Question 25 - Infrastructure Requirements at Solihull/Mature Suburbs

Dear Sirs,

I am writing to express my strong opposition to the proposal in the LDP that the old rugby ground in Sharman's Cross Road be used for a major (67 mixed properties) housing development.

In particular, I note that as recently as 2013 a SMBC all-party committee affirmed, as policy, that they would not sell the freehold of the site or lift the covenants regarding the sites only being used for sporting purposes and as ancillaries to sport. i would, therefore, expect these covenants and the council's affirmation to be honoured. Sporting amenities / playing fields once lost will never be recovered.

In addition, the number of housing units proposed is very significantly (four times) above the housing density of the surrounding area. At the same time, such a level of new building would create a significant increase in traffic flow and concomitant parking problems in and around Sharman Cross Road. In the last five years traffic congestion has become a significant problem in this part of Solihull and the above level of building can only make it worse. Any idea that the traffic problem could be alleviated by running a road out on to Winterbourne Road would be total folly, as well as be damaging / fatal to the future prospects of a first class tennis club.

There would also be significant new pressure on medical and school capacity, which are already under strain.

I, therefore, urge the PSP, council officers and councillors, as well as the Solihull M.P. to maintain the historic covenants and seek the removal of this development from the L.D.P., as son as possible.

I write to voice my objection to plans for housebuilding on the old rugby ground. This is for a number of reasons:
The infrastructure of Solihull already fails to cope with the volume of housing, traffic and residents' needs. The proposed housing development would significantly compound this problem which detracts from the quality of life for local residents.
Proposed housing densities are very high and out of character with surrounding neighbourhoods.
The development is out of character with the area and would diminish Solihull's attractive distinctiveness.
This is an ideal site for engaging people in sport and physical activity. There is overwhelming evidence that lack of physical exercise is a serious threat to people's long term well-being and is a major factor in the the UK's epidemic of obesity, especially amongst young people. The area should be valued as an important area of open space - a green oasis - and somewhere that, with appropriate sports development, could be an important local hub for promoting health and physical recreation.
Please do not earmark this area for housing development; it would be such a sad and unnecessary loss of the borough's historical green-space.
Thank you for giving my views your consideration in this public consultation.

It is with concern I have noted inclusion of Site 18: Sharmans Cross Road - the land used by the Arden Lawn Tennis Club and the land of the disused rugby pitches (former Birmingham and Solihull Bees) - a 2.8 ha site which is located in a mature residential suburb to the west of Solihull town centre, within the Solihull Local Plan Review DRAFT Concept Masterplans January 2019 (Solihull Local Plan Site Allocations - Masterplans).

This is contrary to the 2013 Solihull MBC all party committee meeting affirmation as Council's policy that the they would not sell the freehold of the site, nor lift the covenants regarding the sites only being used for sporting purposes and as ancillary to sport/recreation.

It is therefore of great concern to see that the site has been listed as available for up to 100 residential dwellings.

There are sound planning reasons why the land should not be developed:

* The character and distinctiveness of the locality will be lost forever.
* Loss of established trees and green wildlife area.
* Housing density would be increased 4-5 times that of the surrounding area.
* Inadequate parking in the locality would intensify additional on road parking in the area.
* Existing local infrastructure, such as GP surgeries & schools, which are already overstretched, would not cope with the increase in residents.

I respectfully demand that SMBC reaffirms and commits to adhere to the policy decision it took in 2013 - Solihull needs more investment in recreational and sporting facilities, not less.

Local Development Plan - Site 245
Please consider the following comments in response to the recent consultation
1. Sports pitches will disappear. In 2013 SMBC agreed to protect the use of the rugby ground for sport but high rental costs have meant that local teams cannot afford to use it; this non-use is now being put forward as an argument to allow building on the land. It has been suggested that the developer has imposed these high costs. Solihull Arden Club has used Sport England grants to build courts and then allowed them to fall into disrepair so that they have been unused. SMBC has a duty to promote participation in sport in every way possible. Permanent removal of the neighbouring facilities will threaten the survival of the tennis club.
2. The style and density of the development will be very different from the local area which has family homes. To fit 167 homes, flats will have to be included. Existing residents will lose privacy and there will be increased noise.
3. The traffic situation is already terrible in and around Sharmans Cross Road with rush hour gridlock affecting people going to and from work and schools. Their safety could be compromised and their health affected by traffic pollution.
4. There will be more demand for on-street parking spaces nearby; this is already a source of distress for some residents.
5. GP surgeries are already overstretched. 167 extra homes will put even more pressure on NHS resources.
6. Local schools are already full; extra families will put even more pressure on a stretched system.
7. There are some very old trees and many shrubs and bushes on the site which support local wildlife including some rare, protected species such as bats. Developing the site will damage the biodiversity.
8. The area is prone to flooding, affecting gardens in Winterbourne Rd and Sharmans Cross Road. When Sharmans Cross Road floods, there is traffic chaos. High density development of the suggested site can only worsen this situation.
9. National Planning Policy Framework - the development is too far from Solihull Station and the town centre to satisfy the accessibility requirements.

see attached letter

Thank you for your email. I am writing with my objections to the inclusion of Site 16 in the Draft Local Plan. In particular the loss of Green Belt that will occur , there will be no boundary to protect the Green Belt and the fact that the local infrastructure would not be able to handle the development.

