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CHAPTER 15: WOLVERHAMPTON CITY CENTRE
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15.1
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Introduction
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| 15.1.1 |
Wolverhampton City Centre is a vital asset for the City,
which needs continual improvement and investment. It is a focus for shopping,
leisure, employment, and civic functions and, increasingly, a place for
people to live. It also captures the City's identity. A clear, robust, positive
and up-to-date planning framework is essential to secure successful regeneration
of the City Centre. |
| 15.1.2 |
The main purposes of the City Centre Inset are: - |
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- to promote a vision for the City Centre;
- to provide a strategy and policy framework which defines the future
shape and role of the City Centre;
- to provide a basis for monitoring and reviewing the performance and
success of the City Centre.
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| Objectives |
| 15.1.3 |
The Council will continue to help create and sustain a City
Centre that: - |
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- ˇ is alive and vibrant both day and night, with a range of different
uses and activities;
- is repopulated by a 'balanced' and 'active' community;
- is safer, more accessible, healthier, welcoming and attractive to
all;
- offers a top quality shopping, cultural and leisure experience;
- is committed to academic excellence and life-long learning;
- meets the needs of businesses, investors, and the whole community,
and builds upon the strengths of the City's ethnic diversity;
- is a place that both retains strong traditions and also allows opportunities
for innovative new development.
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| Strategy |
| 15.1.4 |
The Council considers it is essential to improve the competitive
performance of Wolverhampton as a sub-regional centre for retailing, leisure
and employment, particularly in order to: - |
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- meet the competitive challenge from other neighbouring centres (such
as Walsall, Birmingham, and Telford, and Merry Hill);
- strengthen market penetration in the main catchment area;
- prevent further erosion of the catchment area and draw shoppers and
expenditure back to Wolverhampton.
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| 15.1.5 |
There are a number of issues that must be addressed if the
City Centre is to be the focus for the regeneration of Wolverhampton. Essential
elements must be to build upon the Centre's key strengths as a traditional
City Centre whilst addressing key weaknesses, particularly in terms of quality
and choice of major retailers. |
| 15.1.6 |
A diverse and dynamic City Centre is one which: - |
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- meets its sub-regional requirements for retailing, leisure and employment;
ˇ meets the needs of all social and age groups in the City;
- s safe, and attractive to residents, visitors, businesses and investors;
- promotes a high quality image of Wolverhampton as a focus for attracting
investment in the City.
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| 15.1.7 |
The Council accepts that the City
Centre core area (within the Ring
Road) (27)cannot
meet all of these requirements. It is essential that all developments which
attract a large number of users or which contribute to the City's sub-regional
role and to the image and profile of the City should be located within or
on the edge of the City Centre wherever possible. This is consistent with
the sequential test approach set out in Chapter 9: Shopping and the Role
of Centres. |
| 15.1.8 |
Development of key sites on the edge of the core can enhance
the image of the City Centre and the City as a whole if they are part of
a planned and sustainable extension to the City Centre core area, and have
effective links with the core to secure full integration. Many components
of the Wolverhampton Town Centre Action Plan 1995 remain valid and crucial
to the City Centre's health and have been rolled forward into the UDP and
new City Centre Action Plan. Examples already being promoted are the Urban
Village and the Cultural Quarter. A series of independent edge-of-centre
developments would not be appropriate. |
| 15.1.9 |
Main components of the strategy are: - |
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- to continue to give priority to strengthening and creating new development
opportunities within the core area, particularly for shopping (the 'Shopping
Quarter');
- to undertake a planned and sustainable extension to the core area
for specific uses and functions;
- to create a safe, welcoming and easily accessible City Centre;
- to create a townscape of distinction and environmental excellence.
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| 15.1.10 |
Another key component of the strategy is to build upon the
distinctive character and strengths of different areas of the City Centre,
in order to create unique foci for regeneration which reinforce the wider
role of the centre. This has been achieved through the definition of a number
of quarters, each with a particular character and range of functions: - |
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- Shopping Quarter (Primary Shopping Area)
(1)
- Cultural Quarter, inc Artists Quarter.
- University Quarter
- St John's Urban Village
- Chapel Ash ˇ All Saints / Royal Hospital
- Canalside Quarter
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| 15.1.11 |
For each quarter, a vision and set of integrated proposals
has been developed, to regenerate, reinforce and enhance the roles of the
quarter and to create a broad mix of uses and activities which expands the
range of functions within the City Centre as a whole. The boundaries of
the quarters emphasise their close links and overlapping functions. It is
important that each quarter evolves as an integrated active component of
the City Centre. The co-ordinated approach for each quarter offers: - |
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- An integrated way of thinking, critical to a move towards sustainable
development and economic, social, and environmental regeneration;
- An integrated way of resolving the various demands placed on the
City Centre;
- An integrated approach to land-use and transportation issues;
- Opportunities for integrated and co-ordinated public and private
action and investment.
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| 15.1.12 |
The City Centre Inset provides a context for more detailed
Supplementary Planning Guidance contained in the City Centre Action Plan,
the St.John's Urban Village Framework Plan and the Canalside Quarter Implementation
Plan, and detailed Development Briefs for the Royal Hospital Area and other
specific developments sites. In the event of any potential conflict between
the UDP and Supplementary Planning Guidance, the policies as set out in
the UDP will prevail. |
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| Shopping Quarter |
| 15.1.13 |
The Shopping Quarter is characterised by prime shopping locations
such as Dudley Street, the Mander and Wulfrun Centres and Beatties Department
Store, but also includes other traditional shopping streets within the Ring
Road, such as Queen Street, Lichfield Street, Darlington Street and Worcester
Street. Whilst the prime shopping streets are similar in character and function,
other traditional shopping streets lie in areas with very different characters
and overlap with other quarters such as the Cultural Quarter and St John's
Urban Village. |
| 15.1.14 |
The strategy for this quarter is based on enhancing the attractiveness
of the area for shopping through a number of proposals to improve existing
shops and secure new developments. For the purposes
of proposals for retail development and the application of the sequential
test as set out in Policies SH3 and SH4, the Shopping Quarter equates to
the Primary Shopping Area. (2) |
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| Cultural Quarter |
| 15.1.15 |
The Cultural Quarter, located within the Ring Road, forms
the heart of leisure and cultural activities within the City Centre and
will be the focus for future tourism activity. Within this area is the Artists
Quarter, based around Princess Street, Berry Street and Princess Alley.
