Solihull Local Plan (Draft Submission) 2020

(71) Balsall Common

The Settlement Now

515. Balsall Common is largely a post-war suburban village bisected by the A452 which links east Birmingham, the NEC and Birmingham airport with Kenilworth and beyond to the south east. It is located in the 'Meriden Gap' just 2km from the boundary with Coventry^[43].
516. The settlement straddles the parish boundary between Balsall & Berkswell parishes, with most of the settlement being located within Balsall parish. Beyond the main settlement are the smaller villages of Berkswell and Temple Balsall; both of which have primary schools but otherwise only a very limited range of facilities. The combined population of the parishes is around 9,700 in some 3,900 households^[44] – the majority of which are located within Balsall Common itself.
517. The settlement is characterised by popular, low density residential areas with an open plan, cul-de-sac style layout. The village has a small but thriving local centre astride the A452 with a range of shops, facilities and services, although there are some opportunities to improve the Centre. A recently constructed medical centre is located on the north east side of the village.
518. The Heart of England secondary school (which accommodates over 1,200 pupils) is located in the settlement, as is Balsall Common Primary School which has three forms of entry. Its restricted location together with its size does result in congestion around school drop off/pick up times.
519. Berkswell railway station to the north-east of the village provides access to London, Birmingham and Coventry via the West Coast mainline. It has a small car park which fills up rapidly in the morning with commuter parking resulting in overspill parking in roads nearby.
520. The Berkswell Neighbourhood Plan was formally 'made' by the Council in September 2019. The Balsall Neighbourhood Plan was independently examined toward the end of 2019 and will now go to referendum when the current covid-19 related restrictions preventing referendums are lifted..

The Settlement in the Future

521. Balsall Common is one of two rural settlements in the Borough that has a full range of facilities including both secondary & primary schools, health services and a range of retail and associated facilities. As such it is well placed to accommodate levels of growth in excess of just its own local needs. This is recognised in the Greater Birmingham and Black Country Housing Market Area Strategic Growth Study, 2018, which provides evidence identifying a shortfall in provision for new housing and considers ways in which the shortfall might be addressed. The study identifies 11 broad growth locations worthy of further analysis, including Balsall Common as one of four new or expanded settlements around the Greater Birmingham housing market area.
522. Although Balsall Common is of a size that caters for many residents day-to-day needs, it does not have significant areas of employment uses, other than service uses. Many of the village's economically active residents travel beyond the settlement for employment. The Jaguar Land Rover vehicle operations base and test track is located to the south of Balsall Common at Fen End.
523. The settlement falls into Growth Option G – New Settlements, Large Scale Urban Extensions or Significant Expansion of Rural Villages /Settlements, as considered in the Scope Issues and Options. This option performed reasonable well in the Interim Sustainability Appraisal, although there are a range of outcomes. The rail station provides sustainable travel opportunities to major centres and employment areas, though the Appraisal recognised that expansion of Balsall Common may operate against the objective of reducing the need to travel due to the lack of employment in the settlement.
524. The A452 will continue to provide an important part of the highway network enabling vehicles to travel from Kenilworth and beyond up towards east Birmingham (including the UKC Solihull Hub area). The road carries much through traffic (e.g. over 80% of traffic passes through the village during the am peak time without stopping) and now is the opportunity to use new development to complete the highway network so that there is a functioning by-pass enabling through vehicles to avoid using the village centre. This in turn will allow for environmental improvements (including cycle lanes) to be undertaken along the Kenilworth Road within the village as it would no longer need to accommodate the same levels of through traffic.
525. The HS2 rail link enters the Borough in the south east corner of Berkswell parish and for this initial stretch it uses the line of the Greenway (the now disused rail link to Kenilworth) before reaching the west coast main line. Here the HS2 line crosses over the existing rail line (just to the south of Berkswell station) and continues north westwards on a line roughly parallel to the west coast mainline before entering Hampton in Arden. To accommodate the crossing of the existing rail line, the new high speed line will necessitate the construction of a viaduct some 250m long and 10m high. Initial enabling works in the vicinity of Balsall Common commenced in January 2019 with the main works due for completion by 2025, ready for the line to open in 2026. During this period there will be a focus of construction traffic in and around the Balsall Common area as many vehicles will access the construction zones having travelled south east along the A452 from the A45 and into the settlement.