Primary schools and doctor's surgeries in both Hampton-in-Arden and Yew Tree Lane are already at capacity and Catherine de Barnes has neither.

Site 16 was reviewed in the SHLAA 2012 assessment and its suitability for development was rejected then for reasons which I feel were correct at the time and are still equally valid today.

The infrastructure is unable to meet the pressure from 600 new dwellings. There is no public transport along Lugtrout Lane and that along Hampton Lane is inadequate. The medical services in Yew Tree Lane and Hampton are at capacity and Catherine de Barnes has none.

The primary schools are also at capacity.

The rural roads serving the proposed site, Lugtrout Lane and Field Lane are narrow and rural in character which makes them unsuitable for the increase flow of traffic the development would result in. Also the existing junctions either end of Lugtrout Lane do not have the capacity to handle the additional traffic that would be generated. There is no footpath along most of Lugtrout Lane.

I therefore strongly oppose the development of site 16 due to the above.

As a long standing resident of Solihull who has played rugby and coached mini rugby at the old Solihull Rugby Club ground I am angered to discover that the sports ground has been included Local Development Plan for potential housing development. This is despite the 2013 all party policy on the rugby ground on maintaining the SPORTS GROUND ONLY covenant and not to sell the freehold.
I demand that the council maintain the above covenant and take active steps to restore the ground as an active sporting facility for the benefit of the local community
On practical grounds I believe the building of between 60 to 100 houses on the old rugby club ports ground would considerably increase traffic flow into Sharmans Cross Road and increase the already dangerous situation to children due to parking outside Sharmans Cross School. It would also add to the existing traffic congestion at the junctions of Sharmans Cross Road, Streetsbrook Road, Stonor Park Road and Dorchester Road at peak times.
The density required to contain 60 to 100 houses on the sports ground site would be at least 4 - 5 times that of the surrounding area and destroy the character and diminish the historical distinctiveness of he area, and also bring into question the future viability of the historic tennis club facility.
I believe that there is inadequate medical and school capacity to support the considerable increase in local population that the development of the sports ground would bring.
I would also question whether services such as the old drainage system would cope with development of the sports ground, Sharmans Cross road has already been the subject to extensive flooding in recent years

I want to strongly object to the rugby pitches, accessed from Sharman's Cross Road, being approved for inclusion on the above Local Development Plan.
My objections are as follows: -
1. Permanent loss of sporting facilities - I have written and spoken to council employees and local councillors on many occasions about this matter. It is a crying shame that we have let (what once were) wonderful facilities just fade and decay into what they are now. I am 72 and I remember playing on these pitches, as did my son. I have had to watch them fall into disrepair over the last few years when I know that various local clubs would have loved to be able to use the facilities. However they have been prevented from doing so by Oakmore charging exorbitant rents so that they could then say that no-one uses the pitches and so enhance their opportunity to develop the land.
2. Use of land - I understand that SMBC have previously minuted its policy about the use of the grounds only for sport and that they would not sell the freehold. This presumably means that the land is not appropriate for inclusion in the LDP. Has this policy now changed and, if so, when and why?
3. Density - The proposed number of dwellings is considerably more than the density of property in the surrounding areas. The site will be both out of character and out of scale compared to existing development in the vicinity.
4. Design and appearance - This area contains several mature trees with Tree Preservation Orders. It has environmental benefits and is also home to bats, badgers and buzzards.
5. Increased traffic and associated pollution - the norm nowadays is for every adult to own a car. With the number of houses proposed for the site this will exacerbate what is already a very severe problem with traffic, causing gridlock, especially at school starting and finishing times. Sharman's Gross Road is already virtually impassable from 8am to 9am, at least. I really don't need to highlight the danger this would cause to pedestrians, unaccompanied children going to/from schools, cyclists (in what is a designated cycle route) and other vehicles. In addition to there being insufficient parking for the proposed new development, nearly 80 parking spaces would be lost at the Solihull Arden Club. This will obviously affect safety and congestion through increased street parking. Parking is already chaotic during peak times
6. Flooding - The development will worsen what is already a problem with flooding. I have to regularly clear the ditch at the back of my garden, on the rugby club side, to prevent my and my neighbour's gardens being flooded. Sharman's Cross Road is already subject to flooding during heavy rain.