Parts of the area also fall within the City Centre Conservation Area. |
| 15.1.16 |
Considerable success has already been achieved within the
Cultural Quarter, particularly in respect of the development of the evening
economy. The City Centre has become regionally renowned for quality of entertainment
and venues and safety of visitors. |
| 15.1.17 |
The strategy for this quarter is based on maintaining the
standards that have been set through the evening economy, and expanding
the role and function of the area. With the provision of a wider range of
cultural and leisure activities in the Cultural Quarter, visitors will be
encouraged to mix shopping and leisure or cultural visits in one trip. |
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| University Quarter |
| 15.1.18 |
The University of Wolverhampton City Centre Campus comprises
two sites, north and south. The former lies between Stafford Street and
North Street and houses the Schools of Art and Design and Legal Studies.
North Road and Randall Lines Halls of residence are close by. The City Centre
(south) campus lies within the Ring Road, between Stafford Street and Wulfruna
Street. It houses the main learning and research facilities and the Harrison
Centre, which combines traditional library services with hi-tech access
to the Internet. |
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| 15.1.19 |
The University of Wolverhampton City Centre Campus plays
an important role in the educational, economic and social life of the City
Centre. Its Arena Theatre, for example, is a valuable leisure / arts and
cultural facility, hosting plays and dance exhibitions for local and national
companies, including work by the University's own dance and drama students.
The University's expanding student population also supports the City's economy.
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| 15.1.20 |
The aim for this area is to continue to provide high quality
teaching, learning and research facilities and a high quality campus environment. |
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| Wolverhampton Urban Village |
| 15.1.21 |
The Wolverhampton Urban Village comprises the southern third
of Wolverhampton's City Centre, as defined by the Ring Road, together with
two 'arms', namely Chapel Ash stretching to the west and All Saints / Royal
Hospital area extending to the east. The area contains a mix of secondary
and tertiary retail areas, office accommodation and some enclaves of attractive
old buildings, but much property and land that is not effectively used.
There are currently only small numbers of residential properties in this
area. |
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| St John's Urban Village |
| 15.1.22 |
The St John's Urban Village Quarter forms a key part of Wolverhampton
Urban Village. The area contains the Old Hall Street,
(3) St John's and Worcester Street Conservation
Areas. It also contains an area designated as the 'Learning Quarter'. This
area is based around Old Hall Street and contains the Adult Education Service
headquarters, the City Library and what will shortly become the City Centre
base for the City of Wolverhampton College. |
| 15.1.23 |
The strategy for this historic part of the City Centre is
to bring back vitality through economic and social regeneration. This will
be achieved through the provision of mixed-use development, such as new
houses and flats of mixed tenure, and new shopping, food and drink, office
and other commercial development, capable of generating new employment opportunities.
Within the Learning Quarter the aim is to introduce new innovative learning
facilities that are of national and regional significance. |
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| Chapel Ash |
| 15.1.24 |
The Chapel Ash Quarter is an important part of the City Centre
lying to the west and north-west of the Ring Road and centred on Chapel
Ash commercial area, which was once a thriving Victorian / Edwardian suburb.
The units in this area are small specialist shops and offices providing
services for the City and local needs. They play an important and complementary
role in the functioning of the City Centre. Many of the upper floors are
vacant or under-used. The area includes the Chapel Ash Conservation Area
and parts of the Park and City Centre Conservation Areas. |
| 15.1.25 |
The strategy for this quarter is based on retaining the area
as a focus for speciality shops, and other service activities, together
with associated retail, business, leisure and housing development. |
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| All Saints / Royal Hospital Area |
| 15.1.26 |
The All Saints area forms the eastern part of the Wolverhampton
Urban Village. It consists of a traditional residential area and some large
derelict buildings, including the Royal Hospital buildings and the former
Travel West Midlands Bus Garage. There are a large number of empty houses
and the area suffers from a poor image with a deteriorating housing stock.