What is Required for the Settlement in the Future?

526. Development in and around the settlement is not only an opportunity for it to play a major part in accommodating both Borough and wider area needs, but also to accommodate a scale of development that is capable of supporting significant infrastructure provision that can help play a part in dealing with existing issues and provide the necessary facilities for future residents. In particular the following areas have been identified and should be taken forward:
527. Balsall Common Relief Road – Evidence shows that there is a need for a bypass to serve Balsall Common currently, and that the additional growth proposed in this Plan will make its early delivery necessary to facilitate development and HS2 activity. It also indicates that continuing the line of Hall Meadow Road around the eastern side of the village, crossing Waste Lane to the west of Little Beanit Farm and joining up with the A452 around the Meer End Road junction is the preferred route. The design of the road would be single carriageway with few direct access points thus being attractive to through traffic as an alternative to using Kenilworth Road through the centre. However, the road would be expected to provide the main vehicular access into the Barratt's Farm development, and will need to be phased early in the development and as such it could also provide construction access for HS2 traffic. Delivery of the road will comprise of direct on site delivery, coupled with potential CIL funding and grant funding opportunities that may be available through, for instance, the WMCA.
528. An Enhanced Centre – Although the centre provides for a range of retail services, it is rather limited in scope and given the level of growth proposed it provides an opportunity for additional residents to support new facilities. Furthermore, the environmental improvements along Kenilworth Road made possible through the provision of a by-pass will also provide a catalyst for enhancements to the centre. Most of the centre is located within Balsall parish, but areas in Berkswell may also be included. The Council will work with both parishes to agree an appropriate way forward, e.g. through a village centre masterplan.
529. Station Parking – The northern part of the Barratt's Farm development can be used to provide parking facilities for station users. This would be a short walk from the station and would seek to address the issue over commuter parking.
530. Improved Public Transport – A higher population gives greater potential for improved public transport services to be viable, e.g. better frequency of bus services and as HS2 starts to operate the existing main line has the potential to provide for greater local commuter services.
531. New Primary School – Based on the sites allocated for development, a new two form entry primary school is to be accommodated on the Barratt's Farm development. Funding for the school will be expected via developers contributions associated with the development of the allocated sites.
532. Secondary School – Heart of England School is located in Balsall Common but serves a far wider area, including a significant number of pupils living outside of Solihull. The School will be able to cater for pupils from the proposed developments from within its existing capacity, however this will need to be kept under review as more detail on housing numbers becomes clear. If expansion is required at the School this should be funded through developers contributions
533. Community Infrastructure Levy – Presently Balsall Parish Council will directly receive 15% of the levy collected in the area, although this will increase to 25% once its Neighbourhood Plan is made. Berkswell Parish Council already has a made Neighbourhood Plan and will receive the higher amount. This will provide a significant source of funding that can be used to take forward appropriate projects that the community have identified as priorities. This can include simple relatively low cost actions (e.g. further traffic regulation orders) through to more substantial projects. It will be for the parish council to decide how this 'local' element of the CIL receipts is to be spent and there is potential for partnership working to maximise the use of monies from this source.
534. Concept Master Plans – Concept masterplans have been prepared for each of the site allocations proposed in the settlement. These identify the key existing features of the site that may need to be retained, and show at a high level where development is envisaged within the wider site. This is to ensure that when development proposals move to the planning application stage, there is certainty about the important elements of the development, e.g. appropriate green infrastructure & other requirements. Whilst this may result in a lower gross to net developable area, this is to ensure a quality development is provided and that efficient use can be made of the net developable area so that the density of these areas will generally average at c35dph.
535. Green Belt Enhancements – The NPPF makes provision for environmental and/or access improvements to be undertaken to land that is to remain in the Green Belt to compensate for land that is taken up for development, and this is required by Policy P17. This provides an opportunity for not only additional accessible open space, but also for wider Green Infrastructure improvements, such as new parkland and woodland planting. This is especially important in the context of the Barratt's Farm development and provides an opportunity to reinstate the historic hedgerow pattern and to link up with the Greenway (which is now to be extended further by HS2 to link to the station) and the wider public right of way network.