7. Schools and medical centres - there are insufficient schools and medical services already and further development in this area can only cause a degradation of services for existing residents.
8. Sustainability - The site is nearly double the distance away from local amenities than is required in The National Planning Policy Framework so the criteria of that framework is not being met.
I would therefore ask that you remove the rugby pitches from the Local Development Plan for new houses and also that you retain the site as a sports ground as specified in the current SMBC lease with Oakmoor. It would also be in the interests of everyone if SMBC could work with Oakmore and existing or new sports clubs to ensure that the ground is used for sporting purposes in the future.
Finally, the 2013 all party policy on the Rugby Ground maintaining the sports ground only covenant and not selling the freehold should be retained. We need to create a structure for the ownership of the Rugby Ground which would protect it in the future.

I am a resident on Pinfold Road for nearly 10 years, my property backs onto the Farm (not backing on to Hampton Lane gardens). I moved into the street due to the greenery surrounding the property and it being the ideal place to bring up a new and growing family. To build on this green farm land and the Orchard (at the end of the road) shows great disrespect, not just to the land/wildlife/village but to the surrounding residents who have invested their lives/money to live in those particular surroundings. It seems as though no thought has been given to the residents of Pinfold Road who will suddenly be surrounded by new 'affordable' housing, tarmac and not to mention the years of disruption we will be faced with (contractors, dust, hammering...). The new access road planned to go down the back of my garden would result in traffic noise, something we don't have right now. The access allowed to the new development will also see an increased footfall through the street, which will result in increased crime for sure. The street has had many issues with sewer blockages in the past, this will also increase for sure, with potential flooding as a risk. The increased housing will mean, further schools/medical centres/dentists and other support facilities being required - how is this manageable? The amount of traffic that runs down the main roads is already at bursting at rush hour, the increased residents will surely see the place come to a standstill

Also, there is a storm flood pipe that runs under my property, surely this will be affected and because of this, I have vested interest in what is going to happen.

Is there an option for SMBC to 'buy-out' our property or are we going to get some form of compensation?

LOCAL DEVELOPMENT PLAN: SITE 245

(Sharmans Cross Road)

OBJECTIONS TO THE PROPOSED DESTRUCTION OF THE RUGBY FIELDS IN SHARMANS CROSS ROAD

Health challenges for the next decade and beyond

One of the biggest challenges of the next decade and, perhaps beyond, is the epidemic of obesity - particularly amongst the young. It is resulting in an exponential growth in health problems such as diabetes and heart disease that is costing the NHS an enormous amount of money.
Diabetes alone currently costs the NHS 1.5 million pounds per hour!
Exercise is one of the most important ways to help prevent heart disease, and to both prevent and reverse type 2 diabetes.
An ever increasing body of scientific evidence is now firmly suggesting that exercise can help to prevent a wide range of other illnesses including cancer; indeed, the breadth of this evidence is even surprising the scientific community.
In addition to the obesity epidemic there is another major challenge: the ever growing problem of mental illness that is affecting young people as a result of addiction to social media. Physical exercise - particularly that involving team sports - is one of the most effective strategies for treating mental illness.
At public meetings the whole community has been very upset to hear that clubs asking to use the rugby field at Sharmans Cross Road have had their request turned down by Oakmoor Ltd - even though there is a legal agreement that Oakmoor must not allow the land to be used for any purpose other than as a sports ground.
This is one of five sports grounds at risk in the LDP. As there is a shortage of pitches in Solihull, SMBC has a statutory requirement to ensure lost pitches are replaced with facilities of equivalent quality and accessibility. Sport England has found that Solihull is in the 3rd quartile nationally for over-16 participation in sport three times per week and continues to fall in the national league tables.

Density
The development will destroy the character of the neighbourhood. 100 houses are effectively 4-5 times the density of property that surrounds it. This is unacceptable overdevelopment of the site and will be both out-of-scale and out- of-character in its appearance compared to existing development in the vicinity.
Increased traffic and associated pollution
The development will have a serious effect on highway safety. There will be increased volumes of traffic moving in and out of new site, most likely turning right out of site towards the town centre thus increasing gridlock on Sharmans Cross Road, Streetsbrook Road and adjacent side roads. Sharmans Cross Road is currently jammed from 7.45am to 9.00am. This increase will significantly add to the danger of pedestrians and unaccompanied children going to and from Sharmans Cross Junior School and secondary schools. It will significantly add to the danger faced by cyclists, as this is a designated cycle route.

Parking
In addition to cramped parking for the new development, Arden Club could lose approximately 75 parking spaces. This will affect the safety and congestion through increased street parking. Parking is already chaotic during peak times and at school drop-off and pick up times.

Flooding

Sharmans Cross Road is already subject to flooding during heavy rain. The development will worsen this problem. The Victorian drains do not currently cope - something that is well known to the council and Severn Trent.

Design and appearance

This area of Solihull is highly valued for its environmental benefits and contains many mature trees with Tree Preservation Orders. Development of houses will destroy this space which is enjoyed by many residents. It is also a known habitat for bats and badgers.

Schools and medical centres

These amenities are already oversubscribed, and this development will further increase demand leading to a degradation of services for residents.

Sustainability

The National Planning Policy Framework requires developments to have access to local amenities within 800m/10 minutes' walk. The site is 1700m from Solihull town centre and 1000m from the station, so these criteria are not met.