Commercial properties abut the Ring Road and some investment has occurred
close to the City Centre. The area forms part of the wider All Saints and
Blakenhall Community Development New Deal for Communities Area (see Policy
S1). A Master Plan is currently being prepared for this area, which will
be adopted as Supplementary Planning Guidance. |
| 15.1.27 |
The strategy for this quarter is to create a sustainable residential
community that compliments and balances new developments in the area, to
improve the quality of life for residents and businesses and to promote
the successful regeneration of the area. |
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| Canalside Quarter |
| 15.1.28 |
The Canalside Quarter lies to the north and east of the City
Centre. The area is dominated by transport infrastructure which presents
strong physical barriers to movement into and within the area and prevents
the development of a coherent character. Major roads form boundaries to
the area e.g. Ring Road St Patrick's and St David's, Cannock Road, and Horseley
Fields and Wednesfield Road bisects the area from east to west. The present
railway line, High Level Station and the Birmingham Main Line canal also
form major boundaries. |
| 15.1.29 |
The strategy for this quarter is based on improving the image
of the area, improving the linkages to and within it and securing the sensitive
refurbishment and re-use of its historic buildings, and the introduction
of sustainable mixed-use canalside development. |
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| General Policy |
| 15.1.30 |
Policies SH21
and SH54
define the role of Wolverhampton City Centre in support of the above strategy
and form the context for the policies and proposals in this Chapter. More
detailed policies and proposals are contained in Supplementary Planning
Guidance, including the City Centre Action Plan. (4) |
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15.2
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City Centre Shopping Strategy
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| Policy CC1: City Centre
Shopping Strategy |
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| The main priorities are:
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| 1. |
To strengthen and create new development
opportunities within the Primary Shopping
Area traditional main shopping
area, defined as the 'Shopping Quarter' (see Policy CC6);
(5) |
| 2. |
2. Development
of the approved mixed use proposals at Raglan Street including
a major foodstore and bulky comparison retail units with strong
links to the Primary Shopping Area, To
identify sites within the Raglan Street area for food and bulky
comparison retail development and within the Royal Hospital
area for bulky comparison retail development, directed
at reinforcing and expanding the role of the Centre (see Policies
CC10, CC11,
SH121
and SH132).
(6) (7)
(8) |
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| 15.2.1 |
Whilst the Strategy for the City Centre is to broaden its
role and promote a variety of uses, retailing and associated services are
likely to remain the dominant function. The ultimate success of the City
Centre and its vitality and viability will depend upon the attractiveness
of the Centre as a shopping destination. Therefore, it is vital that the
City Centre maintains and enhances its retail role. |
| 15.2.2 |
The attractiveness of the retail quarter for shopping will
be enhanced through a number of proposals to improve its existing shops
and to secure new developments (see Policy CC6). |
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15.3
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City Centre Business and Employment
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| Policy CC2: City Centre
Business and Employment |
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| The main priorities are:
- |
| i. |
To strengthen and diversify the City's
economic base to the benefit of all its residents and businesses
and to safeguard and create new jobs; |
| ii. |
To balance economic regeneration with
social and environmental objectives. |
| The key policies and proposals
are to: - |
| (i) |
New Office development |
- Continue to focus office development in the City Centre;
- Encourage the provision of good quality office space
in the City Centre particularly within the Ring Road;
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| (ii) |
Vacant office space |
- Encourage the conversion and refurbishment of redundant
/ outmoded office space subject to
Policy B7 (9) for
other uses e.g. residential, subject
to car parking and amenity considerations; (10)
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| (iii) |
Existing industrial areas [Map
15/6] |
- Consider alternative uses for vacant / obsolete sites
and buildings within existing industrial areas, (such as
the Blakenhall area), which are not within any Quarter subject
to Policy B10, providing
the following criteria are met
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| a) |
It can be demonstrated that continued
industrial use is not economically viable; |
| b) |
Demand can be demonstrated for other
uses more appropriate to maintain the role of the City Centre,
such as residential, offices and Leisure; and |
| c) |
The proposed
uses do not conflict with other UDP Policies. (11) |
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| 15.3.1 |
The office market in Wolverhampton has declined over the
past few years. The most severe impact has been within the Ring Road. Conditions
are such that speculative office development is unlikely and the refurbishment
of existing offices is unviable. Although demand for office space particularly
within the Ring Road is low at present, good quality facilities are still
desired. Generally the demand is from local businesses wishing to expand
or new businesses setting up in the area. This is likely to continue, particularly
for small-scale office users. There are opportunities to use existing redundant
or outmoded office space for other uses such as residential, for example
within St John's Urban Village. |
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| 15.3.2 |
The boundaries of the Waterloo
Professional Quarter could be extended to meet the demand for small scale
offices Office activity in the Waterloo Road
area of the City Centre could be intensified, possibly through the
conversion of existing properties in Chapel Ash in the shorter term or the
attraction of a major single occupier in the medium to long term. The St
Johns Urban Village could also cater for the demand for small-scale offices,
through the refurbishment of existing buildings or new development. (12) |
| 15.3.3 |
With respect to large-scale office development this is realistically
only likely to take place on a pre-let basis. Generally larger enquiries
of a design and build nature are looking to the south of Birmingham along
the M42 corridor. There is a need however to ensure that sites are available
on high profile / high quality locations close to the Ring Road to attract
such development. Such development can also assist in providing the mix
of uses necessary to extend the City Centre into wider areas such as the
Canalside Quarter. |
| 15.3.4 |
Providing living accommodation in or close to the City Centre
encourages walking to work and also make a significant contribution to the
available housing stock. (For example, by the conversion of vacant office
space or space above shops to residential flats). A balanced approach will
be needed, however, to ensure that future office space requirements and
job opportunities are not prejudiced. |
| 15.3.5 |
The decline in traditional manufacturing industries has resulted
in areas of derelict land and empty industrial buildings mainly within established
employment areas on the periphery of the City Centre, for example the Canalside
Quarter and Blakenhall area. It is recognised that these areas could be
regenerated to once again provide an important economic and employment role.
