Knowle, Dorridge & Bentley Heath

I believe that Knowle currently has around 4,000 homes. The current proposals would see this increased by at least a further 1,000 homes. This is an increase of in excess of 25% and considerably more than that anticipated elsewhere in Solihull. It also needs to be considered against the growth in population which the area has seen in the recent past. The local infrastructure is unable to cope with the current volume of use at peak times with the current population. There are a number of road bottlenecks particularly the High Street and Station Road causing considerable traffic congestion. The shopping facilities and related parking provision within Knowle are again sufficient for the current population level but would require considerable enhancement to cope with such an increase in usage. It is difficult to see how this could be accommodated within the current footprint.
There is not a significant pool of employment opportunities within Knowle and most of the residents travel elsewhere for work thus leading to the peak time issues with regard to road congestion. Additionally the capacity at the local railway stations is limited with all available car parking largely full by 8am.
The green belt which surrounds Knowle is a significant local amenity which is used and enjoyed by many residents for activities such as exercise and dog walking. I think many local residents have grown to appreciate these areas during 2020 and they should be safeguarded rather than destroyed. The green belt also serves as a key separation of development and any loss should not be taken lightly. Any reduction in the green belt would be a great loss both to the rural feel of Knowle and to the quality of life of future residents.
We are all encouraged to cut down on consumption of fossil fuels and environmental emissions. It is likely that significant further development of Knowle and surrounding villages will serve to increase such impacts as there would be additional journeys to employment bases. The development of further housing accommodation should be better coordinated with the expected commercial development within the Solihull area.
In conclusion I believe that the green belt and open spaces should be protected in order to prevent urban spread and provide open space for recreational use. Through 2020 such areas have been increasingly used and appreciated by local communities and should be safeguarded for future generations rather than built on. Accordingly I believe that the proposed developments in the Arden Triangle and along Hampton Road are inappropriate and should not be adopted within the final version of the development plan.

Inappropriate development for the area which does not have the infrastructure to cope with such expansion.

Destruction of valuable local amenity.

The Master plans should have much more detail to justify the proposals and to demonstrate that they would be deliverable.
A full transport assessment should be published, with detailed proposals for dealing with the impact of the proposed developments

The so-called Master plans are nothing of the sort. They show housing density proposals, but no argument for them. They also identify NO factors that would need to be taken into account if/when a detailed plan is being considered, such as housing mix, the sizes of gardens, streets, amount of parking, requirements for refuse bin storage and a host of other detailed items that go to make a development one that could be considered acceptable.
The area is NOT well served by public transport. The only train station is in Dorridge and is almost inaccessible by public transport, even from Knowle the public transport is patchy and non-existent from the Hampton Road development and only partly from the Arden Triangle. The transport assessment of the impact of the developments is non-existent. A bare statement that the Hampton Rd/High St junction would not need attention is farcical.

Build a bigger kitchen and dining hall for Arden, it would make more sense.
Do a traffic survey of the route through Knowle at peak times.
Research health facilities currently and consider all the extra residents and what impact they will have on the facilities.
I don’t know how to change the plan but these points need addressing otherwise our lovely village is going to be ruined!!

It seems Arden School is being rebuilt because the kitchen and dining facilities are too small!
The entrance is being moved to a Warwick Rd to alleviate congestion on Station Rd, but the High St is already congested and the Warwick Rd is a continuation of the High St . - therefore it will make the main route through Knowle even more congested! It doesn’t make sense! When was the most recent traffic survey?
Doctors surgeries are already overbooked and it’s difficult to get an appointment- what has been done about this?

Road junctions must be clearly laid out.
Plans for increased parking provision must be included.

Insufficient regard to traffic flows in and around Knowle, particularly the central area, and the limited amount of parking provision for the increased number of shoppers.

I note that the proposed Concept Masterplan is the outcome of a lengthy collaboration involving
landowners, Arden Academy, parents, students, and members of the local community and that all parties agree in principle that this plan represents an effective solution to meeting the needs of the whole
community. In my view, this open and collaborative approach meets the required tests of soundness and legal compliance.