In conclusion, the number of playing fields in Solihull is worryingly inadequate and as Solihull continues to grow, their importance cannot be over-stated. The Council's all-party committee decision in 2013, affirming that the Rugby ground will only be used for sporting purposes, should not be overturned.

I am concerned about the potential development of 100 extra homes in the Sharmans Cross area. In particular I am concerned about the volume of traffic it will create at peak commuter times on the Streetsbrook Road where it is joined by Sharmans Cross Road which is already heavily congested. In addition it will cause further problems around the School at the junction of Woodlea Drive and Sharmans Cross Road.

Site 16 was originally rejected within the 2012 SHLAA for reasons which remain unchanged today. The infrastructure required to support a development of this size is totally inadequate and remains unchanged.
Hampton Lane in particular, is already severely congested even during weekend periods and the impact that further traffic will have will completely change the character and relationship that Catherine De Barnes currently enjoys with Solihull Town Centre and surrounding areas.
The character of the area as a whole and the Green Belt status currently in place will be completely destroyed and become yet another urban sprawl.

See Letter

see letter of objection -site 18 Sharmans Cross Road

As a long standing resident of Solihull who has played rugby and coached mini rugby at the old Solihull Rugby Club ground I am angered to discover that the sports ground has been included Local Development Plan for potential housing development. This is despite the 2013 all party policy on the rugby ground on maintaining the SPORTS GROUND ONLY covenant and not to sell the freehold.
I demand that the council maintain the above covenant and take active steps to restore the ground as an active sporting facility for the benefit of the local community
On practical grounds I believe the building of between 60 to 100 houses on the old rugby club ports ground would considerably increase traffic flow into Sharmans Cross Road and increase the already dangerous situation to children due to parking outside Sharmans Cross School. It would also add to the existing traffic congestion at the junctions of Sharmans Cross Road, Streetsbrook Road, Stonor Park Road and Dorchester Road at peak times.
The density required to contain 60 to 100 houses on the sports ground site would be at least 4 - 5 times that of the surrounding area and destroy the character and diminish the historical distinctiveness of he area, and also bring into question the future viability of the historic tennis club facility.
I believe that there is inadequate medical and school capacity to support the considerable increase in local population that the development of the sports ground would bring.
I would also question whether services such as the old drainage system would cope with development of the sports ground, Sharmans Cross road has already been the subject to extensive flooding in recent years

I am writing to object to the proposal for Sharmans Cross Road to be included as an allocated site.

I am concerned that development on this site would result in the loss of a valuable sporting facility. This land has been allowed to fall into disuse but remains a sought after sporting venue. Approaches have been made to Oakmoor to use the pitch but the costs involved have been prohibitive.

My understanding is that there is a covenant in place which preserves this land as a sporting facility. The Council gave an undertaking in 2013 to honour the covenant and not to sell the freehold. It is important that the Council continue to honour the covenant and preserve the rugby ground for sporting use only.

I also object to the development proposal on the grounds that it will have a serious impact on traffic congestion in the local area. There is already a problem on Streetsbrook Road and Sharmans Cross Road in the morning and evening rush hour and this will be further exacerbated by cars entering and leaving the development. Also, given the limited parking proposed for the development, there will be an impact on the neighbourhood from on road parking. This is already an issue around Sharman's Cross school.

A further objection would be to the density of housing in the proposed development in terms of the pressure on local facilities, traffic and parking. The local school is already over subscribed. In addition such a level of density is incompatible with the rest of the housing in the area.

I strongly object to the current planning proposal under consideration for the above site.
I have objected at every stage will continue to do so.
This land MUST be retained for sporting purposes as outlined in the current lease with Oakmoor Estates Ltd.
In my opinion it is not a site suitable for a residential housing development of between 67 and 100 homes.
The area will become so densely populated which is completely out of character with the surrounding area. This will have a direct impact on the character of the area.
Building houses on this site will also cause major problems from a drainage & flooding viewpoint. Sharmans Cross Road is already suffering badly in this area due to the Victorian drains.
We also do not have the capacity for the increased parking issues the building of new homes would create.
Is there also a suitable infrastructure in place to cope with increased demand for school places ? Medical facilities will need to be increased too.is there capacity here too ?
I am currently a member of the Arden Tennis Club. Surely residential homes could damage its future as a longstanding Sporting facility ?
We need to retain this site for sporting purposes only. We need to encourage & facilitate any sporting groups the ability to use such a site as it had been historically.
At present it is an overgrown eyesore that has been left to decay. It is very quickly becoming a site for anti social behaviour & this must stop !
I am actively saying NO to a residential development.