If buildings in such areas become obsolete or are not suitable for re-use
or conversion for industrial growth sectors, then alternative uses should
be considered for both buildings and sites. |
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15.4
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City Centre Housing
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| Policy CC3: City Centre
Housing |
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| The main priorities are:
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| 1. |
To encourage the retention of existing
housing, wherever possible, and to improve the quality of the
living environment as the opportunity arises; |
| 2. |
To continue to promote new and refurbishment
housing schemes, particularly within Wolverhampton Urban Village,
as part of a sustainable mix of uses. |
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| Urban
Village Principles |
| In order to create a sustainable
City Centre urban
village environment, the following principles will be
applied to new residential development: (13) |
| a) |
Promotion of Living Over The Shop schemes
and the conversion of under-used or vacant non-residential buildings
to residential use, where this will create a satisfactory living
environment; |
| b) |
Encouraging mixed use development;
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| c) |
Securing consistently high quality of
design; |
| d) |
Promoting high density development -
at least 40 - 50 dwellings
per hectare and more and
over 100 dwellings per hectare in appropriate locations;
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| e) |
Provision
of minimal car parking areas to encourage sustainable transport
- maximum 1 parking space per dwelling; (14) |
| f)
d) |
Achievement of 20% affordable housing
and a variety of housing types across the City Centre, to help
create a mixed community; |
| g)
e) |
Securing contributions towards recreational
open space, public realm improvements and supporting facilities.
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| 15.4.1 |
In the recent past there were significant areas of housing
in and around the City Centre, but much has been lost through clearance.
The enclaves of housing that remain are often characterised by a poor quality
environment. However, as "urban" living in high density, high quality City
Centre flats becomes increasingly popular, Wolverhampton City Centre is
once again becoming a place where people wish to live. A number of high
quality residential schemes are currently being developed such as Princess
Lofts in the Cultural Quarter and Redrow Homes scheme in the Canalside Quarter. |
| 15.4.2 |
The Council is promoting the development of an urban village
within the City Centre (the Wolverhampton Urban Village). The aim is to
create a living heart to the City, re-populated with a well balanced community
and characterised by a mix of land uses designed to be compatible and complementary,
recapturing many of the traditional benefits of urban living. Residents
of the City Centre will benefit from proximity to major public transport
routes, jobs, services, leisure facilities and the regenerated canalside
area. In return, residential development will stimulate the regeneration
of the City Centre by creating a thriving, mixed use environment and bringing
under-used and derelict land and buildings, many of historical importance,
back into effective use. Residential development will also be encouraged
in the rest of the City Centre, subject to other UDP policies. |
| 15.4.3 |
There are now 60 residential
units within the Ring Road and many more are planned. (28)
Details of larger proposal sites and estimates of the capacity of smaller
sites are provided under Policies CC7 to CC12 and in the Housing Chapter
and Housing Background paper. "Living Over The Shop" schemes have been highly
successful in the City Centre, and the conversion of under-used or vacant
office space and floors above shops to flats will continue to be supported
and facilitated. |
| 15.4.4 |
In order to meet housing needs, the aim is to achieve a balance
of 20% affordable housing and 80% market housing across the City Centre,
and a mix of housing types, although flats are likely to predominate. To
maximise the use of land in this highly accessible location, high densities
and minimal parking provision will be encouraged. As limited private amenity
space will be provided on City Centre housing developments, it is particularly
important that contributions are secured towards public realm improvements
and the creation of new recreational open space. Contributions towards supporting
facilities, such as small food shops, cafés and leisure facilities, will
also be encouraged, where appropriate. |
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15.5
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City Centre Environment
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| Policy CC4: City Centre
Environment |
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| The main priorities are:
- |
| i. |
Creating the right image; |
| ii. |
Achieving high standards of design in
new development; |
| iii. |
Creating a pleasant, clean, safe and
well-maintained pedestrian environment for residents, workers
and visitors. |
| The key policies and proposals
are: - |
| Squares / Open Spaces |
| i. |
To encourage the creation of new urban
spaces as part of new development or redevelopment schemes;
|
| ii. |
To designate new public town squares
or green spaces, for example at High Level Station, and Royal
Hospital; |
| iii. |
To retain and encourage better use
of existing squares, such as the Civic Centre Piazza, and seek
redesign of these areas; |
| |
|
| City Links |
| i. |
To identify a network of safe, accessible
pedestrian / cycle links between the City's Quarters, and City
Centre generally, and to improve linkages to open spaces and
squares; |
| ii. |
To investigate ways in which connections
across the Ring Road could be improved and examine opportunities
to provide safe, convenient surface level pedestrian links to
and from the City Centre and the Quarters, such as Royal Hospital
and the approved development proposals
in the Raglan Street area; (29) |
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| Key Gateway Sites and Approaches |
| i. |
To promote higher standards in the design
of new developments on key gateways sites and approaches to
the City Centre. |
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| 15.5.1 |
Wolverhampton City Centre is a densely developed area with
very few urban spaces. The creation of new urban spaces by developers is
seen as important to the health and vitality of the City Centre. Potential
new Town Squares have been identified at Markets Phase II development, Low
Level Station, Royal Hospital and as part of the Raglan Street redevelopment
scheme. New green open spaces / pocket parks will also be created alongside
the canal. |
| 15.5.2 |
Existing squares such as the Civic Centre Piazza could be
redesigned to provide a venue for events and activities, themed festivals
and promotional events in association with the evening economy, if appropriately
marketed. |
| 15.5.3 |
The Council's vision is to encourage and achieve good design
throughout the City Centre, not just within the Conservation Areas and along
major roads but also on key gateway sites and approaches. Good design can
enhance the quality of people's everyday lives, help achieve sustainable
development, attract business and investment and reinforce civic pride. |
| 15.5.4 |
Creating an attractive, convenient and safe pedestrian environment
is extremely important, particularly in determining how well the City Centre
functions commercially and as a living environment. Identifying safe and
accessible links between the City, its Quarters and beyond is necessary.