It is clear from all the studies commissioned by UK Central Government, SMBC and the KDBH Neighbourhood Forum that an allocation of new housing is justified and warranted within this plan area. It is equally clear firstly that recent new housing schemes have contributed little in terms of improvement to local services and facilities and that, secondly, the long term viability of the current Arden Academy is unsustainable in terms of quality learning provision on the current site. The school is long-overdue for re-development but has no means by which to undertake this work. T

Furthermore the consideration given to the location and access routes for the new school will serve to mitigate the current traffic and access challenges associated with the current school site whilst maintaining and encouraging walking and cycling access in line with the SMBC and Neighbourhood Plan policies and aims.

More generally, having actively engaged in the production of the KDBH NF local policies I consider that the plans as described herein have taken due account of and meet the intention of these.

The proposals outlined in the Concept Masterplan therefore represent a balanced, justified, legally compliant and sound basis on which to meet both needs for the long term viability of the whole community.

As a local resident (Lodge Road), parent and member of the KDBH NF I therefore wholly heartedly support this proposal.

All government/independent studies agree that an allocation of new housing is justified and warranted within this area. It is also clear that:
(1) recent new housing have contributed little in terms of improvement to local facilities; and
(2) the long-term viability of quality learning in Arden Academy is unsustainable on the current site, it being long-overdue for re-development but having no means by which to undertake this work. The school currently far too small for the students.


The proposals outlined in the Concept Masterplan therefore represent a balanced, justified, legally compliant and sound basis on which to meet these needs.

I would like either no properties to be built or simply reduced significantly in number. Consideration must be given to building on sites that are currently unused industrial land.

Having studied the plans I cannot agree to them. The additional housing proposed will put further strain on an already clogged village. Quite simply, the roads cannot cope with more traffic, the medical facilities cannot cope with more people, and schools cannot cope with more children.
Additionally, the character of Knowle as a village is going to be destroyed by this plan

All government & independent studies agree that an allocation of new housing is justified and warranted within this area. It is also clear that:
(1) recent new housing has contributed little in terms of improvement to local facilities; and
(2) the long-term viability of quality learning in Arden Academy is unsustainable on the current site, it being long-overdue for re-development but having no means by which to undertake this work.
(3) proposals align to KDBH NF policies

The proposals outlined in the Concept Masterplan therefore represent a balanced, justified, legally compliant and sound basis on which to meet these needs.

Particularly supportive of the Arden Academy rebuilt to bring it up to date and assist in ensuring that it remains a strong, vibrant academic centre in the southern part of the borough. In part such that the area remains an attractive destination (coupled to the primaries) for younger families. Also supportive of most of the residential building provided the plans as laid out are not compromised by corner cutting of common services (eg. green spaces) and the nominated builders are builders who will build to a high construction and amenity standard.

The main reason for my support is that Arden Academy desperately needs redevelopment to continue providing quality learning.

All government & independent studies agree that an allocation of new housing is justified and warranted within this area. It is also clear that:
(1) recent new housing have contributed little in terms of improvement to local facilities; and
(2) the long-term viability of quality learning in Arden Academy is unsustainable on the current site, it being long-overdue for re-development but having no means by which to undertake this work.
(3) proposals align to KDBG NF policies

The proposals outlined in the Concept Masterplan therefore represent a balanced, justified, legally compliant and sound basis on which to meet these needs.

Firstly for this plan to comply with the Neighbourhood Plan that the community supported and housing densities be reduced and capped in line with the village character and that a clear strategy is outlined to deal with the significant traffic impact this will bring.

Given the effort and support of the local community for the Neighbourhood Plan that was prepared it is disappointing that many aspects have not been taken on board. The Solihull Local Plan does not clearly reflect the viability of the Arden Triangle and alternatives given the impact on the greenbelt, traffic and the village nature of Knowle.
The proposals show housing densities far in excess of those in the local area and where quoted seem to be deliberately open in terms of numbers eg 45dph+ and there is no clear mitigation to the traffic congestion this development will bring.