I wish to object to the proposed building of up to 67/100 houses on the above site.
I have lived on Sharmans Cross Road for nearly 20 years & have written & emailed several times objecting to any building on the site for purposes other than sport & recreation.
We must retain the covenant on the area that outlines its use for sporting purposes only.
The freehold on the site must also be retained & not sold on.
My house backs onto the proposed site & apart from the eyesore it will create, it will :
1. Totally destroy the current character of the area.
2. Parking along the road can be problematic at the moment. If building on this site is granted it will become horrific, especially when one calculates how many cars the average household in the area owns.
3. Drainage on the Victorian drains will become even worse than it is currently.... this road is well known for its flooding issues !
4. Increased population would also cause strain on the area from a medical viewpoint as well as from a schooling viewpoint. Waiting lists on catchment schools are already massively oversubscribed on all age levels.
5. The area I would look out onto from my garden would be so densely populated compared to the area at present.
At the moment I look out into mature trees & plantlife which will be destroyed if the area is urbanised !
6. As a family we enjoy membership of the Arden Tennis Club ... what will become of this private club ? So many possibilities have been mooted. It could become another sporting facility in jeopardy as a result.
Looking at the list of other proposed sites in this area that have been highlighted as suitable sites for residential homes I implore you to reconsider.
We need to foster co operation with SMBC, other sports clubs that would be interested in using the ground for the good of Solihull people.
At present the area has deliberately been left to become overgrown & problematic & a site for anti social behaviour by Oakwood Estates . It must stop now & SMBC must take some responsibility for this.
I implore you to do the right thing & save this site from being over densely populated site for new homes.

Objection to LDP - Site 245
I would like to put forward my objections to Site 245 (Sharmans Cross Road Old Rugby Ground) being included in the Local Development Plan:
1. My primary reason is the site has an existing covenant to be used for sporting purposes and ancillary facilities to sport. This has been in place since the 1960's and the council reaffirmed this as policy in 2013, agreed by an all party meeting of the council. Therefore, the site must be maintained as a sports venue and not be re-designated as suitable for housing.
2. When Oakmoor (Sharmans Cross Limited) bought the lease to the pitches and freehold of the adjacent site, they agreed to respect all the covenants.
3. Oakmoor have consistently refused to honour these commitments to maintain the site as a sporting facility, and over the last ten years the site has been unused and become more derelict.
4. Solihull Council must honour its commitment to the residents of Solihull and the policy to ensure the site is used for sporting activities.
5. There is an obvious need for the site to be used as a sporting facility as various sports organisations have approached Oakmoor to use the site, but these have been consistently refused. It is clear Oakmoor are not abiding by their stated intention to meet the obligations of the covenant.
6. The country has an increasing issue with obesity and health related issues, therefore the council should be encouraging and promoting physical and sporting activities across a wide range of sporting venues.
7. Adjacent to the Site 245 are Solihull Arden Tennis Club, Solihull Football Club and Sharmans Cross Junior School, all with longstanding and well used sports grounds and facilities, of which the former Rugby Club was an integral part. The site should be maintained as a sports ground and the venue redeveloped to reinstate the former status quo. This will promote a cohesive sports facility enabling access by a wide range of ages, abilities and interests.
Further objections related to any proposed development:

8. Over Development: The proposed development of 67 / 100 houses is completely out of character with the surrounding area - roads such as Sharmans Cross Road, Winterbourne Road and Welcombe Grove.
The proposal of 100 houses is 15% MORE than the 87 houses proposed by Oakmoor developers 8 years ago, which the council turned down.
The 100 houses or dwellings would inevitably be accomplished by using buildings of multiple floors which is completely out of character with the surrounding area.

9. Traffic Congestion: 100 houses would inevitably lead to increased traffic and congestion on an already very busy road. Some owners / occupiers may have no cars; many will have more than one.

10. Increased Dangers to Pedestrians and Cyclists: The greatly increased volume of traffic will create additional dangers for pedestrians and cyclists (who use the designated cycle route), including the many young school children who walk and cycle to the nearby Sharmans Cross Junior school. The Council's Road Safety Team has been working with the school to promote walking and cycling to school. The development would increase the dangers to the children.

11. Parking Congestion: The very high density of housing proposed would lead to parking congestion on site and nearby roads. New developments lack sufficient provision for owner or visitor parking. This will lead to vehicles being parked on adjacent roads such as Sharmans Cross Road, Woodside Way, Dorchester Road and Winterbourne Road.

12. Environment: The area is a well-established green space with many mature trees and areas of wildlife, including bats and badgers. I regularly see bats flying around my garden.

See attached letter

I wish to object to the inclusion in the LDP of a development on the rugby ground on Sharmans Cross Road.
My principal concerns are as follows:
1. Loss of green, open space
The site is currently a welcome, open space in a pleasant, residential area, and should be used for recreation. In addition it is beneficial in being grassed as it can absorb some of the rainfall to reduce flooding. If this area is built on as proposed, we will lose many things:

a. Permanent loss of sports ground - Solihull is already poorly supplied with sports facilities, and this site in particular is covenanted to be used for sports. This covenant alone should be sufficient reason not to ever consider development of this site. The covenant should be honoured, and local clubs allowed use of the ground. Lack of facilities reduces the participation in sport of children and adults, impacting health and general well-being. Solihull's poor performance in this area could also negatively impact the attractiveness of the area.

b. The character of the area - Currently, the dwellings in this vicinity are predominantly widely spaced, two storey houses with large gardens and open space around. The planned development would need to be 4-5 times denser, so with less gardens and/or taller. They will thus be out of character with the area. Solihull could lose its reputation as being a 'nice place to live' if developments are overcrowded like this.

c. Drainage - Gardens and land in this area already suffer from poor drainage and flooding. The significant increase in hard surfaces proposed for this site will increase flooding in the area, with many environmental and social impacts.