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15.6
|
City Centre Access and Mobility
|
| Policy CC5: City Centre
Access and Mobility |
| |
| The main priorities are:
- |
| i. |
Supporting the economic, social and
environmental regeneration of the City Centre; |
| ii. |
Improving the public transport system; |
| iii. |
Improving facilities for people changing
between different modes of transport; |
| iv. |
Exploiting key development opportunities
and strengthen pedestrian access between the City Centre and
key development sites outside the Ring Road; |
| v. |
Improving environmental conditions,
including safety, to encourage people to walk and cycle; |
| vi. |
Improving facilities for the mobility
impaired and families with young children; |
| vii. |
Giving priority to car parking for
shoppers and visitors to the City Centre; |
| viii. |
Providing new and expand Park and Ride
facilities to support the City Centre. |
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| The key policies and proposals
are: - |
| (a) |
Access and Interchange |
| i. |
To improve access to High Level Station
for pedestrians, buses, taxis and cycles and provide potential
for future extension to Metro services, and to provide better
integration between transport modes and environmental and regeneration
benefits to the Canalside Quarter; |
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| (b) |
Midland Metro |
| i. |
To investigate the feasibility of extending
Metro Line 1 to better serve the City Centre; |
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| (c) |
Car Parking |
| i. |
To ensure the provision of high quality,
convenient and secure public short stay car parks; |
| ii. |
To develop a co-ordinated City Centre
car parking strategy for the use of sites outside the Ring Road
for long-stay / employee parking; |
| iii. |
To develop a strategy that considers
appropriate charges to encourage efficient use of all car parks
and provide good parking for those visiting the City for shopping
or leisure purposes; |
| iv. |
To examine the feasibility of introducing
residents parking schemes in the City Centre, in particular
within St John's Urban Village; |
| v. |
To investigate the provision of permanent
Park and Ride sites on the edge of the City Centre, linked to
Bus Showcase, the Rail network and Midland Metro; |
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| (d) |
Development Schemes |
| i. |
To examine opportunities through development
schemes for further public short stay car parks and public transport
facilities to serve the City Centre; |
| ii. |
To seek developer contributions towards
the provision of new public car
park spaces, and / or public transport proposals, where car
parks have been developed; (30) |
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|
| (e) |
Development opportunities |
| i. |
To adopt a phased approach to the development
of existing car parks in the City Centre identified on the City
Centre Inset Map, in particular St John's Urban Village, in
order that the effects of the closure of each car park can be
monitored and then inform the decision on subsequent phases,
and provision of new car park spaces. |
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| (f) |
Walking and cycling |
| i. |
To develop a network of safe pedestrian
/ cycle links between the Quarters and the Shopping Quarter
and City Centre generally and the surrounding neighbourhoods.
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| 15.6.1 |
Wolverhampton is a sub-regional centre for shopping, business,
work and increasingly leisure activities. Good access and mobility for all
is important to the continued vitality and viability of the City Centre,
and to the commercial success of local businesses. A sustainable transport
system needs to reflect this role and support the economic revitalisation
and regeneration of the City Centre. |
| 15.6.2 |
The Council's approach to access and mobility is based upon
'Accessible City' principles which includes providing a sustainable transport
system which offers more choice to everyone, that protects the environment,
provides for future transport needs, and improves people's quality of life.
Enhancing the vitality of the City Centre, through improvements to access,
mobility, image, attractiveness and security are seen as key priorities. |
| 15.6.3 |
An effective transport system is vital to the promotion of
a vibrant economy, healthier environment for living and to ensure better
access and mobility for all. An important part of the strategy is to increase
the range of transport choices and improve the quality of what is available,
in line with Government Guidance. |
| 15.6.4 |
The railway station is an important hub for services, especially
for those who need to change trains between Shropshire and stations to the
south. The bus station serves a wide area and provides a stopping point
for national coach services. The Metro Line 1 provides an important link
to Birmingham. The City's transport system needs to reflect its role in
terms of the level and quality of the services provided. |
| 15.6.5 |
The provision of high quality, convenient and secure car parks
is essential to support the vitality and viability of the City Centre. Opportunities
to provide further short stay car parks will be examined within the context
of City Centre development proposals. A strategy that considers appropriate
car parking charges to encourage the more efficient use of all City Centre
car parks will be developed. |
| 15.6.6 |
The development of some existing surface car parks is essential
to the implementation of the St John's Urban Village. A phased approach
will be taken to the development of these car parks in order that the effects
of the closure of each car park can be monitored and then inform the decision
on subsequent phases, and provision of new car parking spaces. |
| 15.6.7 |
An important part of the overall strategy is the provision
of Park and Ride sites to serve workers, shoppers and other visitors to
the City. These will need to have good public transport services. There
may be suitable sites to serve the City located within the Canalside Quarter
or the other major opportunity development sites outside the Ring Road.