1. Transport with reference to Paragraphs 685/690/Concept Master Plan/Knowle Transport Study
a) As a resident, I don't feel the area is currently well served by public transport, as the bus network within KDBH does not encourage me to leave my car at home for my journeys around the settlement particularly between Knowle and Dorridge. I think it would be fairer to say "The area is currently served by a variety of public transport options". I also think it is more appropriate to continue to say " ... it will be VITAL to retain AND improve the public transport offer" as saying 'where possible' is not going to be sufficient to accommodate the needs of 800 additional households.
b) I would also like to comment on the remainder of paragraph 690 relating to the "Opportunities for enhancing existing walking and cycling routes and creating new routes will continue to be explored, particularly where these would provide access to schools, local centres and the railway station"
I agree 100% with this statement, as finding ways to encourage new & residents to leave their cars at home are imperative to the successful integration of new homes to the KDBH community. Unfortunately, I see little concrete evidence in the Concept Master Plan or Knowle Transport Study to believe that this has been given sufficient thought to-date to trust it will become a reality, and hence I am raising my concerns here. I would feel more confident if I saw references, for example, to the provision of bike storage for new properties at KN2 that would not have their own garage or if the concept of 'Quiet Lanes' suggested in the Transport Study featured in the Local Plan itself or if there was specific reference in the Concept Master Plan to where new pedestrian/cycle routes between the new KN2 housing/school and Dorridge Centre may be located, as making it easier/more enjoyable for people to travel between KN2 and Dorridge Station/retail outlets on foot or bike will be critical to the livablity of the area once the developments are complete. Improvements in this area would be a HUGE improvement for existing Dorridge residents. For example, showing how 100s of pupils will be able to get to the new Arden Academy from Dorridge using a safer and healthier environment than their current Station Rd journey would give me more confidence in the soundness of the statements in the Plan. Living close to Dorridge Station in 2020 during Lockdown, I have seen so many more people out on foot/bike, so believe there is interest in non-car options, but with 'normal' traffic levels and the current dependence on Station Rd to move efficiently from south to north, the current options aren't desirable. This Plan should be showing what non-car transport will look like to be considered sound and show an improvement on the current situation. Personally, I would be very excited to see how, in future, I could travel to Knowle High Street without having to travel up Station Road from Dorridge. Avenue Rd, for example, could offer a delightful route for foot and cycle traffic, if the route north from the top of the road continued on quiet streets through KN2 to St John's Close. I don't feel the statements of intention documented in the Plan are reflected in the supporting documentation and for this reason I question its soundness.

2. Also, with regard to this Plan's compliance with the KDBH Neighbourhood Plan, I question the proposed Housing density for parts of KN2 and also the lack of additional GP Services being proposed, as, without them, the quality of life of existing residents cannot be retained. For this reason also I question the soundness and legality of the proposed Solihull Local Plan in this area.

Whilst, overall, I do not object to the sentiments & intentions of the proposals for Knowle, Dorridge and Bentley Heath, I do not feel, having studied the infomation provided here, that all the statements made in this document can be considered sound and legally compliant because I have not found sufficient supporting evidence in the Concept Master Plan, for example, to believe that the vision can be achieved in reality.
I also question whether this Local Plan meets all the development requirements set out in the KDBH Neighbourhood Plan, with regard to housing density and provision of services.

I support this proposal to build house and a new school in Knowle. Arden school is one of Knowle's major assets and is in dire need of re-development. A plan that will bring a much needed school building will only help to continue the successful education the school is bringing to our local children.

I fully support the proposal for a new school to replace the current Arden site and all the proposals associated with the new school. If Knowle, Dorridge and Bentley Health are to get additional housing, it is imperative that a new school is provided.

The proposed allocated sites should be moved to different sites closer to Dorridge and the station if they are to be more sustainable. Knowle is already over developed for its facilities and it will lose all of its character with further development.

The plan has not taken into account the views of the vast majority of the residents of Knowle. This local authority has ignored the representations of local residents and the KBHD Local Plan. This is unnecessary development and valuable greenbelt will be lost.

The school is no longer fit for purpose, and the increase in population size means this will continue to worsen. We need to be ready for a future with carbon neutral buildings, hopefully this will go a long way to provide it. We need safe cycling routes to school to encourage local parents to support cycle commuting, and biodiverse safe clean areas for the community to enjoy walking. We MUST focus on tree preservation and increase the number of new trees planted- trees were chopped down in Arden academy last week without neighbours' consultation, we expect replacements to be planted.