2. Traffic
Sharmans Cross Road is already an extremely busy road, and is particularly hazardous at either end of the school day when there are many children walking, scooting or cycling along and across the road. Both ends of this road are very congested with large queues attempting to access Streetsbrook Road or the roundabout at Prospect Lane. The addition of up to 100 dwellings will inevitably add to this congestion and increase the risk of death or serious injury to pedestrians and other road users. Any other point of egress from this site would not be any better, with traffic still ultimately increasing congestion near the town centre. In turn, this again impacts the attractiveness of the area to visitors, residents and businesses.

3. Pollution
Along with congestion on these roads, the increased queuing traffic will increase pollution on routes where children are walking to school, impacting their health. Such less desirable circumstances could also discourage children from walking to school when we should be doing all we can to increase this.

4. Parking
The parking for the Club will be insufficient at peak times, hence users will be forced to park on the road. This would exacerbate all the above points: congestion, risk to road users, and pollution. Also, parking for residents would be very limited due to the density of the proposed development. This would create further problems, including a possible clash between residents and club members over the use of club parking spaces.

Considering all the above points, I demand that the 2013 policy to maintain the sports ground only covenant and not selling the freehold is upheld

I am a resident of Sharmans Cross Road, Solihull and am writing to object strongly to the above proposal for the following reasons:

1 - The proposed development will be overbearing, out of scale and out of character with the established properties in the area. High density development of two to three storey buildings will greatly increase noise and pollution, and significantly reduce light and privacy for existing residents.

2 - The proposed area is not wasteland for development but valuable open space which is used and enjoyed by local residents and wildlife alike. Badgers and bats reside there and we have a woodpecker (protected by The Wildlife and Countryside Act 1981) frequently clinging to the tree trunks in this area. The proposed development would impact on the root system and crown spread of the trees which would be detrimental to the local wildlife and ecosystem.

3 - There exists an historical covenant to ensure this area of land is used only for sport and this should remain as agreed.

4 - The proposed development will bring a huge area of hard surface which prevents water/rainfall soaking into the ground in an area already prone to flooding due to heavy rainfall, causing greater hazards and difficulties to residents.

5 - The development will inevitably bring an increase in traffic turning on to a road which is already heavily used especially at peak times often causing tailbacks heading into Solihull.

6 - In addition to the above point, the road is congested at school times, morning and afternoon, with families parking to walk to the Junior school. This means the road width becomes significantly reduced, presenting hazards and restricted right of way. Greater volume of traffic will increase these dangers leading to accidents.

7 - The junction at Streetsbrook Road/ Sharmans Cross Road/ Stonor Park Road & Dorchester Road has been the site of many road accidents. Greater volume of traffic will increase the likelihood of accidents occurring at this junction and roads adjoining. Recent accident - Tuesday 12th March - Sharmans Cross Road - approx. 6.30pm - between Woodside Way and Arden club exit.

8 - The safety of pedestrians will be jeopardised due to increased parking, moving vehicles, bus drop off & pick ups and no designated area to cross roads safely.

The local infrastructure cannot take more traffic, more sewage, more flooding, more danger hazards, any development.

Substantial increase volume of traffic leading to increased congestion, especially at the junction of Sharman's cross/streetsbrook/stonar park/Dorchester roads and outside sharmans cross junior school.
More pollution.
Are there places for children at sharmans cross school? If not, children will have to be driven to further schools. See point above.
Strain on existing facilities - schools, doctors, dentist etc. More parking chaos at prospect road shops.
Loosing the old character of the area by changing the landscape and potentially cutting down old trees. Loss of wild life habitat.
Loosing local sports facilities.

The agreed (all party) policy on the Rugby Ground, established in 2013 - which confirms and reaffirms that the the sports ground only covenant must be maintained and the freehold must not sold - MUST be retained.