Park and Ride site in more strategic locations on the edge of the City are
also being investigated to encourage people to switch from their car to
either bus, train, or tram for the remaining most congested part of their
journey. Locations will be sought on the edge of the City, linked to Bus
Showcase and the Rail network. |
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15.7
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Shopping Quarter
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| Policy CC6: Shopping Quarter
(Primary Shopping Area) (15) |
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| The main priorities are:
- |
| i. |
The Shopping Quarter, as defined on
the City Centre Inset Map [Map
15/8], will continue to be the main focus for retailing
activity and the attraction of investment into the City Centre; |
| ii. |
The Shopping Quarter will be strengthened
through consolidation, improvement, and creating new development
opportunities. The different areas of the Shopping Quarter will
be clearly defined, to emphasise and strengthen their differing
roles, to expand the choice, variety and quality of shopping;
each area to have different attractions, but all to have strong
links. One element will be the promotion and control of uses
and activities. |
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| The key proposals are: - |
| (a) |
New Shopping Development |
| i. |
Victoria Street / Bell Street / Cleveland
Street / Temple Street areas |
| Retail led development including
the possibility of a department store in the area bounded by
Victoria St / Bell St / Cleveland St / Temple St / Snow Hill;
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| ii. |
Darlington Street |
| Mixed-use development site
(which could include non-food retail)
and public short-stay car parking; (31) |
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| (b) |
Other Shopping Development |
| iii. |
School Street |
| Development
of Markets Phase 2, including completion of the new Town Square
with new retailing and housing development. Other selective
shopping development and refurbishment schemes and arcades will
be encouraged; (16) |
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| (c) |
Frontage Use (Control of Non-A1 uses) |
| Retaining and improving
a variety of A1 (Shop) uses in the Shopping Quarter is important
to the future vitality and viability of the City Centre. Controls
over changes to frontage uses are therefore required to ensure
that the number, type and range of retail (A1) shops is maintained
and strengthened. It is also recognised that other uses such
as A2 (Financial and professional services) and A3 (Food and
drink) uses have a key role but their location must be controlled
to maintain a healthy mix of uses. The following types of frontage
are therefore defined where permission for Non-A1 uses will
need greater justification
not be permitted: (25)
|
| i. |
Primary Frontages - where such uses
would constitute generally more than 30% of the number of units
in each retail frontage or exceed 30%
of frontage length; |
| ii. |
Secondary Frontages - where such uses
would constitute generally more than 50% of the number of units
in each frontage or exceed 50% of
frontage length (25) |
| iii. |
In addition to the above, Mixed Use
Activity Frontages have been defined where there is no set percentage,
although it will be important to retain a certain element of
retailing. Ground floor uses must be able to attract significant
number of customers, generate street level activity, and incorporate
attractive and lively window displays. |
| The individual frontages
within each frontage category referred to above are listed in
Appendix 5. [Maps
15/11, 15/12,
15/13] |
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| 15.7.1 |
While much of the focus remains on improving the Shopping
Quarter and securing new developments within it there is a need to secure
appropriate additional retail development as close as possible on the edge
of the Quarter. |
| 15.7.2 |
The sequential approach has been applied in respect of food
and non-food and other uses such as leisure and offices, and in accordance
with Policies SH32,
SH43 and
SH54. (17)
One of the important requirements is to ensure that these retail sites,
as part of mixed use developments, have strong and attractive pedestrian
links with the Shopping Quarter and a high degree of accessibility by all
modes of transport. |
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15.8
|
Cultural Quarter
|
| Policy CC7: Cultural Quarter |
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| The Cultural Quarter, as
defined on the City Centre Inset Map, will continue to be the
focus for leisure, cultural and artist activities in the City
Centre. The role and function of the Quarter will be maintained
and expanded. The creation of new jobs and businesses within
the Artist's Quarter area is seen as a priority. |
| The key proposals are: - |
| i. |
Princess Alley - Further opportunities
for the conversion and re-use of vacant upper floors to artists
workspace / studios, craft workshops or arts / culture related
uses; |
| ii. |
Piper's Row - Mixed uses including public
car parking. |
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| 15.8.1 |
The area contains many historic and architecturally important
buildings. The sensitive refurbishment and re-use of these buildings for
arts / cultural activities, particularly those which form landmarks or gateway
features, will be encouraged. |
| 15.8.2 |
The Council wishes to encourage a wide range of quality leisure,
cultural and educational activities at different times of the day and evening,
which appeal to all members of the community and complement the existing
shopping facilities. The development of the Artists Quarter as an area for
artists will support the already established leisure and cultural activities
in the City Centre, and provide valuable new job opportunities. |
| 15.8.3 |
The surrounding area's existing leisure and cultural facilities,
the range of buildings suitable for use, and the convenient access to the
bus and rail station, means that the area is ideally suited to an increase
in these kind of activities. |
| 15.8.4 |
The environment of the area will be maintained and enhanced
to include upgrading of key pedestrian routes through and to other parts
of the City Centre. The creation of new quality public spaces, and improvements
to existing squares and sitting areas to increase their usage will be investigated.
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15.9
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University Quarter
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| Policy CC8: University Quarter |
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| The University's City Centre
campus will continue to play a key role in supporting the City's
and region's economy and assisting social regeneration. |
| The key proposal is: - |
| i. |
To implement further phases of the University's
Master Plan. |
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| 15.9.1 |
Since gaining University status in 1992 the University of
Wolverhampton has gone from strength to strength. There are over 22,000
students, studying over 300 undergraduate and post-graduate courses ranging
from traditional areas, such as history and law, to cutting edge disciplines,
including virtual reality and e-commerce. The University has developed a
Master Plan (the New Horizons Project) which will strengthen its position
as one of the best Regional Universities in the United Kingdom. |
| 15.9.2 |
The first phases of the Master
Plan, including the Millennium Building housing
state of the art teaching and specialist accommodation and
a new lecture theatre and a library extension are
now complete, is nearing completion.
A dedicated exhibition area is also to be provided, together with social
learning space and catering facilities. Further phases of the Master Plan
are proposed to enhance and improve the University's facilities. The City
Centre campus will see a major refurbishment over the next seven years,
to include some of the best study facilities available in the United Kingdom.
(32) |
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15.10
|
St. John's Urban Village
|
| Policy CC9: St. John's Urban
Village |
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| The St John's Urban Village
area, as defined on the City Centre Inset Map, will continue
to be the focus for housing-led mixed use redevelopment in the
City Centre. The provision of complementary supporting facilities
is seen as essential to sustainable development objectives. |
| The Learning Quarter will
provide the focus for future investment in learning facilities
in the City. |
| The key proposals are: - |
| i. |
Development
of a new market square, together with new housing and shops
fronting onto the square. New flats are proposed and ground
floor uses include shops and a café. (33) |
| ii. |
Little Brickiln Street / Worcester Street
- redevelopment of area for high quality mixed-use development
including provision of new landmark building at the entrance
to the City along Worcester Street. This will provide ground
floor shops and restaurants with housing above. The remainder
of the block will be developed mainly for new housing in a mix
of new development and refurbishment. Part of the new housing
will be flexible live-work space. |
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| iii. |
Worcester Street / Church Street / Temple
Street - redevelopment of the area for high quality housing,
together with some ground floor retail use on the corner of
Temple Street and Worcester Street. |
| iv. |
Learning
Quarter, Old Hall Street (Phase 1) - Development of 30 supported
housing units for young people and associated training facilities.