Proposed Policy Modification
Policy KN3: Land at and adjacent to No.79 Earlswood Road, Dorridge
1. The site is allocated to provide up to 75* or 160** units of specialist accommodation for older people. (* Using land at SHELAA site 210 as per Appendix 2 & 3
** Using land at SHELAA sites 29 and 210 as per Appendix 1)
2. Development should incorporate the following:
i. Vehicular and pedestrian site access from Earlswood Road.
ii. Retained/enhanced areas of species rich grassland as part of Local Wildlife Site;
iii. Biodiversity off-setting/compensation for any loss of grassland.
iv. Retained/enhanced planting and landscaping around site perimeter;
v. Existing Public Right of Way running through the site retained;
3. Infrastructure requirements should include:
i. Provision of suitable pedestrian and vehicular access from Earlswood Road;
ii. Appropriate measures to promote and enhance sustainable modes of transport.
4. Green Belt enhancements should include:
i. Tree and hedgerow planting;
ii. Improved landscaping;
iii. On site green and blue infrastructure;
iv. Access improvements to the green belt beyond the site boundary;
v. Biodiversity enhancements;
vi. Any other compensatory improvements that considered acceptable.

See attachment dated 9 November 2020

None specified.

See attachments

In circumstances where the Examination is provided with insufficient levels of comfort that either of sites KN1 or KN2 are deliverable and viable, the relevant allocation should be removed.
Whether or not KN1/KN2 are removed, a new policy KN3 and associated justification text should be inserted into the Knowle, Dorridge and Bentley Heath Settlement Chapter allocating land at Golden End, Knowle for some 250 dwellings. The justification can be taken from the commentary taken from the Council’s Site Assessment summary dated November 2020.
Example of the Policy text is provided in supporting information.

See attachments

Include site 526 at Jacobean Lane as an allocation.

See attachments.

Modifications as proposed in the representations which include:
- Deleting references to the settlement being well served by public transport at para 685 and 690.
- Adding that traffic lights would be inappropriate at para 698
- Additional paragraph after para 700 to read:
"The Neighbourhood Plan has two policies that are particularly relevant. Policy ECF2 requires consideration of dual use, by the community, of school buildings and outdoor recreational facilities. Policy ECF6 provides for the submission of a Community Access Statement and agreement regarding the extent of public access. Both of these policies are applicable to the new education provision in Knowle."
- Para 703 add text to end of paragraph as follows:
"Neighbourhood Plan Policy ECF6 provides for the submission of a Community Access Statement and agreement regarding the extent of public access. This policy will be applicable to the proposed new sports provision."
- Para 707 add text to end of paragraph as follows:
"The Neighbourhood Forum’s affordable housing policy (Policy H2) requires 25% of affordable housing to be occupied by household with a strong local connection with KDBH. This is different from the Borough-wide provisions in this Local Plan. However, given its local credentials, Policy H2 is the policy to be applied in KDBH. With regard to the required affordable housing tenure split (Policy P4A 6), regard will be paid to the Neighbourhood Forum’s preference for a higher percentage of shared ownership."
- Additional paragraph after paragraph 707 as follows:
"Primary Health Care - The three doctors’ surgeries within KDBH are all under stress. As such, proportionate developer contributions will be required towards improvements to the local primary health care system. An appropriate location to meet the need will be identified."
- Additional para after Para 709 as follows:
"The density of future development will need to reflect a number of factors. It will be appropriate to make efficient use of land and exploit proximity to existing services and amenities. At the same time, avoidance of a cramped appearance will be important as will the characteristics and distinctiveness of the area, the landscape setting and proximity to listed buildings."

See attachments.

More justification for development in Knowle and for the sites that have been chosen.
Further details of transport impacts and mitigation and improvements being undertaken prior to development.

See attached representation.

Site 107 does not perform a Green Belt function and should be excluded from the Green Belt in the Local Plan Review. An examination of the evolution of the area supports the case that Gentleshaw Lane would be a logical rounding off of Oldway Drive, Warwick Road, Riverside Drive and Pool Meadow Close - all of which have previously been developed within the Green Belt clearly inconsistent with the Green Belt objective of maintaining openness.

See attached documents

Inclusion of the site in the plan as an allocation.

See attachments. LAND AT JACOBEAN LANE, KNOWLE

See attached representations

Paragraph 685 should be amended to reflect true transport provision in KDBH. This would accord with ‘Justification’ criteria in Para’s 268, 271 & 276.

See Attached Letter

Suggest amendment to wording:
“The area is not well served by the bus network and in accordance with Objective 5 of the Council’s evidence based “Solihull Connected” we will work with the local community and Council Partners to facilitate an improved and sustainable bus service.”

See Attached Letter

See Attached Letter

The allocation should be extended to include Land at east of Warwick Road and north of Wyndley Garden Centre (site 552 in the Site Assessment October 2020).

See attached document. Land at Knowle