The plans envisage the loss of the sports pitches, at a time when Solihull is short of pitches for our children to play on (which are important for children's physical wellbeing). The replacement of these sports pitches with such a high density of housing (and one which is much higher than the rest of the area) would, of neccessity in squeezing so many in, lead to buildings that would be quite out of keeping with the area, making this an unsuitable development.
Bringing so many additional houses and the residents who will live in them, will also bring a significant strain on the infrastructure and services in the area:
Sharmans Cross Road and the surrounding roads (notably Streetsbrook into which it feeds) are already congested in the morning when there are long queues which on Sharmans Cross often stretch from Woodside way up to Streetsbrook and on Streetsbrook back even as far as Woodlea road. An additional 60-100 homes would exacerbate this problem. Even if the new development is able to feed out onto Winterbourne Rd or Welcombe Grove, the traffic will quickly meet the queues on Blossomfield Road. Aside from the inconvenience these additional congestion problems will bring, both in these roads and the Solihull road arteries they feed into, such congestion and increased traffic volume brings pollution and road safety issues. Traffic from the development passing down Sharmans Cross away from Streetsbrook would increase volumes of traffic near Sharmans Cross School and this increases the danger to the young people being educated there when travelling to and from the school.
The schools around the area are already oversubscribed and the new houses will increase the pressure on these schools, and the GP surgeries in the area are similarly very busy. Significant new infrastructure would be needed for more development in the area.
The Sharmans Cross Area is important for wildlife and environment. The sports pitches are part of an area of open space with mature trees and complement the space behind the houses on the other side of the road and the parkland around Woodside Way and creates a large habitat for a very wide variety of small mammals and birds as well as different species of trees. The development of the land for housing would both reduce the amount of green space available to the local community (which is important for people's mental wellbeing as well as their physical wellbeing) and reduce air quality, as well as impact on the wildlife.

See Letter

There is enough congestion in this area at peak times and having more husing here will make the problem worse. The new builds will also not fit in with the current the look of the area. Also the loss of the pitches will not be good as there will be no football pitches as such in the locality.

RE: Local Development Plan Site 245 - Ex Rugby Pitches Sharmans Cross Road


I would like to object to the above proposed development on the following grounds:-

1. Covenants: I believe the land has covenants restricting the site for sports use ONLY, and therefore wonder how it could even be considered for housing in the LDP. To maintain trust in the local democratic process, this site should be ruled out for housing. The sports pitches are excellent quality and would be extremely difficult to replace, particularly in such an accessible area.

2. Solihull Arden Club: Solihull Arden Rackets club abuts this site, and parking for this facility is already at a premium in busy times. It is quite easy to see that this (another sporting facility) could be precariously placed should this large scale infill development proceed.

3. Pow Grove: An historic SINC site of woodland also abuts the Rugby Pitches, substantial work has recently been undertaken to protect its future with thinning and a considerable number of new saplings planted. It is owned by SMBC and it should be well aware that the balanced nature of such areas is likely to be significantly affected by large scale development at its edge, both in the construction stage and afterwards

I wish to register my objections to the proposed development of 100 houses on the rugby ground in Sharmans Cross Road.

1) TRAFFIC CONGESTION: My primary objection is the impact that such a development will have on traffic congestion. 100 houses means, perhaps, 150 cars potentially exiting onto Sharmans Cross Road at peak times.

Traffic is already heavily congested, queuing along Streetsbrook Road, well past Sharmans Cross, heading into Solihull. Exit from Sharmans Cross onto Streetsbrook at such times is already extremely difficult, without the possible increase of further traffic.

In the direction of Danford Lane and Prospect Lane, there is Sharmans Cross Junior School. At peak times Sharmans Cross Road is no more than a 1-way road with all the traffic dropping/collecting at the school. 2-way flow is nigh impossible! Then there is the congestion in all directions at the Danford/Prospect island. Therefore, the increase in traffic from such a new development will considerably add to these current problems and add to the considerable safety concerns for school children and parents who are all over that road at those peak times.

2) CAPACITY OF MEDICAL AND DENTAL FACILITIES: The number of GP and dental facilities in the area is very limited - particularly GPs.
Such a vast increase in housing as proposed is going to stretch the already inadequate availability of such services beyond acceptable limits. Irrespective, of whether new residents are able, or not, to sign up to such local services they, inevitably, will travel by car - adding to the same issues as in (1) above.

3) GREEN SPACE: Are we, or are we not, concerned about the health and welfare of the nation? Should we be taking away green space leisure and sports facilities to overload the area with densely packed housing? There is no way we are ever going to return housing to sports facilities, so I am very much of the opinion that we should preserve, develop and invest in the integrated green sports facilities in the area - which is investment, not only in health and wellbeing, but also in the availability of participation sports to occupy our youth who may otherwise not be so healthily occupied.

I am a long-time resident of Solihull, and I am writing to express my concern about the proposed development of the Old Rugby Club, Sharmans Cross Road, Site 18 the in the draft local plan supplement - Plan site 245. This proposal will have significant environmental and social impact on the surrounding area and the residents of Solihull,

As per point 271, in the draft plan this site is in a largely residential area close to Solihull Town Centre. It is incorrect that the "previous planning application was refused solely because the proposals did not provide sufficient affordable housing", As one of the people who successfully objected previously the planning application was rejected due to the potential loss of sporting facilities. It is therefore disingenuous for the planning department to now suggest that the previous decision therefore "indicates that the principle for the development was considered acceptable". This shows a total disregard for the feelings and well-being for the people impacted by this proposal.