Proposed Approach

536. Balsall Common is identified for significant housing growth. The settlement has a broad range of facilities including the rail station with links to Birmingham, Coventry and the UK Central Solihull Hub Area, schools, medical practice, library, retail and recreational facilities. The HS2 rail line will form a significant barrier on the east side of the settlement.
537. The Green Belt boundary around Balsall Common will need to be amended to accommodate the level of growth proposed for the settlement. To provide a logical, strong and defensible new eastern boundary it is proposed to use the west coast main^[45] line as the new boundary from where Kenilworth Road crosses the line to the north of the settlement to the point the HS2 line crosses the existing railway just to the south of Station Road; then the line of HS2 will be used as the boundary to the point where it crosses Waste Lane. Thereafter the boundary will be drawn close to the eastern edge of site BC4 before following the line of Windmill Lane to the southern point of site BC3 where it then cuts across to Kenilworth Road. . Development opportunities through the 'call for site' process within this line will form the basis for the bulk of the allocated sites.
538. In addition to the principal allocated sites that would then fall within the settlement boundary, there are a number of smaller sites that may then also be considered appropriate for development as they would also be within the settlement boundary. These sites are not being allocated as part of this plan but are being highlighted as they have been promoted for development by the landowner/developer and would no longer be subject to Green Belt policy. The principle as to whether development would be allowed on these sites would be established through the planning application process. This would include the following sites (using the call for site references and the SHELAA for potential indicative capacity):

• 1 – Springhill, 443 Station Road (capacity 21)
• 36 Land adjacent to Oakwood House, Lavender Hall Lane (capacity 7)
• 43 – Land adjacent to Old Lodge Farm, Kenilworth Road (capacity 40)
• 333 – 2 Lavender Hall Lane (capacity 1)

539. A further call for sites submission reference 101, Land at Old Waste Lane/Waste Lane relates to land that has been identified as a Local Green Space (under Policy P20), so is not suitable for allocation.
540. Reflecting the comments made during the Draft Local Plan consultation and guidance in the NPPF, brownfield sites previously discounted as they were not immediately adjacent to the settlement boundary or are located within larger parcels that make a greater contribution to the Green Belt, have been included. The bulk of the housing provision will take place on Barratt's Farm, close to the rail station and bounded by HS2. This site provides an opportunity for car parking to serve the station and the new primary school required.
541. Some of the sites, in particular Barratt's Farm, have multiple and potential complex land assembly issues. It is imperative that sites such as this are considered in a comprehensive manner to avoid piecemeal developments occurring. This needn't necessarily preclude a phased approach where one parcel of land or part of a site may be available for development in advance of another, but this should be in accordance with an approach agreed by the Council and all relevant landowners/development promoters. This will include joint responsibility for the provision of infrastructure, and this latter point will also be relevant to other sites around the village which also need to ensure they contribute towards the provision of the required infrastructure.
542. A mix of market and affordable housing, as well as smaller market homes for young people wishing to remain in the area and specialist housing to meet the needs of older people will be provided in the settlement. This will seek to align the types and sizes of homes to be made available and the needs of the community. However, there will need to be a careful balance struck between making the most efficient use of land and respecting the character of the local area.
543. Balsall Common is one of the Borough's communities that will be more acutely affected by HS2, both during the construction phase and with the impact upon the landscape of the line itself. Phasing of the proposed allocations close to the line, particularly Barratt's Farm will be important to mitigate the impact of HS2 work. It is anticipated that the plan will need to reflect this by phasing much of the Barratt's Farm development until later in the plan period. This will also provide an opportunity for the by-pass to be pursued early to address the needs of both through traffic and HS2 construction traffic.

Existing Allocation

SLP Site 19 – Riddings Hill/Hallmeadow Road (capacity 65)

544. The adopted Solihull Local Plan (2013) allocated this 1.6ha site off Hallmeadow Road/Riddings Hill for development of approximately 65 dwellings. As an adopted allocation this remains to be bought forward and is not affected by this plan.