(18) [Map
15/18] |
| v. |
Learning
Quarter, Old Hall Street / Bilston Street (Phase 2) - Refurbishment
of existing Wolverhampton Adult Education Service (WAES) building
and development of new purpose built facility fronting Bilston
Street to provide a Further Education and Life Long Learning
facility. (24) [Map
15/19] |
| vi. |
Learning Quarter (Phase 3), Old Hall
Street Area - Extension to Central Library and creation of a
major resource and learning facility in conjunction with WAES,
City of Wolverhampton College and University of Wolverhampton,
providing a major IT based information node. |
| vii. |
Sainsbury's site, St George's Parade
- re-use / redevelopment of the existing foodstore site for
mixed uses, including a smaller replacement foodstore.
This site could also accommodate bulky goods retailing post
2007 if sufficient capacity can be identified principally as
a result of the permitted Bentley Bridge proposals not be developed;
(19) [Map
15/5] |
| viii. |
School Street - redevelopment of existing
car park for mixed uses including an element of housing, with
potential for retail use on the ground floor. |
| ix. |
Marshalls Building, Pool Street –
sensitive reuse and scope for partial redevelopment of the former
Sunbeam factory for mixed uses including housing. Redevelopment
of existing employment uses adjacent to Arklow Street for business
/ commercial uses. (20) [Map
15/7] |
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| 15.10.1 |
The immediate area surrounding St. John's Church within the
Ring Road is at the heart of the Wolverhampton Urban Village. The existence
of established areas of heritage and character, such as St. John's Square
and the Markets, complemented by the regeneration of key development sites,
will help to create a vibrant and exciting place to live, do business, shop
and relax. A mix of new build, refurbishment and sensitive re-use of the
area's historic buildings is planned, together with a series of environmental
improvements which will make the area more pedestrian-friendly. There are
also plans to provide complementary community, leisure, cultural, commercial
and life long learning facilities within the urban village. Linking developments
to the shopping core to ensure the overall viability of the City is seen
as a key component to the successful regeneration of the area. |
| 15.10.2 |
In Wolverhampton and the Black Country, learning is fundamental
to economic and social regeneration. Traditional approaches have had limited
success in increasing participation, addressing basic skills and encouraging
progression to higher education. In Wolverhampton there is both the opportunity
and commitment to create a new approach for the sub-region, which would
be of national importance. The Learning Quarter will be the focus for this
approach through the redevelopment of sites to provide new accommodation
for the introduction of innovative, multi-agency learning initiatives. Development
proposals should conform with the Old Hall Street Written Statement and
Master Plan and reflect the urban design principles laid down in the St
John's Urban Village Framework Plan. |
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15.11
|
Chapel Ash
|
| Policy CC10: Chapel Ash |
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| The Chapel Ash Quarter,
as defined on the City Centre Inset Map [Map
15/10], will continue to provide an important local and
specialist shopping function. It will continue to be the focus
for speciality shops, and other service activities together
with associated retail, business, leisure and housing development. |
| The key proposals are: - |
| i. |
Development of
the approved high quality mixed use scheme at Raglan Street
including a retail foodstore, bulky comparison retail uses,
housing and leisure with strong links to the Primary Shopping
Area Redevelopment of the
Raglan Street area for high quality mixed-use development including
a retail foodstore, housing, leisure and bulky comparison retail
uses; (21) [Map
15/15] |
| ii. |
Redevelopment of Birch Street car park
for offices and community uses, with existing car parking spaces
retained or replaced elsewhere. |
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| 15.11.1 |
The Quarter as a whole has a diversity of uses with business
and commercial activity being the principle use; for example it contains
one of the City's largest private sector employers Wolverhampton and Dudley
Brewery. It also has significant areas of housing, for example terraced
housing in Compton Road, Tettenhall Road, and large attractive houses overlooking
West Park. |
| 15.11.2 |
On the whole the area has a unique character and has the potential
to be a distinctive Quarter within the City Centre. The area has suffered
high traffic volumes and poor pedestrian links into the City Centre. Some
progress has been made to improve pedestrian links to the City Centre through
the provision of surface level crossings at Penn Road and Chapel Ash Islands,
and Wolverhampton and Dudley Breweries have made significant improvements
to rear servicing on the north side of Chapel Ash. |
| 15.11.3 |
The provision of a wide, rich and vibrant range of land uses
will be encouraged to improve the areas vitality and viability. A large
part of the Quarter lies within Wolverhampton Urban Village. New housing
development is envisaged and will be expected to embrace Urban Village design
principles. Important businesses such as the Brewery will continue to be
supported. The Council is seeking to attract and sustain private sector
investment and the provision of sustainable housing, shopping, leisure and
cultural activities. |
| 15.11.4 |
Improvements to the public realm environment and linkages
both into and through the area, especially for pedestrians and cyclists,
are considered important. The sensitive re-use of the areas historic buildings
is sought together with the enhancement of the Chapel Ash Conservation Area.
