Development Control Policy DC8:Development in Conservation Areas and Areas of Townscape Value. The Council's Supplementary Planning Guidance Design Guidance in Residential Areas will be closely applied within the appropriate areas.

26.15 The overall appearance of the Area of Townscape Value will be reviewed to assess the quality of the street scene, and such matters as street furniture. Other improvements to the centre will be drawn up in conjunction with interested parties, and funding sought for their implementation. The review will include an assessment of the viability of declaring a Conservation Area around Holy Trinity Church, itself a Grade 2 Listed Building.

Proposal Site OHPr1:

26.16 The site was formerly a derelict public house, known as Samuel's, now cleared .It is within the Local Centre, and as such, would be considered suitable for retail investment which complements existing provision. This is a relatively high profile site for the Centre and careful attention would need to be given to design issues. However, the site would also lend itself to higher density residential development, subject to careful design and considerations of amenity for residents. A combination of retail and residential would be acceptable.