Proposed Allocations

Justification

545. This allocation focuses on Barratt's Farm but also includes other land holdings nearby. It would include land extending from the current edge of the settlement up to the line of HS2 which is considered would provide a strong defensible boundary at this point. The capacity has increased from the Draft Local Plan 2019 to reflect the higher density housing between the Relief Road and HS2.
546. The western part of the site is lower performing Green Belt, although the eastern part falls within a higher performing broad area in the Green Belt Assessment, 2016. The line of HS2 will cut off the higher performing land from the main part of the broad area to the north and east and will reduce its contribution to Green Belt purposes.
547. Barratt's Farm is located in an area with low capacity to accommodate change in the Landscape Character Assessment, 2016 and is well located, in accessibility terms, to public transport, the village centre and doctors surgery. This site will accommodate the new primary school that is required to serve the settlement.
548. The Sustainability Appraisal offers mixed outcomes, with significant positive effects for access to health and leisure facilities, but significant negative effects due to its size, impact on historic assets and distance to the key economic assets. The Heritage Impact Assessment for Site 1 identifies potential harm to the settings of Pool Orchard and Barratt's Farm, and recommends mitigation by leaving the fields between these two listed buildings and between Barratt's Lane and Meeting House Lane largely undeveloped. Much of the latter land provides amongst the best opportunity for biodiversity enhancement for the site as well.
549. The Level 2 Strategic Flood Risk Assessment includes this site. Development shall be limited to those parts of the site outside flood zones 2 and 3, with green infrastructure provided in the higher flood zones. Whilst the Relief Road will need to cross the watercourse, the river crossing will need to be designed to be free spanning to ensure conveyance is not impeded. The east-west culvert will be naturalised to reduce potential flood risk and provide wider environmental benefits. Developers will also be expected to provide linear conveyance SuDS to reduce reliance on sewers, and to utilise the open space requirements to provide downstream flood alleviation to Balsall Common.
550. Compensatory improvements will be required for the loss of Green Belt as set out in the policy.

Justification

551. This site includes the land at the rear of the dwellings fronting Balsall Street East and up to the boundary with Frog Lane. The site to be allocated for development will exclude the playing fields/allotments at the eastern end of the site. The new Green Belt boundary will use Frog Lane and Holly Lane as strong defensible and well defined boundaries.
552. The site lies in a lower performing parcel in the Green Belt Assessment, 2016 with low capacity to accommodate change in the Landscape Character Assessment, 2016. It is well located with regard to the existing primary school, but less so for other facilities, with overall medium accessibility.
553. The Sustainability Appraisal offers mixed outcomes, with significant positive effects for access to primary school and leisure facilities, but significant negative effect due to the distance to the key economic assets.
554. Compensatory improvements will be required for the loss of Green Belt as set out in the policy.

Justification

555. This site is bounded by the settlement edge to the north and Kenilworth Road and Windmill Lane as far south as the existing development allocated in the SLP 2013. In the Draft Local Plan and Supplementary Consultation this site was proposed for 200 dwellings. Evidence has indicated that this level of development would have a significant adverse impact on the ecological quality of the site and the setting of the adjacent heritage asset, Berkswell Windmill. As a result, the capacity has been significantly reduced and the southern part of the site excluded from development.
556. Although the site is located a greater distance from the centre of the settlement than others, this did not prevent the SLP Inspector concluding that the area was not so remote that it would justify the omission of the two sites in this parcel bought forward under the SLP 2013. The proposed allocation now extends no further south than the existing housing.
557. In Green Belt terms no other parcel of land around the settlement performs less well as identified by the Green Belt Assessment, 2016. At least in part this is due to the development and encroachment that has already taken place in the parcel. The site is located in an area with low capacity to accommodate change in the Landscape Character Assessment, 2016.
558. Whilst the site does not perform well in the Sustainability Appraisal, with twice as many negative effects as positive, including one significant negative effect due to the distance to the key economic assets, much of the adverse effects relating to ecology, landscape, green infrastructure, historic assets and amenity can be mitigated with the more modest capacity now proposed. The Heritage Impact Assessment for Site BC3 identifies potential harm to the setting of Berkswell Windmill and recommends mitigation by leaving undeveloped the paddocks adjacent Windmill Lane and any areas where development would adversely affect the functionality of the Windmill or the view cone from the south-west. Evidence from the Berkswell Mill Wind Flow Study 2019 indicates that the parts of the site closest to the Windmill would be subject to significant height constraints. Excluding the southern part of the site, protecting areas of ecological value and restricting the height of development where necessary elsewhere will ensure that the development does not result in harm.
559. Compensatory improvements will be required for the loss of Green Belt as set out in the policy.