These are key elements underpinning the regeneration of the area. |
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15.12
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All Saints / Royal Hospital Area
|
| Policy CC11: All Saints
/ Royal Hospital Area |
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| The All Saints / Royal Hospital
area, as defined on the City Centre Inset Map [Map
15/9], will be developed for a mix of uses, including a
substantial element of housing as a key ingredient. Other uses
should include leisure (heritage uses, education, hotel, conference
and trade centre), community facilities (including health),
businesses (such as offices, small workshops and studios) and
local shops. |
| The key proposals are: - |
| i. |
Royal Hospital / Bus Garage - Redevelopment
and re-use in accordance with the
approved Development Brief and Urban village principles
for of
high quality mixed uses, but excluding
large scale retail in multi-functional buildings,
including bulky comparison retail uses. (22) |
| ii. |
Gordon Street / Granville Street -
Redevelopment in accordance with the approved Master Plan for
high quality private housing at 'urban' density. |
| iii. |
St George's Ringway - Redevelopment
in accordance with the approved Development Brief for mixed-use
development, including commercial / business and housing uses. |
| iv. |
Oxford Street car park - Redevelopment
for mixed uses, commercial / business, including an element
of housing, with existing car parking spaces to be retained
or relocated elsewhere. |
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| 15.12.1 |
Despite its decline in the recent past the area still retains
an active community committed to its enhancement and regeneration. Key aims
are to improve residents' quality of life and the area's image. The Council
declared the All Saints Residential Neighbourhood a Housing Renewal Area
in 1992. The All Saints Action Network (ASAN) is developing community involvement
in the regeneration process. The All Saints area is an area of focus within
the Single Regeneration Budget Round 3 and the New Deal for Communities
programme. A Master Plan is currently being prepared for the wider All Saints
and Blakenhall Community Development (ABCD) New Deal for Communities Area
(see Policy S2). There is an approved development
brief for the Royal Hospital / Bus Garage site. (34) |
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15.13
|
Canalside Quarter
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| Policy CC12: Canalside Quarter |
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| Within the Canalside Quarter
area, as defined on the City Centre Inset Map, comprehensive
economic and physical regeneration is envisaged. A wider range
of sustainable land uses and activities such as leisure, housing
and workshops, taking advantage of canalside development opportunities,
will be sought. Improved linkages both into and through the
area, especially for cyclists and pedestrians, will be required
to secure greater integration with the rest of the City Centre.
The areas historic buildings and features will be retained,
refurbished and sensitively re-used. |
| The key proposals are: - |
| i. |
Springfield Brewery and adjoining land
- Residential led mixed-use refurbishment and redevelopment,
with some leisure / business elements; |
| ii. |
Land at Grimstone Street / Culwell Street
- Residential development [Map
15/16]; |
| iii. |
Low Level Station - Mixed
use scheme incorporating cCommercial
leisure, business and residential uses
use including the sensitive
refurbishment and re-use of the historic buildings; (23) |
| iv. |
Land at Albion Street / Horseley Fields
- Mixed-use scheme including residential and commercial / business
/ workspace uses; |
| v. |
Former Royal Mail site Horseley Fields
- Mixed-use housing development possibly linked to High Level
Station. |
| vi. |
Old Steam Mill, Corn Hill - Sensitive
refurbishment and re-use of building for workspace or residential
use. |
| vii. |
Albion Mill, Albion Street - Sensitive
refurbishment and re-use of building for residential or workspace
use. |
| viii. |
Lime Kiln Wharf / Commercial Wharf
- Redevelopment for industry / workshops and canal related uses.
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| 15.13.1 |
The Canalside Quarter is an area of considerable potential
with opportunities for a wide range of regeneration initiatives, building
on its historic industrial and transportation character and infrastructure
and its location on the edge of the City Centre. However at present it suffers
badly from a spiral of economic decline, with a lack of investment, site
and building dereliction, poor environmental quality and inadequate linkages
both within and into the area from the City Centre. The perception of the
area is poor in terms of investment, environment and safety. |
| 15.13.2 |
Improving the image of the area to create a strong and positive
sense of place and identity will be a priority. This will include improvements
to the public realm environment, including enhancing the streetscape and
street furniture, the canal and canalside environment. |
| 15.13.3 |
The area's proximity to the railway station and transport
interchange will be built upon and the strategic role for High Level Station
will be enhanced. There are considerable opportunities for future change
and improvement in this area. |
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| REASONS FOR PROPOSED CHANGES |
| 1 |
In response to objection 150/664 |
| 2 |
In response to objection 150/664 |
| 3 |
In response to objection 140/585 |
| 4 |
For clarification |
| 5 |
In response to objection 150/664 |
| 6 |
In response to updated information |
| 7 |
In response to objection 195/951 |
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| 8 |
For clarification |
| 9 |
In response to objection 136/524 |
| 10 |
In response to objection 136/537 |
| 11 |
For clarification |
| 12 |
For clarification |
| 13 |
In response to objection 122/435 |
| 14 |
For clarification |
| 15 |
For clarification |
| 16 |
In response to updated information |
| 17 |
For clarification |
| 18 |
In response to updated information |
| 19 |
In response to updated information |
| 20 |
In response to objection 88/251 |
| 21 |
In response to updated information |
| 22 |
In response to updated information |
| 23 |
In response to objection 90/260 |
| 24 |
In response to updated information |
| 25 |
For clarification |
| 26 |
To conform with changes to Policy H10 / section
13.10 regarding Housing Density in response to objections 99/322, 136/531,
150/681 and 154/699 |
| 27 |
For clarification |
| 28 |
In response to updated information |
| 29 |
In response to updated information |
| 30 |
For clarification |
| 31 |
In response to updated information |
| 32 |
In response to updated information |
| 33 |
In response to updated information |
| 34 |
For clarification |
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