As for point 272. SMBC claim that "Whilst the former sports ground has been disused for a number of years, compensation for the loss of playing pitches will be required." This position has been manufactured by the current Land owner Oakmore Estates who, following an agreed purchase agreed with SMBC of some of the land impacted by this proposal, have put rental prices for the sports land at a level beyond ANY local sports club to £60,000 per annum. This has been further exasperated by the loss of changing facilities which Oakmore allowed to fall into disrepair. The fact that SMBC recognise that compensation will be required suggests that somebody will be impacted which of course is the people of Solihull! This is unacceptable.

As a resident of Solihull, and former youth football coach I have witnessed a long period of progressive loss of sporting facilities across the borough which includes the loss of changing rooms in public parks and a reduction in the scale of use of parks pitches. This policy of continued loss of sports land in the borough has seen Solihull fall to the 3rd quartile in the national league tables, from 50th to 75th spot, for participation in sport 3 or more times a week.

Awareness of the needs for physical and mental wellbeing is at an all time high with the government's Children and Young People's Green Paper calling for local authorities to support good mental health for local populations, strengthening individuals and communities, creating healthy places and addressing the wider determinants of health such as access to green space.
Good mental health is essential for children, young people and their families to be able to thrive. SMBC should be supporting this policy. Instead Sharmans Cross is one of five sports grounds at risk in the LDP. As there is already a shortage of pitches in Solihull, SMBC has a statutory requirement to ensure lost pitches are replaced with facilities of equivalent quality and accessibility.

In 2013 an SMBC all party committee meeting affirmed as "POLICY" that they would not sell the freehold of the Sharmans Cross sports ground or lift the covenants regarding the sites use as being for sporting purposes and as ancillaries to sport. I am not aware that SMBC officers have reviewed this policy and therefore 'demand' that the policy be retained". To not do so would be a dereliction of duty.

I am also concerned with the environmental impacts of this proposal.

Density - The development will destroy the character of the neighborhood. 100 houses are effectively 4-5 times the density of property on Winterbourne Rd where I currently live. This is unacceptable over development of the site and will be both out-of-scale and out- of-character in its appearance compared to existing development in the vicinity.

Increased traffic and associated pollution - The development will have a serious effect on highway safety and the convenience of road users, including:

Increased volumes of traffic moving in/out of new site, most likely turning right out of site towards town, increasing gridlock on Sharmans Cross Rd which is already dangerous, Streetsbrook Road, and the inevitable increase of traffic on side roads.

Danger to pedestrians, unaccompanied children going to/from Sharmans Cross Junior School and secondary schools. Note many local children cross the fields in order to gain access to Alderbrook Road and onward to Tudor Grange, Alderbrook and St Peters secondary schools. This is considered safer than walking around the local road network.

Danger to cyclists, as this is a designated cycle route.


The health and wellbeing of Solihull residents and its visitors are of upmost importance. This proposal removes a vital sports facility that the council has previously agreed to protect. I therefore object and ask that SMBC remove the Rugby Ground from the Draft LDP. That SMBC Honour the policy agreed in 2013 and retain the sports ground for its intended purpose. That a working group be created between SMBC, residents and interested sports clubs to develop a sports facility at Sharmans Cross that supports the health and wellbeing of all people living in Solihull and surrounding areas.

I am a long-time resident of Solihull, and I am writing to express my concern about the proposed development of the Old Rugby Club, Sharmans Cross Road, Site 18 the in the draft local plan supplement - Plan site 245. This proposal will have significant impact on the local community and completely destroy the character of the neighborhood
Sustainability - The National Planning Policy Framework requires developments to have access to local amenities within 800m/10 minutes' walk. The site is 1700m from Solihull town center and 1000m from the station, so this criterion is not met.
If everyone on this new development has cars this will just create chaos to the surrounding roads. Presently Sharmans Cross Road, Streetsbrook Road and Dorchester Road are gridlocked at various times in the day. All the side roads get used as a rat run and they are not capable of taking increased traffic. I walk my dog every day and am becoming increasingly concerned about the queues of standing traffic and pollution at peak times. Since the change of access to the station Dorchester Road now has taxis parked and there is a definite increase of people using this road to drop people off at the station. The parking is often dangerous to both pedestrians, many of them school children and cyclists. An increase of 200 plus cars will create a serious risk and hazard.
Design and appearance - This area of Solihull is highly valued for its environmental benefits and contains many mature trees with Tree Preservation Orders. Development of houses will destroy this space which is enjoyed by countless residents. Many residents use this space to walk dogs and you can often find school children playing football or just socialising. It is so important to have somewhere that is safe for local people to use. It is also a known habitat for bats and badgers and a variety of bird life.
Schools/Medical facilities - If this development gets the go ahead, I am also concerned on the demand will have on already over stretched facilities. All the local schools and medical centers are already over subscribed and this development will further increase demand leading to a degradation of services for residents.

I really hope you will consider all the concerns from myself and other the residents when deciding on this proposal.

I look forward to your response.