Justification

560. This site is focussed on the farm complex (most of which has been included on the BLR), but also including adjacent land between the existing settlement and the site. A strong and logical new Green Belt boundary will be formed along the eastern boundary of the site. The northern part of the site and land to the east between the site and the Relief Road will be public open space.
561. The western part of this site is in a Green Belt parcel that doesn't perform well in the Green Belt Assessment, 2016 and although the site extends further east into a highly performing broad area, this is so that the previously developed land can be fully utilised. The Relief Road will also cut off the higher performing land from the main part of the broad area to the north and east and will reduce its contribution to Green Belt purposes.
562. The site is located in an area with low capacity to accommodate change in the Landscape Character Assessment, 2016. Whilst the site has low accessibility, there is an opportunity to provide a pedestrian/cycling link to the station and the proposed site for the new primary school via Site BC1.
563. Whilst the site does not perform well in the Sustainability Appraisal, with twice as many negative effects as positive, including two significant negative effects due to the distance to the key economic assets and convenience stores or supermarket, there are opportunities to enhance green infrastructure and amenity. The negative effect relating to minerals no longer applies as the Minerals Safeguarding Area for Coal is not being carried forward in this Plan.
564. Compensatory improvements will be required for the loss of Green Belt as set out in the policy.

Justification

565. This site is focussed on the land associated with the stud farm, but it also includes some adjacent parcels, much of which is previously developed and included on the BLR. The area to be removed from the Green Belt would be that bounded by Kenilworth Road and Wootton Green Lane. It would use strong, defensible boundaries to establish the extent of the Green Belt.
566. Although this is in a wider parcel assessed in the Green Belt Assessment as making a moderate contribution to Green Belt purposes, it is considered that due to the presence of built development and encroachment in this part of the parcel that this smaller area actually performs less well in its own right. A large part of this area is included on the Council's BLR.
567. The site is located in an area with very low capacity to accommodate change in the Landscape Character Assessment, 2016, although as it is substantially brownfield, its contribution to the character of the landscape area is more limited. It has overall medium accessibility, with very high accessibility to a food store.
568. The Sustainability Appraisal offers mixed outcomes, with a significant positive effect for distance to convenience store or supermarket. There are opportunities to mitigate adverse effects relating to landscape, green infrastructure and amenity.
569. Compensatory improvements will be required for the loss of Green Belt as set out in the policy.

Justification

570. This site is focussed on the previously developed land part of the site that sits behind Lavender Hall Farm itself, to the north-west of the fishing lakes.
571. Although the site sits in a highly performing broad area parcel within the Green Belt Assessment, 2016 the HS2 line will provide a new feature separating the site from the wider Green Belt that will remain to the north east. It is considered that, due to the presence of built development and encroachment in this part of the parcel, this smaller area actually performs less well in its own right. A large part of this area is included on the Council's BLR.
572. The site is located in an area with very low capacity to accommodate change in the Landscape Character Assessment, 2016, although as it is brownfield, its contribution to the character of the landscape area is more limited. It has medium high accessibility, with footpath access to the rail station and medical practice.
573. The Sustainability Appraisal offers mixed outcomes, with a significant negative effect for distance to the key economic assets. There are opportunities to mitigate adverse effects relating to landscape, green infrastructure and historic assets. The negative effect relating to minerals no longer applies as the Minerals Safeguarding Area for Coal is not being carried forward in this Plan.
574. Compensatory improvements will be required for the loss of Green Belt as set out in the policy.